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Location profile

Property in Thailand

Beachfront condos and villas with private pools — year-round rental demand

from $80,000Starting price
5-8% netYield

Ownership: Freehold condo within the building's 49% quota

Tropical island with azure water

Market

Property market in Thailand

One of the mature resort property markets in Southeast Asia. A clear condominium purchase scheme, a developed rental market through hotel operators, and transparent seasonality. Villas are acquired via leasehold or a company structure.

  • ~84,500 THB (~$2,300) — the average price of new launches nationwide in Q1 2026(Prian, 2026)
  • $1,100–2,300 per sqm — the price range in Bangkok(Tranio, 2026)
  • From 5–7 million baht — a beachfront condo in Phuket(RestProperty, 2026)
  • From $400,000 — the starting price of a villa in Phuket(RestProperty, 2026)
  • 49% — the maximum foreign ownership share in a single condominium(Condominium Act B.E. 2522 (1979))

Prices

Price per m² by city and district — Thailand

LocationPrice per m²Comment
Bangkok$1 100–2 300apartments $70–300K, premium higher (Tranio, 2026)
Pattaya$1 000–1 200studios from 1.5 million baht in new projects (Pattaya People, 2026)
Phuket$2 500–4 500studio $75–100K, 1BR $130–180K, villa from $400K (RestProperty, 2026)
Samui$1 800–3 000apartments from $80–90K, villas from $300K (RestProperty, 2026)
Hua Hin$1 500–2 500a calm segment for living, not for short-term rentals

Ownership

Ownership for foreigners in Thailand

A foreigner can buy a condominium on a freehold basis (full ownership) within the building's 49% quota. Land and villas cannot be owned directly — only through a 30+30+30-year leasehold or through a Thai company with 51% local shareholders.

  • Freehold condo — only within 49% of the building's total residential floor area
  • Land cannot be owned by a foreigner — only leasehold up to 30 years with renewal
  • A Thai company with 51% local shareholders is a workable scheme, but requires legal support
  • A visa is not required to purchase, but the funds must come from abroad via a bank transfer with a purpose note (FET)

Source: Condominium Act B.E. 2522, Land Code

Taxes

Taxes on purchase and ownership in Thailand

TaxRateWhen paid
Transfer fee2%one-time at the transaction, usually split 50/50 (Land Department Thailand)
Withholding tax1%on a transaction with a developer legal entity (Revenue Department)
Stamp duty0,5%one-time, if the property has been owned for >5 years (Revenue Department)
Specific Business Tax (SBT)3,3%on resale within 5 years of ownership, instead of stamp duty (Revenue Department)
Rental income tax5–15%annually; 15% for non-residents, 5% if you reside >180 days/year (Revenue Department)

Rental yield

Rental yield by city in Thailand

CityTypeGrossNet
PhuketCondo, daily rental7–10%5–7%
PhuketVilla, beachfront12–17%8–12%
SamuiCondo, daily rental6–9%4–6%
PattayaCondo, mixed5–8%3–5%
BangkokCondo, long-term4–5%3–4%
Hua HinCondo, seasonal4–6%3–4%

FAQ

Frequently asked questions about buying property in Thailand

Can a foreigner buy property in Thailand?

Condos — yes, on a freehold basis within the 49% quota in a single building. A villa — formally not allowed on land, but in practice possible through a 30-year leasehold with renewal or through a Thai company.

What is the rental yield in Phuket?

On average 5-8% net through a hotel operator and 6-10% gross with self-managed rentals. Seasonality: November-April is the high season, May-October is the low season, but not empty.

What is the 49% freehold quota?

In every condominium, the law limits foreign ownership to 49% of the total residential floor area. If the quota is full, a foreigner can only buy leasehold.

What are the taxes on purchase?

On the resale market: transfer fee 2%, withholding tax, stamp duty or business tax — totaling ~6.3%, split between the parties. From a developer — the buyer usually pays ~50% of the transfer fee (~1%) and a total transaction budget of 1-2%.

Can you obtain a residence permit by buying property in Thailand?

There is no direct "buy property → residence permit" link. But through investment programs: the LTR Visa (10 years) requires a $500,000 investment in real estate plus other assets. The Elite Visa is a separate program for a fixed fee from 900,000 baht for 5 years. Buying a condo by itself does not grant a residence permit.

What is the rental yield in Bangkok versus the resorts?

Bangkok — 4-5% on long-term rentals, with minimal volatility. Phuket / Samui — 6-10% gross on daily rentals, up to 12% in the high season. Total return (rent + price growth) on Phuket's beachfront — 12-17% per year.

What is the difference between freehold and leasehold in Thailand?

Freehold — full ownership with no term limit, available to a foreigner only in condos within the building's 49% quota. Leasehold — a long-term lease for 30 years + two 30-year renewals, totaling up to 90 years. It is used to buy a villa or when the freehold quota is full.

What are the risks of buying off-plan from a developer?

The main risks are completion delays (typically 3-6 months), bankruptcy of a small developer, and changes to the project. It is safer to buy from major players (Sansiri, Origin Property, AP Thailand). There are no escrow accounts in Thailand — the money goes directly to the developer.

Other destinations

Explore other markets

UAEfrom $200,000Omanfrom $180,000Turkeyfrom $80,000Cyprusfrom €200,000Greecefrom €150,000Indonesia (Bali)from $180,000Georgiafrom $40,000Vietnamfrom $50,000Montenegrofrom €100,000Serbiafrom €80,000 (~8.8M ₽)Mexicofrom $120,000Armeniafrom $80,000Bahrainfrom $200,000Saudi Arabiafrom $300,000Kuwaitunavailable for non-GCCPhilippinesfrom $50,000Malaysiafrom $150,000Dominican Republicfrom $150,000Mauritiusfrom $300,000 (PDS entry), from $375,000 (residence permit)Seychellesfrom $500,000 (Eden Island apartments)Sri Lankafrom $80,000Cambodiafrom $40,000 (~4M ₽)Cabo Verdefrom €50,000 (~5.5M ₽)

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