Guides for foreign buyers in Thailand — ownership, taxes, visas, Phuket areas, and the practical buying process. A catalogue like Cian.
How to buy property in Phuket as a foreigner — areas, prices, ownership structures, lifestyle, and west coast vs east coast buying differences.
Every step of buying property in Thailand as a foreigner — due diligence, contracts, deposits, Land Office transfer, post-purchase admin.
Thailand's foreign ownership rules in 2026: condos, land, leasehold and companies. The 49% condo quota, and where nominee risk starts.
Freehold vs leasehold in Thailand: how each one works, what the Supreme Court now says about lease renewals, and which structure fits you.
More than 3,000 people in the Khok Tanod community in Chalong, Phuket, face eviction lawsuits over land a private party claims to own. On 21 September 2026 they asked the province for help, and officials said they cannot overturn the courts.
In Bangkok and five nearby provinces, new condo sales rose 19.5% year on year in Q2 2026 while new house and townhouse sales fell 11.4%, the Real Estate Information Center (REIC) reported on 22 September. At the current pace, condo stock would sell down in about 39 months and low-rise stock in about 67. Developers cut low-rise launches 28.6%.
EXAT has sent a revised design for the Phuket expressway to the Ministry of Transport, with the Phase 1 tunnel narrowed from 17 m to 14 m. The revised plan is expected to go to Cabinet around December 2026, construction is planned from October 2027, and opening is targeted for October 2031. The revised design and the new timetable still await a Cabinet decision, and no contractor has been chosen.
Entry rules, visa exemptions, and the practical path from a first visit to living in Thailand.
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Phuket's major international schools, mapped by district and commute. Compares Bang Tao/Cherngtalay against Rawai/Chalong, Phuket's two family clusters.
Thailand's visa exemption stamp: 60 days per entry until 14 September 2026, 30 days from 15 September under the Royal Gazette notifications of 31 August; who qualifies, the one extension, what it does not allow.
The immigration admin to track after moving to Thailand — who files TM30, when 90-day reporting applies, and when to protect a stay with re-entry.
The 180-day count that follows your move to Thailand, how it differs from the 90-day immigration report, and what to check before wiring purchase money.
The short version of buying property once you've already rented a year, opened a Thai bank account, and checked your tax-residency status.
Foreign ownership rules, freehold and leasehold, company structures, contracts.
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What foreigners need to open a Thai bank account — eligibility by visa type, required documents, the branch process, costs, and why property buyers need one.
How Thai property passes to foreign heirs in 2026: condos, leasehold, company-held homes, what happens to inherited land, and why a Thai will matters.
A Thai company may own land only if it falls outside the Land Code's foreign-company tests. A foreign holding company above it does not change those tests.
How BOI promotion intersects with Thai property — when it allows foreign land ownership, and why it rarely fits residential buyers.
A 30-year lease can be followed by a new 30-year term, but nothing guarantees it — renewal needs a willing owner, a new contract and fresh registration.
How a foreigner can buy a villa in Thailand in 2026: separate land title, building evidence, registered rights, and contract promises.
Transfer day at the Land Office takes a morning. The fee is 2% of the appraised value. Bring the FET, cashier's cheques, and a power of attorney if you will not attend.
Thailand property SPA explained — deposit norms, mandatory clauses for foreigners, off-plan vs resale, and what to negotiate before signing.
How reservation and contract deposits work under Thai law in 2026, when buyers get money back, and what clauses to insist on before signing.
Due diligence checklist for foreign property buyers in Thailand — title verification, encumbrances, seller checks, building debts, off-plan developers.
Thailand's Land and Building Tax Act 2019 for foreign owners — rates, exemptions, the second-home band, why 2026 is the first full-rate year.
Thailand has no separate capital gains tax for individuals — Land Office withholding acts as the de facto CGT. How it works and differs for companies.
How Thai property ownership and bank accounts get reported abroad under CRS and FATCA, and what foreign owners should expect from Thai banks.
