Country guide
Buying property in Thailand as a foreigner
Rules last checked 29 October 2026 · 11 official sources · Education, not financial, tax, legal or immigration advice.
Under the Condominium Act, foreigners may own condominium units up to 49 percent of the units in a building registered as a condominium.
What are you doing with Thailand?
Returns after tax, what is withheld, and the way out.
In Thailand the specific business tax on a sale of immovable property in scope is 3.0 percent of gross receipts plus 10 percent local tax on that tax, 3.3 percent in all, and the seller pays it at registration. Details
Questions people in this position often miss
- Will I be taxed twice?Depends on your country
The country of the property and the country where the owner lives can each tax the same rent or gain.
- Can I borrow locally?Not confirmed yet
Lending to a buyer living abroad is limited in many countries and the loan to value limit can be lower.
- Can I move the money out of my own country?Depends on your country
Some countries cap or review money sent abroad to buy a home, and banks ask where the money came from.
- What do I report at home?Depends on your country
Foreign property, foreign accounts and foreign rent can each carry a form in the owner's own country.
- What is changing soon?Not confirmed yet
Bans, tax schedules and visa routes carry end dates, and a purchase often takes months to complete.
Whether a purchase gives a right to live there, and what living there costs in tax.
Thailand's Long Term Resident visa in the Wealthy Global Citizen category requires at least USD 500,000 invested in Thailand, which may be Thai property, at least USD 1 million in assets and health insurance cover, and runs for 10 years. Details
Under the Condominium Act, foreigners may own condominium units up to 49 percent of the units in a building registered as a condominium. Details
In Thailand the specific business tax on a sale of immovable property in scope is 3.0 percent of gross receipts plus 10 percent local tax on that tax, 3.3 percent in all, and the seller pays it at registration. Details
Questions people in this position often miss
- Does buying give me the right to live there?Answered below
Thailand's Long Term Resident visa in the Wealthy Global Citizen category requires at least USD 500,000 invested in Thailand, which may be Thai property, at least USD 1 million in assets and health insurance cover, and runs for 10 years. The Immigration Bureau separately extends stay on an investment of at least 3 million baht in a condominium purchase with evidence of a transfer from abroad.
- What happens if I die, or the family inherits?Answered below
The Inheritance Tax Act B.E.
- Can I move the money out of my own country?Depends on your country
Some countries cap or review money sent abroad to buy a home, and banks ask where the money came from.
- Will I be taxed twice?Depends on your country
The country of the property and the country where the owner lives can each tax the same rent or gain.
- What is changing soon?Not confirmed yet
Bans, tax schedules and visa routes carry end dates, and a purchase often takes months to complete.
Part year stays, the yearly bill, and what the family inherits.
Under the Condominium Act, foreigners may own condominium units up to 49 percent of the units in a building registered as a condominium. Details
Thailand's Long Term Resident visa in the Wealthy Global Citizen category requires at least USD 500,000 invested in Thailand, which may be Thai property, at least USD 1 million in assets and health insurance cover, and runs for 10 years. Details
In Thailand the specific business tax on a sale of immovable property in scope is 3.0 percent of gross receipts plus 10 percent local tax on that tax, 3.3 percent in all, and the seller pays it at registration. Details
Questions people in this position often miss
- Does buying give me the right to live there?Answered below
Thailand's Long Term Resident visa in the Wealthy Global Citizen category requires at least USD 500,000 invested in Thailand, which may be Thai property, at least USD 1 million in assets and health insurance cover, and runs for 10 years. The Immigration Bureau separately extends stay on an investment of at least 3 million baht in a condominium purchase with evidence of a transfer from abroad.
- What happens if I die, or the family inherits?Answered below
The Inheritance Tax Act B.E.
- What is owed every year, even if the home sits empty?Not confirmed yet
Some countries tax an empty or personal use home on an assumed income.
- Will I be taxed twice?Depends on your country
The country of the property and the country where the owner lives can each tax the same rent or gain.
- Can I move the money out of my own country?Depends on your country
Some countries cap or review money sent abroad to buy a home, and banks ask where the money came from.
