How to buy an apartment in Thailand as a foreigner: a step-by-step guide for 2026

Pattaya Navigator · updated 2026-10-13

General information, not legal or tax advice. Laws, rates and procedures can change and depend on your individual situation; confirm the details with a licensed lawyer or accountant before you buy.

A foreigner can buy an apartment in Thailand as freehold. The main condition is that the apartment must be in a condominium and registered in the foreign quota, and the money for the purchase must come from abroad. Below is the whole path step by step, using Pattaya as an example.

What a foreigner can and cannot buy

An apartment in a condominium - yes, as freehold. The Condominium Act allows foreigners to own apartments if their total area in the building does not exceed 49% of the total saleable area. This is the "foreign quota".
Land - no. A foreigner cannot own land. Villas and houses are bought through a long-term land lease (up to 30 years, registered at the Land Department) and ownership of the structure itself.
An apartment in the Thai quota cannot be registered as the foreigner's property - only through a long-term lease. More in the article Foreign and Thai quota: what the difference is.

Schemes with "nominee" Thai companies and front owners are illegal - do not agree to them, even if the seller assures you that "everyone does it".

Step 1. Choosing a property

Decide on the district, the budget and the purpose: to live there yourself, to rent it out, or both. For renting out, closeness to the sea and the building's popularity with tenants matter; for living, quiet, infrastructure and running costs.

Look at the apartment prices in Pattaya by district and ready-made selections: apartments by the sea (in Russian), studios (in Russian), apartments up to 3 million baht (in Russian), apartments in the foreign quota (in Russian).

Step 2. Checking the property

Before you pay any money, check:

the seller's right of ownership (the title - the Chanote document for the apartment);
whether there is free foreign quota in the building and which quota the apartment itself is in;
whether there are debts for maintenance (common fee) - without a certificate from the management company registration is impossible;
for new builds - the building permits, the developer's reputation, the terms of the contract and the payment schedule.

This is the property inspection. It is done by lawyers - on their own or together with us.

Step 3. Reservation and contract

Usually a reservation (a deposit) is paid, and then the sale and purchase contract is signed. The contract fixes the price, the deadlines, who pays the taxes and fees at registration, and what happens in case of delay.

Step 4. Transferring the money from abroad

To register an apartment in the foreign quota, the money must come to Thailand from abroad in foreign currency. A bank in Thailand issues a confirmation - the FET form (Foreign Exchange Transaction) for large sums or a certificate of receipt. Without this document the Land Department will not register the apartment to a foreigner. The payment reference states the purchase of the specific apartment.

Step 5. Registration at the Land Department

On the appointed day the buyer and the seller (or their representatives under a power of attorney) come to the Land Department, pay the taxes and fees, and the apartment is re-registered to the new owner. The buyer receives a document of ownership in their name.

How much this costs is covered in the article Taxes and fees when buying an apartment in Thailand.

Step 6. After the purchase

Sign an agreement with the management company and pay the maintenance (usually a year in advance).
Transfer the electricity and water accounts into your name.
If you plan to rent it out, agree on this with a manager or an agent.

On monthly costs, see the article What it costs to run an apartment in Pattaya.

Frequently asked questions

Does buying an apartment give a visa? No. Owning property does not in itself give the right to a visa - it is arranged separately.

Can I buy remotely? Yes. The viewing is by video, the transaction by power of attorney, the money by transfer from abroad.

How much does an apartment in Pattaya cost? According to our database the median price of an apartment is about 3.7 million baht, of a studio about 1.9 million baht (October 2026). Current figures are in the monthly price report.

This material is for general information only and does not replace professional advice on your own transaction.