How Thailand's 2% property transfer fee works, who pays it, the 0.01% Thai-only 2026–2027 stimulus, and why foreigners pay the full rate.
How Thailand taxes rental income for foreign owners — progressive rates, 30% standard deduction, PND.94 and PND.90 filings, WHT, VAT thresholds.
Off-plan investment risks in Phuket — developer default, completion delays, specification slip, foreign-quota timing, and how to mitigate each.
Phuket developer rental pool and guaranteed-yield programs — typical terms, how guarantees are funded, when they're traps and when they're fair.
Phuket rental yields for foreign investors — gross vs net, short-term vs long-term, cost stack, Hotel Act risk, why headline numbers mislead.
How to model ROI for a Phuket condo — gross yield, cost stack, net yield, capital appreciation, total return. Mechanics over specific numbers.
How branded-residence operator agreements work in Phuket, which brands run product on the island today, and how to verify any developer's track record.
One route is a US$500,000 property investment. Tax perks and stay length sit in the body. Property alone does not grant the visa without the rest of the category rules.
You become a Thai tax resident at 180 days or more in a calendar year. Since 2024, foreign income remitted to Thailand while resident can be taxed.
Built for remote workers. It is not a property visa and does not let a foreigner own land.
Thailand Privilege Visa (formerly Elite) for foreign property buyers — current tiers and costs, what you get, and how it compares to the LTR visa.
Buying property does not automatically grant a Thai visa. Compare the THB 10M investment extension with the THB 3M tourism-certified route.
Layan Beach property guide for foreign buyers — quieter than Bang Tao, concentrated premium villas, structurally constrained supply.
Bang Tao investment property for foreign buyers covers asking prices, Hotel Act rental rules, and ownership routes around Laguna and Cherngtalay.
Patong property guide for foreign investors — highest gross rental yields in Phuket, highest Hotel Act enforcement risk, rarely a personal residence.
Rawai and Nai Harn property guide for foreign buyers — beaches, year-round expat community, schools, and trade-offs of southern Phuket.
Mai Khao and Nai Yang property guide for foreign buyers — Sirinat-protected northern beaches, premium resort developments, who fits this quiet area.
How the Hotel Act 2004 treats Airbnb and daily rentals in Thailand, what's legal in 2026, and the Phuket enforcement that ended the grey zone.
Thailand long-term rental contracts for foreign owners — standard terms, deposit, landlord and tenant duties, eviction, drafting a defensible lease.
Airbnb-style stays under 30 days need a hotel licence under the Hotel Act 2004; a genuine 30-day-or-longer lease generally falls outside it.
Phuket property management fees — short-term and long-term rental, what's included vs extra, villa vs condo cost, how to evaluate operators.
A step-by-step guide to connecting a Beds24 channel manager so your availability, calendar and bookings stay in sync across every booking platform at once.
Wire foreign currency into a Thai bank. They issue this certificate. Bring the original on transfer day. No FET, the Land Office will not put the condo in your name by purchase.
Chanote is fully surveyed, GPS-marked and registered with the Department of Lands. It is generally transferable, subject to encumbrances and legal restrictions.
Thailand's Condominium Act of 1979: how Section 19/2 sets the 49% foreign-ownership quota and how juristic persons manage registered condos.
Thailand's Foreign Business Act 1999 explained — restricted activities, the 49% foreign-shareholding rule, and how it affects property structures.
Nor Sor 3 Gor (น.ส. 3 ก.) explained — what this Thai land title means, how it differs from Chanote, when it's acceptable for foreign buyers.
This is expected — mail scanners open the link automatically before you ever click it, so the link itself does nothing. Open the confirmation page from the email and press the button on it; that button is what actually confirms your inquiry.
Yes — a foreigner can own a condo in Thailand freehold, in their own name, as long as the building still has room in its 49% foreign-ownership quota and the purchase funds arrive from abroad in foreign currency (the FET form).
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