What is owed each year, on rent and on a sale, and what the heirs face.
In Thailand the specific business tax on a sale of immovable property in scope is 3.0 percent of gross receipts plus 10 percent local tax on that tax, 3.3 percent in all, and the seller pays it at registration. Details
Questions people in this position often miss
- What do I report at home?Depends on your country
Foreign property, foreign accounts and foreign rent can each carry a form in the owner's own country.
- Will I be taxed twice?Depends on your country
The country of the property and the country where the owner lives can each tax the same rent or gain.
- What happens if I die, or the family inherits?Answered below
The Inheritance Tax Act B.E.
- What happens when I sell?Answered below
Thailand has no separate capital gains tax, and a gain on sale is assessable income when the property is sold for a commercial purpose. A sale within five years of acquisition is treated as commercial for specific business tax at 3.3 percent in all, with exceptions for inheritance and a principal residence registered for at least one year.
- What is changing soon?Not confirmed yet
Bans, tax schedules and visa routes carry end dates, and a purchase often takes months to complete.
Who may buy
Choose a nationality to see the rules that apply to it.
Every rule, for every buyer
| Buyer | Property | Reading | Conditions | Applies |
|---|---|---|---|---|
| Everyone else | condominium units | Conditions apply | Under the Condominium Act of 1979, foreigners may own condominium units up to 49 percent of the total number of units in a building registered as a condominium. The buyer must ask the condominium juristic person for a letter confirming the foreign proportion. | Check it is still current. Based on the Condominium Act 1979 dated 1 January 1979. |
| Everyone else | residential | Conditions apply | For the Immigration Bureau investment route, a condominium purchase counts only with the purchase agreement, ownership registration and evidence of a transfer of funds from a foreign country to a Thai bank. |
What it costs to buy
Specific business tax on sale of immovable property (seller side)
- Rate
3.0 percent of gross receipts under Revenue Code section 91/6(3), plus local tax of 10 percent of the tax (3.3 percent combined). Section 91/6(1) assigns 0.1 percent to section 91/5(7), which is the sale of securities, not real estate.
Specific business tax scope (Royal Decree 342)
- Rate
- A sale is treated as commercial and in scope if made by a subdivision or condominium trader, of a building built for sale, of land divided for sale, by a company, or any other sale within five years of acquisition.
- Exceptions: expropriation, inheritance, a principal residence in the seller's house registration for at least one year (where land and building were acquired at different times the five years run from the latest), transfers without consideration to own legitimate children or by inheritance to legal heirs, and certain transfers to government bodies.
- Collected at registration by the Land Department.
- The Revenue Code (section 91/8) states tax is paid at the time of registration.
Stamp duty on a lease
- Rate
1 baht per 1,000 baht of rent and key money for the entire lease period; a lease with no stated term is treated as 3 years.
Stamp duty on transfer receipts
- Rate
1 baht per 200 baht (or part) on a receipt for a transfer of, or creation of any right in, immovable property where the juristic act is registered; exempt where the recipient is liable to VAT or specific business tax.
Rent from the property
Tax on rent
- Owner living elsewhere
- A non resident is taxed only on income from sources in Thailand (resident means more than 180 days in the calendar year).
- Income from letting property is one of the 8 assessable income categories.
- For letting, the page lists a standard deduction of 30 percent for buildings, 20 percent agricultural land, 15 percent other land; withholding on rents is 5 percent.
- Filing
Annual personal income tax return on a calendar year basis, due by the end of March of the following year; half yearly return for letting income received in the first six months.
Key numbers (2)
| Withholding tax rate on rents paid to individuals | 5% |
|---|---|
| Standard deduction on rent from buildings | 30% |
Selling
Tax on a sale
- Owner living elsewhere
- No separate capital gains tax.
- A gain on sale is assessable income when sold for a commercial purpose; specific business tax at 3.3 percent combined applies to sales in scope (see the buying costs).
- Property acquired by bequest or gift is not assessable unless sold for a commercial purpose.
- Withholding on the sale
Specific business tax (3.0 percent plus 10 percent local tax, so 3.3 percent) is paid at registration by the seller where in scope; this is collected at the Land Department.
