Can foreigners buy property in Thailand?
Yes for condominiums and no for land. Foreigners may own a condominium unit outright, provided foreign ownership in the building stays within the 49 percent quota set by the Condominium Act B.E. 2522 and the purchase funds arrive from abroad in foreign currency. Foreigners cannot own land directly, but registered leaseholds and Thai-spouse ownership are lawful alternatives.
The direct route - freehold condominium within the 49 percent quota
The simplest way for a foreigner to own real estate in Thailand is a condominium unit registered in freehold. The Condominium Act caps foreign ownership at 49 percent of the total saleable floor area of the building, verified at the juristic office and again at the Land Office on transfer day. When quota is available and the funds arrive with a Foreign Exchange Transaction Form (FET), the unit is titled in the buyer's own name. See our condo foreign quota guide for the full mechanics.
Land - no direct foreign ownership, and no shortcut through nominees
Direct freehold of land is not available to foreigners under the Land Code. The old workaround was a Thai limited company with 51 percent Thai shareholders. Since 1 October 2025 that route is being actively unwound: the IBAS screening system has flagged more than 21,000 companies, Order No. 2/2568 requires Thai shareholders to prove the source of their capital, and Land Code Section 94 gives the Land Department power to force a sale within 180 days to 1 year. Read the full picture in our nominee company crackdown guide, and see the underlying rules in our Thai property law guide.
The safe alternatives for houses and villas
For a house or villa, a registered 30-year lease under Civil and Commercial Code Section 540 is the honest and enforceable route. The lease is a real property right against successors in title, registration fees are 1 percent plus 0.1 percent stamp duty, and a well-drafted contract sets out renewal, transfer, and inheritance rights. Our leasehold guide walks through the drafting points that matter. A purchase in the name of a Thai spouse is also lawful when the source-of-funds declaration is signed correctly at the Land Office - the alternatives together are the reason a nominee company is never worth the risk.
Money flow and paperwork
For condominium purchases, the FET form (or bank credit advice for smaller amounts) is not optional - it is the document the Land Office asks for at registration, and without it the transfer cannot be recorded in freehold to a foreigner. For all purchases, keep the full paper trail: reservation receipt, sale and purchase agreement, tax invoices, transfer receipts. Our costs guide lays out every fee: 2 percent transfer fee, 0.5 percent stamp duty or 3.3 percent Specific Business Tax, withholding tax, and legal fees.
The buying process, step by step in Cha-Am
The mechanics in Cha-Am mirror the rest of Thailand but the transfer happens at the Phetchaburi Land Office. Viewing, independent lawyer, title search, reservation deposit, contract, then transfer day with all parties present. Our buying process in Cha-Am guide covers the local Land Office practice, expected timelines, and the documents to bring. If purchase funds come in via cash brought into Thailand, note the customs declaration rules covered in our gift declaration guide.
Living in Cha-Am after the purchase
Ownership is only the start. Cost of living, healthcare, schools, and the everyday rhythm of a Thai beach town are what make the investment worthwhile. Our living in Cha-Am guide covers what to expect once the keys are in your hand. Browse current listings on the properties page, or start local research with the Cha-Am overview.