Reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, for ThaiLawOnline, a Thai law firm acting for foreigners since 2006.
Update log
- 31 October 2026: Added the statute box with Thai, English and French text and checked the page against the official text
Before paying a deposit on a Bangkok property, establish three things: who owns the property, which rights you are buying, and what happens if the transfer fails. A reservation form signed in a sales office deserves the same attention as the final purchase agreement. The deposit terms often determine how much room you have to withdraw.
ThaiLawOnline assists with title checks, purchase contracts and Land Office transfers. Send the title deed and proposed agreement early enough for problems to be resolved before the payment deadline.
Table of Contents
Choose a lawyer by the work included
Ask who will check the Land Office records, who will explain the findings, and who will attend the transfer. A contract review and a full property investigation are different services. The written scope should identify the property, documents to examine, exclusions, fee and expected delivery date.
A useful report tells you what a problem means for this purchase. An existing mortgage requires a discharge arrangement. Access over another ownerâs land requires a legal basis. A sellerâs promise to supply missing documents later requires a deadline and a remedy in the agreement.
Our property guide for foreign buyers explains the main ownership and use arrangements.
What we check before you commit
| Work | Questions to resolve |
|---|---|
| Title search and due diligence | Does the seller have authority to sell? Which mortgages, leases, servitudes or other registered rights affect the property? Does the agreed scope cover access, boundaries, construction and permits? |
| Contract review | When is the deposit refundable? What must each party provide? Who pays each tax and fee? What follows a missed deadline or failed condition? |
| Transfer preparation | Are the originals, powers of attorney, payment arrangements and supporting certificates ready for the responsible Land Office? |
| Registered use rights | Would a lease, usufruct or superficies fit the intended use? What happens on death, sale or termination? |
The law behind this page
English
Section 19 bis Condominium Act B.E. 2522
Full text
In each condominium, the units held in ownership by the aliens or juristic persons specified in section 19 must not, taken together, exceed 49 percent of the area of all the units in that condominium at the time the application to register the condominium under section 6 is made.
ThaiLawOnline translation
Section 19 Condominium Act B.E. 2522
Full text
Aliens and juristic persons deemed by law to be aliens may hold ownership of condominium units if they are the following aliens and juristic persons: (1) an alien permitted to reside in the Kingdom under the law on immigration; (2) an alien permitted to enter the Kingdom under the law on investment promotion; (3) a juristic person specified in sections 97 and 98 of the Land Code that is registered as a juristic person under Thai law; (4) a juristic person that is an alien under Announcement of the Revolutionary Council No. 281 dated 24 November B.E. 2515 and has received an investment promotion certificate under the law on investment promotion; (5) an alien, or a juristic person deemed by law to be an alien, who brings foreign currency into the Kingdom, or withdraws money from a baht account of a person residing outside the country, or withdraws money from a foreign currency deposit account.
ThaiLawOnline translation
Section 19 ter Condominium Act B.E. 2522
Full text
On a transfer of ownership of a condominium unit to an alien or juristic person specified in section 19, the applicant for the transfer shall notify the competent official of the names of the aliens or juristic persons specified in section 19, together with the proportion of unit area that those aliens or juristic persons already hold in ownership, and the alien or juristic person applying to receive the transfer shall also produce the following evidence to the competent official: (1) an alien specified in section 19 (1) must produce evidence of having been permitted to reside in the Kingdom under the law on immigration; (2) an alien specified in section 19 (2) must produce evidence of having been permitted to enter the Kingdom under the law on investment promotion; (3) a juristic person specified in section 19 (3) must produce evidence of registration as a juristic person under Thai law; (4) a juristic person specified in section 19 (4) must produce evidence of having received an investment promotion certificate under the law on investment promotion; (5) an alien or juristic person under section 19 (5) must produce evidence of bringing foreign currency into the Kingdom, or evidence of withdrawing money from a baht account of a person residing outside the country or from a foreign currency deposit account, in an amount not less than the price of the unit to be purchased.
ThaiLawOnline translation
Section 86 Limitation of Aliens Right in Land
Full text
An alien may acquire land only by virtue of the provisions of a treaty which provides that ownership of immovable property may be held, and subject also to the provisions of this Code. Subject to section 84, such an alien may acquire land for residential, commercial, industrial, agricultural, cemetery, public charity or religious purposes only in accordance with the conditions and procedure prescribed by ministerial regulation, and permission must be obtained from the Minister.