- Exemptions
Income from sales of immovable property acquired by bequest or gift is not included as assessable income unless sold for a commercial purpose. Specific business tax exceptions: inheritance, principal residence registered for at least one year, transfer to own legitimate children without consideration.
Key numbers (2)
| Specific business tax on in scope sale of immovable property, statutory rate | 3% |
|---|---|
| Local tax on top of specific business tax | 10% |
What if I sell?
Gain (sale price less purchase price)THB 100,000
Tax on the sale
- Specific business tax on a saleTHB 16,500Charged on the gross receipts. 3 percent plus 10 percent local tax on the tax, which is 3.3 percent, paid at the Land Department when the sale is in scope, such as a sale within five years of acquisition. A principal residence registered for at least one year and a transfer to a legitimate child without consideration are excepted. After five years the tax in this model does not apply.
Total under the rules shownTHB 16,500
A planning figure under the rules shown, not advice. Costs of buying and selling, improvements, reliefs for a home lived in, treaties and the owner's own circumstances can change it, and tax on a gain is usually settled on a return.
Inheritance and gifts
Inheritance and gift tax
- Summary
- The Inheritance Tax Act B.E.
- 2558 taxes the part of an inheritance from one deceased person that exceeds 100 million baht, at 10 percent, or 5 percent for ascendants and descendants; returns are due within 150 days of receipt.
- The Revenue Code exempts gifts from ascendants, descendants or a spouse up to 20 million baht in a tax year.
Key numbers (1)
| Inheritance tax threshold per deceased person (excess taxed) | THB 100,000,000 |
|---|
From your country
The country of the property is only half of it. The country where you live can limit the money you send, tax the same rent and gain again, and ask for forms of its own.
Choose where you live to see what your own country does when you buy in Thailand.
Residence through property
Long Term Resident visa, Wealthy Global Citizen category
- Threshold
- Investment in Thailand of at least USD 500,000 in the applicant's name (Thai government bonds with at least 5 years remaining, direct investment in Thai companies, or Thai property, alone or combined; jointly owned investment is divided equally or pro rata), at least USD 1 million in global or Thai assets, and health insurance of at least USD 50,000, or social security cover, or a deposit of USD 100,000 held for 12 months.
- The investment must be made and held before applying.
- Visa term 10 years; processing fee 50,000 baht per person when collected in Thailand.
- Status
open
Extension of stay on investment grounds (Immigration Bureau)
- Threshold
Investment of no less than 3 million baht (condominium purchase with agreement, ownership registration and evidence of a transfer from abroad, or fixed deposit, or government or state enterprise bonds); no less than 10 million baht for the other listed route, where a long term lease also counts. Fee 1,900 baht.
- Status
open
Thailand Privilege Card (Elite Visa)
- Threshold
Special Entry and Privilege Entry visas valid 5 years; the certification letter from Thailand Privilege Card is valid 90 days (Ministry of Foreign Affairs visa page).
- Status
open
Key numbers (4)
| Long Term Resident visa, Wealthy Global Citizen, minimum Thai investment (property counts) | USD 500,000 |
|---|---|
| Long Term Resident visa, Wealthy Global Citizen, minimum assets | USD 1,000,000 |
| Long Term Resident visa processing fee when collected in Thailand (10 year visa) | THB 50,000 |
| Long Term Resident visa term | 10 years |
The usual steps, in order
- Confirm with the Land Department whether the intended condominium unit or land right is open to a foreign buyer.
- Sign the reservation and the sale and purchase agreement with the seller.
- Send the price from abroad to a Thai bank and keep the transfer evidence, which the Immigration Bureau investment route also asks for.
- Register the transfer at the Land Department, where specific business tax (if in scope), stamp duty and fees are paid at registration.
- Keep the ownership document, which is also used as evidence for the immigration investment route.
- For a residence route, apply for the Long Term Resident visa through the Board of Investment (online endorsement without a Board of Investment fee) or for an extension of stay on investment grounds (fee 1,900 baht).
Questions people ask
What if I want to own a condominium unit in my own name in Thailand?
