What must be true before you pay
A practical guide to the legal route, building quota, funding evidence and Land Office transfer checks that matter before you commit money.
Foreign-buyer answer
A foreign buyer must qualify under an applicable Condominium Act Section 19 route. The building must also remain within the Section 19 bis foreign-ownership ceiling, and the transfer must be supported by the evidence required for the buyer's route.
For the verified Section 19(5) route, foreign-currency / qualifying account evidence matters. The final ownership transfer is registered through the Department of Lands.
The number to read correctly
49%
maximum combined foreign ownership under Section 19 bis
This is 49% of the aggregate area of all condominium units in the condominium — not 49% of the unit count.
The transfer path
Passing one check does not replace the others. Treat eligibility, building quota, funding evidence and registration as distinct gates.
Before paying a non-refundable amount
This list stays inside the currently verified foreign-condo purchase scope. It is not a substitute for broader property due diligence.
Keep ownership and due diligence separate
This guide covers the verified foreign-condo ownership path. Separately check the property record, registered owner, burdens, project approvals and other transaction-specific due diligence before committing funds.
Paying a reservation or deposit before confirming current foreign-quota capacity.
Treating the 49% ceiling as a percentage of unit count instead of aggregate condominium-unit area.
Sending purchase money without planning the evidence trail required for the eligibility route being used.
Assuming legal foreign-buyer eligibility proves that the seller has clean, transferable title.
Relying only on a developer or sales office without checking the juristic-person and Land Office transfer evidence.
Mixing the condo ownership framework with the separate rules for land or house ownership.
Common questions
Yes, conditionally. The buyer must qualify under an applicable Condominium Act Section 19 route, and combined foreign ownership must remain within the Section 19 bis ceiling of 49% of the aggregate area of all condominium units in the condominium.
No. The verified Section 19 bis evidence applies the 49% ceiling to the aggregate area of all condominium units, not to the unit count.
Check the building's current foreign-ownership capacity and obtain the condominium juristic person's foreign-ownership proportion confirmation used in the supported transfer flow. The authorized ceiling shown on this page is 49% of aggregate condominium-unit area, not unit count.
Check the buyer's applicable Section 19 eligibility route, current building foreign-quota availability and juristic-person evidence, the funding evidence required for the route being used, and the current Land Office transfer-document requirements.
Source & trust notes
The consequential ownership-limit and Section 19 eligibility claims on this page are grounded in reviewed Department of Lands / Condominium Act primary evidence. Supplemental government guidance is used for practical transfer and evidence details; it does not replace or broaden the primary legal authority.
ExpatGuideAI uses reviewed official-source guidance. It does not claim that this page was reviewed by a lawyer or named expert, and it does not display a review date because the current page data does not expose a reliable review timestamp.
Operational government guidance
Thailand.go.th - Foreign Property Ownership: Acquisition of Real Estate
Foreign Property Ownership in Thailand - Condominium Eligibility and Funds
Operational government guidance
Thailand.go.th - Foreign Condominium Ownership Transfer Process
Foreign Condominium Ownership - Transfer Process and Foreign Quota Letter
