Can Foreigners Own Property in Thailand? Key Facts You Should Know in 2025
Thailand remains a top global destination for living, working, and retiring. However, a common question persists: "Can foreigners actually buy a house here?"
This article summarizes everything foreign nationals need to know about buying homes and land ownership in Thailand for 2025.
Can Foreigners Buy a House in Thailand?
Yes, foreigners can own the house structure, but Thai law prohibits foreigners from directly owning the land. Therefore, the practical legal methods are as follows:
1. Long-Term Lease (Leasehold)
- Duration: You can lease the land for a maximum of 30 years.
- Renewal: The contract can typically be renewed twice (30 years each).
- Total: This allows for a maximum possession of 90 years.
- Note: This is the most popular and straightforward method for "buying" a house with land.
- Ownership: The company can legally own the land, but it must have at least 51% Thai shareholders.
- Legality: The company must conduct actual business operations.
- Warning: Setting up a purely "Nominee" company solely to hold land is considered illegal under Thai law.
Why Condos Are the Best Option for Foreigners
Condominiums are the only property type where foreigners are legally allowed to hold 100% Freehold ownership (permanent ownership).
The Key Condition:
- Foreign ownership in a single project must not exceed 49% of the total saleable area.
Because of this, buying a condo is widely considered the most secure and legally straightforward investment for foreigners in Thailand.
Can Foreigners Inherit Land in Thailand?
While Thailand does not generally allow foreigners to own land, the law does recognize a foreigners "right to inherit."
However, there is a crucial distinction: having the right to inherit does not mean you can keep the land indefinitely. You cannot simply register the title deed in your name due to strict restrictions on foreign land ownership.
The 1-Year Rule Once a foreigner inherits land, they are required by law to settle the matter within 1 year from the date of receiving the inheritance. You must choose one of the following options:
1.Sell the Land: You must dispose of the land by selling it to a Thai national or an entity eligible to own land.
2.Convert to Non-Ownership Rights: Instead of holding the title, you can convert your rights into legal alternatives that allow you to use the property, such as:
- Entering into a 30-year long-term lease.
- Establishing a Right of Superficies (a legal right to own structures on the land without owning the land itself).
- Substantial investments.
- Projects promoting the economy (e.g., BOI).
Note: In practice, obtaining this permission is extremely rare, involves a highly complex process, and comes with very strict limitations.
Foreign Investment Attraction Measures in 2025 (B.E. 2568)
The Thai government has announced new measures to attract foreign investors, allowing foreigners to purchase residential properties under specific conditions. These measures primarily target four groups:
1.High Net-Worth Individuals
Individuals with substantial assets who are able to invest in businesses or real estate in Thailand.
2.Retirees
Foreign nationals with stable income who wish to spend their retirement years living in Thailand.
3.Remote Workers
Professionals who work online or from anywhere and plan to reside in Thailand long-term.
4.Specialized Talents
Experts in fields such as technology, science, medicine, or engineering who can contribute to Thailands development.
- Foreigners may purchase houses in Thailand, but they cannot own the land on which the house is built.
- Common methods include long-term lease agreements (30 years + renewal) or ownership through a legally structured Thai company.
- Freehold condominiums remain the most secure form of ownership, allowing foreigners to hold 100% ownership.
- Foreigners cannot inherit land, even if they are legal heirs of Thai nationals. If land is inherited, it must be sold or handled according to the legal procedures, such as transferring the lease within the required timeframe.
- In 2025, the Thai government is implementing incentives to attract high-quality foreign residents, particularly through programs related to long-term visas, investment, and the Thailand Privilege scheme.