For the Immigration Bureau investment route, a condominium purchase counts only with the purchase agreement, ownership registration and evidence of a transfer of funds from a foreign country to a Thai bank. The limit on the foreign share of a building could not be confirmed from an official source yet.
What if I sell within five years of buying?
Royal Decree 342 treats a sale within five years of acquisition as commercial and within the scope of specific business tax, with exceptions such as inheritance and a principal residence registered for at least one year. The statutory rate in Revenue Code section 91/6(3) is 3.0 percent of gross receipts plus 10 percent of the tax as local tax, 3.3 percent in all, paid by the seller at registration.
How does rental income get taxed for a non resident owner?
A non resident is taxed only on Thai source income, which includes rent from Thai property. The Revenue Department lists withholding on rents at 5 percent and standard deductions of 30 percent for buildings, 20 percent for agricultural land and 15 percent for other land.
What if I want a Long Term Resident visa through property?
The Wealthy Global Citizen category counts Thai property toward the required USD 500,000 investment, alongside USD 1 million in assets and an insurance or deposit requirement, according to the Board of Investment site. The visa runs for 10 years.
How does buying a condominium relate to an investment extension of stay?
The Immigration Bureau handbook lists a condominium purchase of at least 3 million baht with evidence of a transfer from abroad as one route, and a long term lease also counts on the 10 million baht route.
What if the Revenue Department rate table shows 0.1 percent for real estate?
The table on the English page lists 0.1 percent against both real estate and securities. Revenue Code section 91/6 assigns 0.1 percent to the sale of securities and 3.0 percent to other cases, which covers real estate sales, with 10 percent local tax on top.
How does inheritance tax work in Thailand?
The Inheritance Tax Act B.E. 2558 taxes the part of an inheritance from one deceased person that exceeds 100 million baht, at 10 percent, or 5 percent for ascendants and descendants, with the return due within 150 days of receipt. Gifts from ascendants, descendants or a spouse are exempt up to 20 million baht in a tax year.
How does stamp duty work on a lease or a registered transfer?
Stamp duty on a lease is 1 baht per 1,000 baht of rent and key money for the whole lease period, and a lease with no stated term is treated as 3 years. A receipt for a registered transfer of immovable property attracts 1 baht per 200 baht, unless the recipient is liable to VAT or specific business tax.
What if Thailand changes lease terms or condominium quotas?
A Thai government news item of 25 June 2024 describes a proposal to extend foreign land leases to 99 years and to raise the condominium foreign share from 49 percent to 75 percent. No enacted law could be confirmed.
What is still open
These points could not be confirmed from an official source yet, so they are not stated as rules.
- The limit on the foreign share of a condominium building, including the reported 49 percent figure and the foreign currency remittance requirement, could not be confirmed from an official source yet.
- The reported 40 million baht investment, one rai limit and five year holding period of the Land Code section 96 bis route are not stated as a rule because only secondary sources describe them.
- The 30 year lease limit under the Civil and Commercial Code could not be confirmed from an official source yet, and a proposal announced on 25 June 2024 to extend foreign land leases to 99 years and raise the condominium foreign share from 49 to 75 percent could not be confirmed as enacted.
- The Land Department transfer fee and the reported 0.01 percent reduction for Thai natural persons are not stated as a rule because only secondary sources describe them.
- The Land and Building Tax rates and exemptions could not be confirmed from an official source yet.
- Withholding tax on a sale by a non resident and the current personal income tax bands could not be confirmed from an official source yet.
- Land rights for nationals of particular countries under treaties, including the reported United States Treaty of Amity regime, could not be confirmed from an official source yet.
- Foreign Business Act limits, non resident bank accounts, anti money laundering, beneficial owner and CRS rules, and Thailand Privilege Card fees could not be confirmed from an official source yet.
Sources
Official pages these figures come from (11)
See what this does to your own numbers
Add a property in Thailand next to everything else you own, and see the income and net worth that follow after tax, year by year.
Free to start. No card. Rules checked 29 October 2026.
This is education, not financial, tax, legal or immigration advice. Rules change and depend on the buyer's own facts. Advice from a licensed professional in the country concerned is what settles a particular purchase.