5 Must-Knows for Foreigners Buying a Condo in Thailand
5 Things Foreign Buyers Must Know Before Buying a Condo in Thailand (2026 Guide)
PATTAYA, Thailand – 14 November 2026 – Owning a condominium in Thailand is simpler than many foreign buyers expect, once they understand the rules on ownership, overseas funds, transfer and costs. Global Top Group (GTG) has put together five essentials every foreign buyer should know before choosing a condo in Pattaya.
- Freehold ownership under the 49% foreign quota
Foreigners can own a condominium unit freehold, in their own name. The condition is that total foreign ownership in a building must stay within 49% of its total unit floor area. Foreigners cannot own land in their own name, so the condo quota is the main route to freehold ownership. Before you reserve, ask the developer or the building’s juristic person to confirm in writing that foreign quota is still available.
- Your name on the title, which you can resell and pass on
Once the transfer is registered, the condo title deed is in your name. You can later sell or transfer the unit, and it can be passed on to heirs under Thai law. A foreign-owned unit can be mortgaged, but Thai bank loans for foreign buyers are limited, so most foreigners pay in cash or with financing from their home country.
- Funds must come from overseas, in foreign currency
To register a condo in a foreigner’s name, the Land Office needs proof that the money was sent into Thailand from abroad in foreign currency. For transfers of US$50,000 or more, the receiving Thai bank issues a Foreign Exchange Transaction form (FET form, formerly called Thor Tor 3). Smaller transfers are usually covered by a bank credit note. Practical tips:
- Send the money in your own currency and let the Thai bank convert it. Don’t convert to Thai baht before the money arrives.
- State the purpose of the transfer, for example “purchase of condominium unit [unit no.] at [project name]”.
- Ask the bank for certified copies of the FET form and keep them safe. You will need them again if you sell.
- Full payment before transfer
Ownership is transferred at the Land Office only after the full purchase price has been paid. The final balance is normally paid on transfer day, when the title deed is registered in the buyer’s name. Allow several business days for the international transfer and the bank paperwork before booking your transfer date.
- Know the costs: transfer fee and annual tax
- Transfer fee: 2% of the government appraised value. Thailand’s reduced 0.01% rate (to 30 June 2027) applies only to Thai nationals, so foreign buyers pay the standard 2%. Who pays it, buyer or seller, depends on the sale contract.
- Land and Building Tax: a small annual tax on the property’s appraised value, collected by the local authority.
- Running costs: common area fees and a one-time sinking fund are usual for condos.
What about a visa?
Buying a condo does not, by itself, give you the right to live in Thailand. Long-stay options such as the Thailand Privilege visa (formerly Thailand Elite) are a separate, paid membership programme with their own rules.
Featured project: Harmonia City Garden
Harmonia City Garden – Your Everyday Retreat in Pattaya – is a boutique-style condominium in central Pattaya. It combines quiet privacy with the convenience of city life, and suits buyers looking for a home, a holiday base or a long-term investment.
Contact GTG
- TEL: +66 (0)90 741 7417
- Facebook: https://www.facebook.com/GlobalTopProperties
- Instagram: https://www.instagram.com/global_top_group/
- Linkedin : www.linkedin.com/in/global-top-group-pattaya-condominium-developer-113072223
- LINE OA: @globaltopgroup
- Sales office: open daily, 9:00 AM – 6:00 PM. Private viewings by appointment.
Frequently asked questions
Can a foreigner own a condo in Thailand? Yes. Foreigners can own a condo unit freehold in their own name, as long as foreign ownership in the building stays within 49% of total unit floor area.
What is an FET form? A Foreign Exchange Transaction form, issued by a Thai bank as proof that you sent foreign currency into Thailand. The Land Office needs it to register a condo in a foreigner’s name.
How much is the transfer fee for foreign buyers? 2% of the government appraised value. The reduced 0.01% rate is for Thai nationals only.
Do I get a visa if I buy a condo in Thailand? Not automatically. A visa such as Thailand Privilege is a separate application.
Can foreigners own land in Thailand? No, not in their own name. Condominium units under the foreign quota are the main freehold option.
Disclaimer: This article is general information, not legal or tax advice. Rules and fees may change. Please confirm details with a qualified Thai lawyer and the GTG sales team before purchasing.