Unofficial translation by the Office of the Council of State
Section 456
A sale of immovable property is void unless made in writing and registered with the competent official (for land, the Land Office). The same applies to vessels of five tons and over, to floating houses and to beasts of burden.
Full text
A sale of immovable property is void unless it is made in writing and registered with the competent official. This rule also applies to the sale of vessels of five tons or more, and to the sale of floating houses and beasts of burden. An agreement to sell or to buy, or a promise in respect of a sale or purchase, of any property mentioned in paragraph one cannot be enforced by action unless there is written evidence of some kind signed by the party liable, or earnest has been given, or there has been part performance. The provisions of the preceding paragraph also apply to a contract of sale of movable property where the agreed price is twenty thousand baht or more.
ThaiLawOnline translation
Section 113 Penalties
Full text
Any person who acquires land as an agent of an alien or of a juristic person under section 97 or section 98 shall be liable to a fine not exceeding twenty thousand baht or to imprisonment for a term not exceeding two years, or to both.
Unofficial translation by the Office of the Council of State
Section 36 Foreign Business Act B.E. 2542
Full text
A person of Thai nationality or a juristic person that is not an alien under this Act who assists or supports, or joins in operating, a business of an alien that is a business specified in the Lists annexed to this Act, where that alien has not been permitted to operate that business, or who joins in operating a business of an alien while representing it as being their business alone, or who holds shares on behalf of an alien in a partnership, limited company or any juristic person so that the alien may operate a business by evading or violating the provisions of this Act, and likewise an alien who consents to a person of Thai nationality or a juristic person that is not an alien under this Act doing such an act, shall be liable to imprisonment not exceeding 3 years, or a fine from 100,000 baht to 1,000,000 baht, or both, and the court shall order the assistance or support to cease, or the joint operation of the business to cease, or the shareholding or partnership to cease, as the case may be. A person who fails to comply with the court's order shall be liable to a fine of 10,000 baht to 50,000 baht per day for as long as the violation continues.
ThaiLawOnline translation
Section 29 Condominium Act B.E. 2522
Full text
A person wishing to register rights and juristic acts concerning a condominium unit under this Act shall bring the condominium unit title deed for registration with the competent official. Where registration of rights and juristic acts transferring ownership of a condominium unit is applied for, the competent official may accept the registration only when the unit is free of debts arising from the expenses under section 18, and a most recent certificate of debt clearance from the condominium juristic person must be produced. The manager must issue the certificate of debt clearance under paragraph 2 to the co-owner within 15 days from the date of receiving the request and the co-owner having paid the debts arising from the expenses under section 18 in full. Paragraph 2 does not apply to registration of rights and juristic acts transferring ownership of a condominium unit before the condominium juristic person is registered.
