Frequently Asked Questions

Foreigners can legally own condominium units freehold (under the Condominium Act), as long as foreign ownership in a building does not exceed 49% of total floor space. For houses and villas — which sit on land — foreigners cannot own the land freehold. Common legal structures include:

• Leasehold agreements (typically 30+30+30 years)
• Thai company limited (requires Thai shareholders)
• BOI-approved structures for qualifying investors
• Long-Term Resident (LTR) visa with property rights

Realty51 always specifies the available ownership structures for each listing.

Condominiums can be purchased freehold by foreigners under foreign quota (49% rule). You receive a Chanote title deed in your own name — the most secure form of ownership.

Villas and houses sit on land. Since foreigners cannot own land, you will typically use a leasehold agreement registered with the Land Department, or set up a Thai company. Each structure has different legal exposure, costs and exit options.

The standard process is:

1. Due diligence on title deed at Land Department
2. Draft and sign sale/purchase agreement (SPA)
3. Pay deposit (typically 10-30%)
4. Obtain Foreign Exchange Transaction form (FET) if bringing funds from abroad
5. Transfer at Land Department — both parties present
6. Pay transfer fees and taxes on the day

Realty51 coordinates every step through our platform.

Typical transaction costs at transfer:

• Transfer Fee: 2% of appraised value (often split buyer/seller)
• Specific Business Tax (SBT): 3.3% if seller owned less than 5 years
• Stamp Duty: 0.5% (instead of SBT if property held 5+ years)
• Withholding Tax: 1% (companies) or progressive rate (individuals)

As a buyer, your total out-of-pocket costs are typically 1-3% of the purchase price.

Key due diligence steps:

• Title search at the Land Department (check for encumbrances, mortgages, disputes)
• Developer background check for off-plan purchases (licenses, track record)
• Building permit verification (EIA approval for large projects)
• Juristic person accounts review (for condos — check maintenance fund health)
• Planning and zoning check (ensure property use is compliant)
• Physical inspection with a qualified surveyor

Thai bank mortgages for foreigners are limited. Most Thai banks only lend to Thai nationals or permanent residents. However there are options:

• Developer financing — many developers offer 2-5 year payment plans at 0% interest
• International banks — HSBC, UOB, and Bangkok Bank offer limited foreigner mortgages
• Home-country refinancing — remortgaging existing property abroad and transferring funds
• Private lending — through Thai company structures with collateral

Visit /properties to use our full search. You can filter by:

• Province (10+ regions across Thailand)
• Property type (Condo, Villa, House, Land, Commercial)
• Price range (in THB, USD or EUR)
• Bedrooms, bathrooms, size
• Listing type (Buy, Rent, Hot Sale)
• Features (pool, sea view, gym, parking)
• AI Score minimum threshold

You can also save searches and receive email alerts when matching properties are listed.

The Realty51 AI Score (0-100) is a composite investment quality indicator. It evaluates 40+ factors including:

• Price vs. market average for the area and property type
• Historical price trend for the micro-location
• Rental yield potential based on comparable lettings
• Legal title clarity and ownership structure simplicity
• Developer reputation and project delivery track record
• Infrastructure and amenity proximity
• Market liquidity (days on market for similar properties)

Scores: 85-100 = Outstanding · 70-84 = Strong · 55-69 = Average · Below 55 = Below average.

Realty51 offers 6 integrated insurance products through our licensed insurance partners:

1. Property All-Risk — covers fire, flood, storm damage
2. Title Insurance — protects against legal title disputes
3. Rental Income Protection — covers lost rental income
4. Landlord Liability — covers tenant injury claims
5. Renovation & Construction — covers during building work
6. Premium Property Contents — for furnished rentals

You can obtain instant quotes and bind coverage directly through the Realty51 platform.

On any property listing page, use the "Contact Agent" form or "Book Viewing" button to reach the assigned agent directly. You can also:

• Use the live chat on our platform for instant response
• Call our Bangkok office: +66 (0) 61 245 2665
• Email: [email protected]

Agents typically respond within 2 hours during Thai business hours (09:00-18:00 ICT, Mon-Sat).

