Foreign quota and ownership: what a foreigner can own in Pattaya

Condominiums: the 49% rule

Under the Condominium Act, foreigners together may hold up to 49% of the total floor area of all units in a building. The measure is area, not the number of units. Within that quota you own the unit outright, in your own name, with a title deed.

The purchase money must come from abroad in foreign currency, and you must be able to prove it at the Land Office. See our step-by-step guide for how to send it.

When the foreign quota is full

Popular buildings sell out their foreign quota. The usual alternative is a leasehold unit: a lease registered at the Land Office for up to 30 years. Promises to renew beyond that are not something you can rely on. Thai courts have held that pre-agreed renewals designed to exceed 30 years cannot be enforced, so value a leasehold on its registered term.

Houses, villas and land

Foreigners generally cannot own land in Thailand. The lawful routes are a registered lease of up to 30 years on the land, and ownership of the building itself, which can be held separately from the land.

Setting up a Thai company with Thai shareholders who hold shares on your behalf is illegal. Nominee arrangements carry fines and prison terms, and enforcement was tightened in 2025 and 2026. Do not let anyone talk you into one.

Proposed changes

In 2024 the government asked for a study of raising the condominium quota to 75% and allowing leases of up to 99 years. As of mid-2026 neither has become law. Buy on the rules as they are, not on proposals.

Ownership and visas

Buying a property does not give you a visa or a right to live in Thailand. Long-stay options such as the Long-Term Resident visa and Thailand Privilege membership are separate applications with their own conditions.