ThaiLawOnline translation
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āļĄāļēāļāļĢāļē 19 āļāļĢāļĩ āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
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āļāļēāļĢāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļŦāđāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āđāļŦāđāļāļđāđāļāļāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļāđāļāļĢāļēāļĒāļāļ·āđāļāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āļāļĢāđāļāļĄāļāļąāđāļāļāļąāļāļĢāļēāļŠāđāļ§āļāđāļāļ·āđāļāļāļĩāđāļāļāļāļŦāđāļāļāļāļļāļāļāļĩāđāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļąāļāļāļĨāđāļēāļ§āļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļāļĒāļđāđāđāļĨāđāļ§āļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āđāļĨāļ°āđāļŦāđāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļđāđāļāļāļĢāļąāļāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļąāļāļāđāļāđāļāļāļĩāđāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāđāļ§āļĒ (āđ) āļŠāļģāļŦāļĢāļąāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāđāļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāđāļāđāļāļāļđāđāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļāđāļāđāļēāđāļĄāļ·āļāļ (āđ) āļŠāļģāļŦāļĢāļąāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāđāļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāđāļāđāļāļāļđāđāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāđāļāđāļēāļĄāļēāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ (āđ) āļŠāļģāļŦāļĢāļąāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāđāļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāđāļāđāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļāļŦāļĄāļēāļĒāđāļāļĒ (āđ) āļŠāļģāļŦāļĢāļąāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ (āđ) āļāđāļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāđāļāđāļāļāļđāđāđāļāđāļĢāļąāļāļāļąāļāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļ (āđ) āļŠāļģāļŦāļĢāļąāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļĨāļ°āļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ (āđ) āļāđāļāļāđāļŠāļāļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāļāļģāđāļāļīāļāļāļĢāļēāļāđāļēāļāļāļĢāļ°āđāļāļĻāđāļāđāļēāļĄāļēāđāļāļĢāļēāļāļāļēāļāļēāļāļąāļāļĢāļŦāļĢāļ·āļāļŦāļĨāļąāļāļāļēāļāļāļēāļĢāļāļāļāđāļāļīāļāļāļēāļāļāļąāļāļāļĩāđāļāļīāļāļāļēāļāļāļāļāļāļļāļāļāļĨāļāļĩāđāļĄāļĩāļāļīāđāļāļāļĩāđāļāļĒāļđāđāļāļāļāļāļĢāļ°āđāļāļĻāļŦāļĢāļ·āļāļāļāļāđāļāļīāļāļāļēāļāļāļąāļāļāļĩāđāļāļīāļāļāļēāļāđāļāļīāļāļāļĢāļēāļāđāļēāļāļāļĢāļ°āđāļāļĻāđāļāļāļģāļāļ§āļāđāļĄāđāļāđāļāļĒāļāļ§āđāļēāļāđāļēāļŦāđāļāļāļāļļāļāļāļĩāđāļāļ°āļāļ·āđāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 86
