Bangkok Condo Ownership (Updated 2025 Guide)
by WDX Properties Editorial Team
Buying Property in Thailand for Foreigners: Bangkok Condo Ownership (Updated 2025 Guide)
According to Thai law, foreigners are not allowed to purchase land in Thailand in their own name. In some rare cases, there are exceptions but it is not common practice.
However, there are alternative options for foreigners who want to acquire land by setting up a Thai company or under a leasehold structure with the developer or seller. Even though foreigners cannot own the land in their own name, they can own the house on that land by applying for a construction permit in their own name. This process also helps secure a long-term lease of the land.
Unlike a landed house, foreigners can buy a condominium unit in Thailand under either freehold or leasehold ownership. The most frequent approach is purchasing a freehold condominium unit, where the law allows foreigners to own up to 49% of the total saleable area in each project.
If the foreign freehold ownership quota is reached in a given condominium, foreigners may purchase under a leasehold arrangement (if the project policy allows) or establish a Thai company with foreign shareholding less than or equal to 49%. In a leasehold condominium project, there is no foreign ownership quota. Thai law permits a maximum lease term of 30 years, though some developers offer renewal options for another 30 years (or a different length).
Legal Ownership of Condominium
Freehold Condominium
A freehold condominium is a multi-unit building where each purchaser owns their individual unit outright, sharing common interest in the land and communal facilities with all other co-owners. The official document for freehold property is the title deed, listing the usable area, balcony space, air conditioner placement, storage area, and any exclusive parking rights (in certain condominiums). Columns and common areas are excluded from the unit space.
The co-owner has voting rights in committee meetings, collectively managing the building as a juristic entity. Foreigners who buy a freehold condominium in their own name must transfer funds from an overseas bank account in foreign currency, specifically stating the purpose is to buy a condominium.
Leasehold Condominium
A leasehold condominium is a multi-unit residential building where the developer either leases the land from a private owner or owns the land and then subleases the residential units. The maximum lease permitted by Thai law is 30 years, potentially renewable for another 30 years or so, depending on the contract. Co-owners in a leasehold building typically do not have voting rights to manage the property. Instead, the developer appoints a management team. One advantage of leasehold is that no foreign ownership quota applies. Foreigners do not need to transfer funds from overseas under this structure, and the Land Department issues a “sublease agreement” as the official document.
Definition of Residential Building
Apartment
An apartment is a multi-unit residential building owned by a single entity. This owner subleases units to tenants for at least one year. The building owner hires a management team and covers associated costs, while tenants typically pay only utility bills instead of a separate common fee.
Serviced Apartment
A serviced apartment is also owned by a single entity, but it allows leases by the day, month, or year. Unlike a standard apartment, a serviced apartment comes fully furnished with linens, kitchenware, and other amenities, plus daily cleaning services, akin to a hotel experience.
What is the Additional Cost for Owning a Property?
Common / Management Fee (CAM)
This fee covers the maintenance and upkeep of shared facilities—electricity in common areas, security guards, amenities, etc. Depending on the building’s policy, owners may pay monthly, quarterly, or annually. The fee is calculated based on a fixed rate per unit, the ownership ratio, or the unit’s size. If a freehold condominium specifies an exclusive parking space on its title deed, the co-owner must also pay a CAM fee for that area.
Sinking Fund
The sinking fund is established for major future renovations—repainting, elevator maintenance, water pipe replacements, and more. All co-owners pay into this fund when registering the property transfer at the Land Department.
Building Insurance Fee
This cost depends on each project. Some condominiums include building insurance within the CAM fee, while others charge separately. Typically, coverage applies only to common areas; individual units are excluded. In case of a fire or similar incident, only the communal parts are insured.
Summary
- A freehold condominium is registered at the local Land Department, and each unit has its own title deed.
- Foreigners can own up to 49% of the saleable area in any condominium project.
- The foreign ownership percentage is recorded at the Land Department and the building’s juristic office.
- Buyers of off-plan units must confirm with the developer if their unit counts toward the foreign quota.
- Buyers of existing condo units should check if the unit is currently part of the foreign quota or if any quota is still available.
- All funds used by a foreigner to purchase a condominium must come from overseas in foreign currency.
- Foreign buyers need a bank certificate for each transfer, presented to the Land Department for registration.
- When remitting funds to Thailand, the transfer instructions must state “buying a condominium unit.”
- A foreigner with a non-resident or foreign currency bank account in Thailand can withdraw locally, but must present withdrawal slips and bank certificates at registration.
- A foreigner married to a Thai national who jointly purchases a condo must still follow foreign ownership rules, transferring funds from overseas.
- Foreigners with Permanent Resident (PR) status in Thailand do not need to transfer funds from overseas.
- The condo title deed indicates the unit’s usable area—including balconies, AC spaces, or storage—but excludes columns and communal areas. It also shows the ratio of shared facilities owned.
Car parking may be registered on a condominium’s title deed in different ways:
- A specified area with exact size and location.
- A general right to exclusively use a parking space without a defined location.
For more Bangkok condo insights, feel free to explore more listings with WDX Properties. We offer a more comprehensive range of options than many other real estate platforms. Contact us at +66 61 421 1596 or email sales@wdxproperties.com for personalized assistance. Our superior expertise ensures you’ll find the right property in Bangkok’s dynamic market.
Related Blogs
Why Should You Purchase Property in Thailand? (Updated 2025 Guide)
Thailand is a prime destination for real estate investment in 2025. This guide explores infrastructure, affordability, investment potential, and the best locations to buy property.
29 Jan 2025•10 min read
Buying Process and Fees for Purchasing Condominiums in Thailand (Updated 2025 Guide)
Discover the complete process and fees involved in purchasing a condominium in Thailand with this updated 2025 guide. Learn about taxes, transfer fees, and legal requirements for both locals and foreigners, while also finding the best condos for sale in Bangkok, Phuket, and beyond.
29 Jan 2025•12 min read
Property for Sale Near BTS Wat Phra Sri Mahathat: Affordable and Convenient Living in Bangkok
An updated 2025 guide showcasing why buying property near BTS Wat Phra Sri Mahathat in the vibrant Bang Khen district of Bangkok offers affordability, superb connectivity, and strong investment potential.
23 Jan 2025•2 min read
The Ultimate Guide to Buying a Condo in Bangkok
A comprehensive guide for purchasing a condominium in central Bangkok: legal aspects, financing tips, and recommended neighborhoods.
21 Jan 2025•2 min read
