Buying a Condo in Thailand as a Foreigner: Steps, Fees, Foreign Quota
A foreigner buys a condo in three stages. Bring foreign currency in from abroad and keep the bank's evidence. Show it at the Land Office when the unit is transferred. Pay the 2% transfer fee; the seller pays 3.3% specific business tax. Foreigners together may hold 49% of a building.
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The order matters: money in from abroad first, bank evidence second, transfer at the Land Office third. The fees are a 2% registration fee, 3.3% specific business tax paid by the seller, and stamp duty of THB 1 per THB 200 when that tax is not paid.
The purchase in order
- Send the money in. Bring foreign currency into Thailand, or withdraw it from a baht account of a person resident abroad or from a foreign-currency deposit account. Tell your bank the details of the transaction.
- Keep the bank’s evidence. After the transaction the bank issues you evidence of it. For USD 200,000 or more the bank asks you for supporting documents first.
- Get the no-debt certificate. The officer registers the transfer only when the unit is free of debts. The condominium’s manager must issue the certificate to the owner.
- Transfer at the Land Office. The seller tells the official the foreign owners and their share of the building. You show the evidence of the foreign currency.
- Pay the fees and taxes in the table below.
Steps 1 and 2: the money
The route for a foreign buyer is foreign currency. The evidence must be for an amount not less than the price of the unit.
หรือถอนเงินจากบัญชีเงินฝากเงินตราต่างประเทศในจํานวนไม่น้อยกว่าค่าห้องชุดที่จะซื้อ
…or withdrawal from a foreign-currency deposit account, in an amount not less than the price of the unit to be bought.
Condominium Act B.E. 2522, section 19 ter (5)
A foreigner permitted to reside in Thailand under the immigration law may also hold a unit. That buyer shows proof of the permission at the Land Office.
At the bank, you tell the bank the details of each foreign exchange transaction. At USD 200,000 or more, the bank asks you for supporting documents, unless it has already completed its Know Your Business check on you. The bank issues you evidence after the transaction. For the transfer side of this, see how to send money to Thailand and opening a Thai bank account.
Steps 3 and 4: the Land Office
The seller discloses the foreign owners and the share of the building they already hold. The unit must be free of debts, shown by the condominium’s certificate. The foreign share of the building does not go over the quota.
When the papers are correct and the foreign share does not exceed the quota rate, the official registers the transfer.
Go to the provincial land office, branch or sub-office for the area where the building stands. Offices open Monday to Friday, except official holidays. The stated service hours are 08:30 to 16:30. On your first visit, go to the public-relations officer for advice, a document check and a queue ticket.
Fees and taxes
| Item | Rate | Who pays |
|---|---|---|
| Registration fee on a condominium transfer | 2% of appraised value, minimum THB 20 | Agree it in writing |
| Specific business tax | 3.3% of the higher of appraised value or sale price | The seller |
| Stamp duty | THB 1 for every THB 200, or part of THB 200 | Not charged where the person receiving the payment pays specific business tax |
| Withholding income tax, company seller | 1% of the higher of sale price or appraised value | The company seller |
A sale registered more than five years after the seller acquired the property is outside specific business tax. Ask the seller when the property was acquired before you reserve.
The 49% quota in one paragraph
Foreigners together may hold no more than 49% of the total unit area of each condominium building. The full quota rules are on the foreign condo quota page.
Before you pay a deposit
- Ask the seller for the foreign share already registered in the building.
- Ask for the no-debt certificate from the condominium manager.
- Send the full price from abroad, not less.
- Keep the bank’s evidence of the transaction.
- Agree in writing who pays the 2% registration fee.
- If you will rent the unit out or live there long term, read renting in Thailand and the moving to Thailand checklist.
More guides for settling in are on the living hub.
Step by step
- Send the money in from abroadBring foreign currency into Thailand, or withdraw from a non-resident baht account or a foreign-currency account, and tell the bank the details.
- Keep the bank's evidenceAfter the transaction the bank issues evidence; for USD 200,000 or more the bank asks for supporting documents first.
- Get the no-debt certificateThe condominium's manager issues a certificate that the unit is free of debts.
- Transfer at the Land OfficeGo to the Land Office for the building's area; the seller discloses the foreign owners and their share, and you show the evidence.
- Pay the fees and taxesPay the 2% registration fee; the seller pays specific business tax of 3.3%.
Not confirmed: Who bears the 2% transfer fee between buyer and seller: the fee schedule gives a rate and no payer, so agree it in writing before you pay a deposit. Which bank paper a Land Office accepts as proof of the foreign money: the Act names no form, and the bank issues evidence of the transaction.
Common questions
Can a foreigner buy a condo in Thailand?
A foreigner can hold a unit by bringing foreign currency into Thailand, or by withdrawing from a baht account of a person resident abroad or from a foreign-currency deposit account. Foreigners together may hold no more than 49% of a building.
Do I need documents when I send the money?
For a transaction of USD 200,000 or more, the bank must ask you for supporting documents unless it has already completed its Know Your Business check on you. You always tell the bank the details of the transaction.
What proof of the money does the Land Office want?
The evidence of foreign currency must be for an amount not less than the price of the unit. The bank issues you evidence after the transaction.
How much are the transfer fees?
The registration fee on a condominium transfer is 2% of the appraised value, with a minimum of THB 20. Stamp duty is THB 1 for every THB 200, or part of THB 200, unless the seller pays specific business tax.
Who pays the 3.3% specific business tax?
The seller pays it, on the appraised value or the sale price, whichever is higher. A sale registered more than five years after the seller acquired the property is outside it.
Do I need a certificate from the condominium?
The officer registers the transfer only when the unit is free of debts, shown by a certificate from the condominium juristic person. Its manager must issue the certificate to the unit owner.
Is there a withholding tax on the transfer?
When a company or juristic partnership is the seller, income tax is withheld at 1% of the higher of the sale price or the appraised value. Ask the Land Office what applies to an individual seller.
When is the Land Office open?
Land offices open Monday to Friday, except official holidays, with stated service hours of 08:30 to 16:30.
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General information checked against the sources listed above, not legal advice for your situation. Rules and office practice change; confirm with the immigration office or a licensed adviser before you act. See how guides are checked.
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