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļāļāđāļēāļāļāđāļēāļ§āļāļ°āđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāļāđāđāļāļĒāļāļēāļĻāļąāļĒāļāļāļŠāļāļāļīāļŠāļąāļāļāļēāļāļķāđāļāļāļąāļāļāļąāļāļīāđāļŦāđāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāđāļāđ āđāļĨāļ°āļāļĒāļđāđāđāļāļāļąāļāļāļąāļāļāļāļāļąāļāļāļąāļāļīāđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļĩāđāļāđāļ§āļĒ āļ āļēāļĒāđāļāđāļāļąāļāļāļąāļāļĄāļēāļāļĢāļē āđāđ āļāļāļāđāļēāļāļāđāļēāļ§āļāļąāļāļāļĨāđāļēāļ§āļāļ°āđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļ·āđāļāđāļāđāđāļāđāļāļāļĩāđāļāļĒāļđāđāļāļēāļĻāļąāļĒ āļāļĢāļ°āļāļāļāļāļīāļāļāļēāļĢāđāļāļāļēāļāļāļēāļāļīāļāļĒāļāļĢāļĢāļĄ āļāļļāļāļŠāļēāļŦāļāļĢāļĢāļĄ āđāļāļĐāļāļĢāļāļĢāļĢāļĄ āļāļēāļĢāļŠāļļāļŠāļēāļ āļāļēāļĢāļāļļāļĻāļĨāļŠāļēāļāļēāļĢāļāļ° āļŦāļĢāļ·āļāļāļēāļĢāļĻāļēāļŠāļāļē āļāđāļāļāđāļāđāļāđāļāļāļēāļĄāđāļāļ·āđāļāļāđāļāđāļĨāļ°āļ§āļīāļāļĩāļāļēāļĢāļāļķāđāļāļāļģāļŦāļāļāđāļāļĒāļāļāļāļĢāļ°āļāļĢāļ§āļ āđāļĨāļ°āļāđāļāļāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāļāļēāļāļĢāļąāļāļĄāļāļāļĢāļĩ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 456
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļēāļĢāļāļ·āđāļāļāļēāļĒāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđ āļāđāļēāļĄāļīāđāļāđāļāļģāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāđāļĨāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāđāļāđāļāđāļĄāļāļ° āļ§āļīāļāļĩāļāļĩāđāđāļŦāđāđāļāđāļāļķāļāļāļ·āđāļāļāļēāļĒāđāļĢāļ·āļāļĄāļĩāļĢāļ°āļ§āļēāļāļāļąāđāļāđāļāđāļŦāđāļēāļāļąāļāļāļķāđāļāđāļ āļāļąāđāļāļāļ·āđāļāļāļēāļĒāđāļāđāļĨāļ°āļŠāļąāļāļ§āđāļāļēāļŦāļāļ°āļāđāļ§āļĒ āļŠāļąāļāļāļēāļāļ°āļāļēāļĒāļŦāļĢāļ·āļāļāļ°āļāļ·āđāļ āļŦāļĢāļ·āļāļāļģāļĄāļąāđāļāđāļāļāļēāļĢāļāļ·āđāļāļāļēāļĒāļāļĢāļąāļāļĒāđāļŠāļīāļāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļ§āļĢāļĢāļāļŦāļāļķāđāļ āļāđāļēāļĄāļīāđāļāđāļĄāļĩāļŦāļĨāļąāļāļāļēāļāđāļāđāļāļŦāļāļąāļāļŠāļ·āļāļāļĒāđāļēāļāļŦāļāļķāđāļāļāļĒāđāļēāļāđāļāļĨāļāļĨāļēāļĒāļĄāļ·āļāļāļ·āđāļāļāđāļēāļĒāļāļđāđāļāđāļāļāļĢāļąāļāļāļīāļāđāļāđāļāļŠāļģāļāļąāļ āļŦāļĢāļ·āļāđāļāđāļ§āļēāļāļāļĢāļ°āļāļģāđāļ§āđāļŦāļĢāļ·āļāđāļāđāļāļģāļĢāļ°āļŦāļāļĩāđāļāļēāļāļŠāđāļ§āļāđāļĨāđāļ§ āļāļ°āļāđāļāļāļĢāđāļāļāđāļŦāđāļāļąāļāļāļąāļāļāļāļĩāļŦāļēāđāļāđāđāļĄāđ āļāļāļāļąāļāļāļąāļāļīāļāļĩāđāļāļĨāđāļēāļ§āļĄāļēāđāļāļ§āļĢāļĢāļāļāđāļāļāļāļĩāđ āđāļŦāđāđāļāđāļāļąāļāļāļąāļāļāļķāļāļŠāļąāļāļāļēāļāļ·āđāļāļāļēāļĒāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāļāļķāđāļāļāļāļĨāļāļāļąāļāđāļāđāļāļĢāļēāļāļēāļŠāļāļāļŦāļĄāļ·āđāļāļāļēāļ āļŦāļĢāļ·āļāļāļ§āđāļēāļāļąāđāļāļāļķāđāļāđāļāļāđāļ§āļĒ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 113
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļāļēāļāļ°āđāļāđāļāļāļąāļ§āđāļāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļ§āļēāļĄāđāļāļĄāļēāļāļĢāļē āđāđ āļŦāļĢāļ·āļāļĄāļēāļāļĢāļē āđāđ āļĄāļĩāļāļ§āļēāļĄāļāļīāļāļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļĢāļąāļāđāļĄāđāđāļāļīāļāļŠāļāļāļŦāļĄāļ·āđāļāļāļēāļ āļŦāļĢāļ·āļāļāļģāļāļļāļāđāļĄāđāđāļāļīāļāļŠāļāļāļāļĩ āļŦāļĢāļ·āļāļāļąāđāļāļāļĢāļąāļāļāļąāđāļāļāļģ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 36 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļĢāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļ.āļĻ. 2542
