Thailand is one of Southeast Asia’s most desirable places to live and invest — but the rules around property ownership, especially for foreigners, can be complex. If you’re a non-Thai national wondering whether you can own a house in Thailand, here’s a clear breakdown.
✅ Can Foreigners Own a House in Thailand?
Yes — with limitations.
Foreigners are allowed to own a house or building, but not the land it sits on (with very few exceptions). In Thailand, land ownership is heavily restricted for non-Thai nationals.
Breakdown:
| Asset Type | Can Foreigners Own It? | Remarks |
|---|---|---|
| 🏠 House/Building | ✅ Yes | Must be built or purchased legally |
| 🌱 Land | ❌ No (generally) | Can only lease long-term |
🧭 Common Legal Structures Used
| Method | Description |
|---|---|
| 1. 30-Year Leasehold | Lease the land for 30 years (renewable). You own the house but lease the land. |
| 2. Thai Company Ownership | Create a Thai company (must be majority Thai-owned) to buy land. ⚠️ High risk. |
| 3. Thai Spouse Ownership | Thai spouse owns the land; foreigner owns the house. Extra legal paperwork needed. |
| 4. Investment Programs | Foreigners investing ฿40M+ may qualify for limited land lease or use rights. |
🧾 Example: 30-Year Lease Structure
| Asset | Ownership | Legal Basis |
|---|---|---|
| House | Foreign Buyer | Personal ownership of structure |
| Land | Leased for 30 years | Registered lease with Land Office |
💡 The lease can be renewed, but there’s no legal guarantee of automatic renewal.
🛠️ Can You Build Your Own House?
Yes. A foreigner can:
- Buy land via leasehold
- Apply for a building permit in their name
- Construct a house on that leased land
- Register ownership of the house separately
This gives the foreigner legal ownership of the house — but not the land beneath it.
⚠️ What to Avoid
| ❌ Do Not | 🧯 Why |
|---|---|
| Use a “nominee” Thai citizen to hold land title | Illegal and can be voided by Thai authorities |
| Ignore lease registration with Land Office | Unregistered leases over 3 years are unenforceable |
| Assume Thai spouse gives you full control | Land remains the legal property of the Thai spouse |
📊 Summary: What Foreigners Can and Can’t Own
| Property Type | Ownership Allowed? | Notes |
|---|---|---|
| Condo (Freehold) | ✅ Yes (up to 49% quota) | Most straightforward option |
| House/Building | ✅ Yes | Land must be leased or Thai-owned |
| Land (Freehold) | ❌ No (except rare cases) | Long-term lease only |
🧠 Final Advice
If you’re a foreigner and want to own a house in Thailand:
- ✅ Own the house
- 🔄 Lease the land for 30 years (renewable)
- 📑 Register everything properly with the Land Office
- 🧑⚖️ Consult a Thai property lawyer
This setup can give you long-term security, investment potential, and legal peace of mind.
