Question 1

Can a foreigner own land in Thailand?

Accepted Answer

Foreign individuals cannot directly own land under the Land Code B.E. 2497. Legal alternatives: long-term lease up to 30 years, ownership via a Thai company, or buying a condominium under the Condominium Act B.E. 2522 (foreign quota: up to 49% of floor area per building).

Question 2

What is the building height limit in Phuket?

Accepted Answer

The limit is set by four layers: the DPT 2015 master plan, the EPRA eco-zone law 2017 (above 80 m elevation buildings capped at 8 m; above 140 m prohibited), Building Control Act BC (base limit 12 m for most zones), and BC20 coastal zones. Check any plot on our free map.

Question 3

How far from the sea can you build in Thailand?

Accepted Answer

Building Control Act BC20: no permanent structures within 50 m of the shoreline (Zone 1). In Zone 2 (50-200 m) single-storey buildings up to 6 m are allowed. Zone 3 (200-2000 m) has lighter restrictions. The Phuket coastline has 154 segments with different rules.

Question 4

What is a Chanote title and why does it matter?

Accepted Answer

A Chanote (NS-4J, Nor Sor 4 Jor) is the highest land title in Thailand with GPS coordinates. Only a Chanote grants full ownership rights and can be freely sold, gifted, or mortgaged. Other documents (NS-3, NS-3G) have limited transferability.

Question 5

What is the foreign quota in a condominium?

Accepted Answer

Under the Condominium Act B.E. 2522, foreigners may own no more than 49% of the total floor area in a building. The remaining 51% must be held by Thai nationals or Thai legal entities. The quota is calculated per building block.

Question 6

How does a 30-year land lease work in Thailand?

Accepted Answer

A lease (Leasehold) of up to 30 years is registered at the Land Office. It can be extended for another 30 years by mutual agreement - but the right of extension is not legally guaranteed. A FET form is required for funds transferred from abroad.

Question 7

Does a foreigner need a FET form to buy a condo?

Accepted Answer

Yes. To register foreign ownership of a condominium at the Land Office, you must present a Foreign Exchange Transaction (FET) form from a Thai bank confirming that funds were transferred from abroad in foreign currency. Registration without a FET is not possible.

Question 8

How to register a Thai company to purchase land?

Accepted Answer

A Thai limited company (Co., Ltd.) with at least 51% Thai shareholders can purchase land. Minimum registered capital: 1 million THB for most activities. The company must conduct genuine business - purely nominal structures for land holding carry legal risks.

Question 9

What is a usufruct and how does it work in Thailand?

Accepted Answer

A Usufruct gives the right to use another party's land and receive income from it for up to 30 years or for life. It is registered at the Land Office. Unlike a lease, the usufructuary cannot transfer the right of use to third parties.

Question 10

What taxes does a foreigner pay when buying a condo in Thailand?

Accepted Answer

At the Land Office: Transfer Fee 2% of the appraised value, plus either Specific Business Tax 3.3% (if the seller held the unit for under 5 years) or Stamp Duty 0.5% (over 5 years). Buyer and seller typically share costs 50/50 by agreement.

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