Yes. Realty51 complies with Thailand's Personal Data Protection Act (PDPA) and international data protection standards. Your data is:

• Encrypted in transit (TLS 1.3) and at rest (AES-256)
• Never sold to third parties
• Shared only with agents directly involved in your inquiries
• Deletable on request under PDPA rights

See our Privacy Policy for full details.

Gross rental yields in Thailand vary by location and property type:

• Chiang Mai: 7-9.2% (serviced apartments, digital nomad market)
• Pattaya: 6-8% (condos, tourist rentals)
• Phuket: 5-8% (villas with pool, long-stay market)
• Bangkok: 4-6% (city condos, corporate rentals)
• Koh Samui: 6-8% (villa rentals, resort-style)

Net yields after management fees (8-15%), maintenance and void periods are typically 1.5-2% lower. Capital appreciation (historically 4-8% pa in prime areas) adds to total returns.

Top investment areas in 2026 based on our market data:

• Pattaya / EEC Zone: Infrastructure investment driving 8.3% price growth. Strong rental demand from expats and digital nomads.
• Chiang Mai: Digital nomad boom pushing rental yields to 9.2%. Secondary market pricing still attractive.
• Phuket North: Luxury segment recovering strongly. Fewer development restrictions than South Phuket.
• Bangkok CBD Fringe: New MRT lines creating micro-appreciation zones. Yield play with future capital upside.
• Hua Hin: Stable retiree market, growing Chinese buyer interest, infrastructure improving.

Yes, and this is the most common approach for foreign investors. Professional property management companies handle:

• Guest/tenant finding and vetting
• Check-in/check-out management
• Cleaning and maintenance coordination
• Rent collection and financial reporting
• Legal compliance (rental contracts, taxes)

Management fees typically range from 8-15% of rental income for long-term rentals, and 20-30% for short-term/Airbnb management.

Thai property is priced in THB. Currency risks to consider:

• The THB has historically been relatively stable against USD (range: 28-38 THB/USD over 10 years)
• Repatriating sale proceeds requires a Foreign Exchange Transaction (FET) form — keep documentation of original inward transfer
• Rental income can be repatriated freely
• Consider FX hedging instruments for large investments

Realty51 displays prices in THB, USD and EUR in real-time to help you monitor currency exposure.

The Non-Immigrant O-A visa (Retirement) is available to people aged 50+. Requirements:

• No criminal record
• Health insurance (minimum 40,000 THB outpatient + 400,000 THB inpatient)
• Financial proof: 800,000 THB in a Thai bank account OR monthly income of 65,000 THB, or a combination
• No employment in Thailand

The visa is initially 1 year and renewable annually. Property ownership is not required but can support visa applications.

Buying property alone does not grant residency rights in Thailand. However, there are property-linked pathways:

• LTR Visa (Wealthy Global Citizen): Requires investment of at least 500,000 USD in Thailand, which can include approved real estate. Grants 10-year renewable visa, work permit rights.
• Thailand Elite Visa: A paid membership program (starting from 600,000 THB) granting long-stay rights — no minimum property investment required.
• BOI Investment: Investing 10M THB+ in BOI-approved businesses or funds can qualify for permanent residency.

Setting up a Thai Limited Company (Co., Ltd.) allows the company to own land and property, with you as a foreign director and shareholder. Key considerations:

• Minimum 3 shareholders required; foreigners can hold max 49% of shares
• Thai shareholders must be genuine, not nominees (nominee shareholding is illegal)
• Annual accounting, audit and corporate filing requirements
• Company tax obligations apply
• Sale is often via share transfer (lower tax) rather than property transfer

This structure is legal when properly structured with genuine Thai shareholders.

Thailand offers several long-stay options:

• LTR Visa: 10-year visa for wealthy global citizens, digital nomads, retirees, skilled professionals. Each category has different financial/employment requirements.
• Thailand Elite Visa: 5-20 year stay options starting from 600,000 THB. No investment requirement.
• Non-Immigrant O-A (Retirement): Annual renewal, age 50+ with financial requirements.
• Digital Nomad Visa (DEST): For remote workers employed by foreign companies, 1-2 year stay.

Visa rules change regularly — always verify current requirements with an immigration lawyer or the Thai Immigration Bureau.