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāļĄāļĩāļŠāļąāļāļāļēāļāļīāđāļāļĒāļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāļĄāļīāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļŦāđāļāļ§āļēāļĄāļāđāļ§āļĒāđāļŦāļĨāļ·āļāļŦāļĢāļ·āļāļŠāļāļąāļāļŠāļāļļāļāļŦāļĢāļ·āļāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļāļąāļāđāļāđāļāļāļļāļĢāļāļīāļāļāļĩāđāļāļģāļŦāļāļāđāļ§āđāđāļāļāļąāļāļāļĩāļāđāļēāļĒāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļāļĒāļāļāļāđāļēāļāļāđāļēāļ§āļāļąāđāļāļĄāļīāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļąāļāļāļĨāđāļēāļ§ āļŦāļĢāļ·āļāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļĒāđāļŠāļāļāļāļāļāļ§āđāļēāđāļāđāļāļāļļāļĢāļāļīāļāļāļāļāļāļāđāļāđāļāļđāđāđāļāļĩāļĒāļ§āļŦāļĢāļ·āļāļāļ·āļāļŦāļļāđāļāđāļāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļŦāđāļēāļāļŦāļļāđāļāļŠāđāļ§āļāļŦāļĢāļ·āļāļāļĢāļīāļĐāļąāļāļāļģāļāļąāļ āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāđāļ āđ āđāļāļ·āđāļāđāļŦāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāđāļāļĒāļŦāļĨāļĩāļāđāļĨāļĩāđāļĒāļāļŦāļĢāļ·āļāļāđāļēāļāļ·āļāļāļāļāļąāļāļāļąāļāļīāđāļŦāđāļāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āļĢāļ§āļĄāļāļąāđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāļĒāļīāļāļĒāļāļĄāđāļŦāđāļāļđāđāļĄāļĩāļŠāļąāļāļāļēāļāļīāđāļāļĒāļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāļĄāļīāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđāļāļĢāļ°āļāļģāļāļēāļĢāļāļąāļāļāļĨāđāļēāļ§ āļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļģāļāļļāļāđāļĄāđāđāļāļīāļāļŠāļēāļĄāļāļĩ āļŦāļĢāļ·āļāļāļĢāļąāļāļāļąāđāļāđāļāđāļŦāļāļķāđāļāđāļŠāļāļāļēāļāļāļķāļāļŦāļāļķāđāļāļĨāđāļēāļāļāļēāļ āļŦāļĢāļ·āļāļāļąāđāļāļāļģāļāļąāđāļāļāļĢāļąāļ āđāļĨāļ°āđāļŦāđāļĻāļēāļĨāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāđāļŦāđāļāļ§āļēāļĄāļāđāļ§āļĒāđāļŦāļĨāļ·āļāļŦāļĢāļ·āļāļŠāļāļąāļāļŠāļāļļāļ āļŦāļĢāļ·āļāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļ āļŦāļĢāļ·āļāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāļāļ·āļāļŦāļļāđāļ āļŦāļĢāļ·āļāļāļēāļĢāđāļāđāļāļŦāļļāđāļāļŠāđāļ§āļāļāļąāđāļāđāļŠāļĩāļĒ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ āļŦāļēāļāļāđāļēāļāļ·āļāđāļĄāđāļāļāļīāļāļąāļāļīāļāļēāļĄāļāļģāļŠāļąāđāļāļĻāļēāļĨāļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļĢāļąāļāļ§āļąāļāļĨāļ°āļŦāļāļķāđāļāļŦāļĄāļ·āđāļāļāļēāļāļāļķāļāļŦāđāļēāļŦāļĄāļ·āđāļāļāļēāļāļāļĨāļāļāđāļ§āļĨāļēāļāļĩāđāļĒāļąāļāļāđāļēāļāļ·āļāļāļĒāļđāđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 29 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāļāļĢāļ°āļŠāļāļāđāļāļ°āļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļĩāđāļĒāļ§āļāļąāļāļŦāđāļāļāļāļļāļāļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļŦāđāļāļģāļŦāļāļąāļāļŠāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāļŦāđāļāļāļāļļāļāļĄāļēāļāļāļāļ°āđāļāļĩāļĒāļāļāđāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđ āđāļāļāļĢāļāļĩāļāļĩāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļ āļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļ°āļĢāļąāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāđāđāļĄāļ·āđāļāļŦāđāļāļāļāļļāļāļāļąāļāļāļĨāđāļēāļ§āļāļĨāļāļāļāļēāļāļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļāļĒāļāđāļāļāļĄāļĩāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļĢāļēāļ§āļāļĩāđāļŠāļļāļāļāļēāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļāļĄāļēāđāļŠāļāļ āļāļđāđāļāļąāļāļāļēāļĢāļāđāļāļāļāļģāđāļāļīāļāļāļēāļĢāļāļāļāļŦāļāļąāļāļŠāļ·āļāļĢāļąāļāļĢāļāļāļāļēāļĢāļāļĨāļāļāļŦāļāļĩāđāļāļēāļĄāļ§āļĢāļĢāļāļŠāļāļāđāļŦāđāđāļāđāđāļāđāļēāļāļāļāļĢāđāļ§āļĄāļ āļēāļĒāđāļāļŠāļīāļāļŦāđāļēāļ§āļąāļāļāļąāļāđāļāđāļ§āļąāļāļāļĩāđāđāļāđāļĢāļąāļāļāļģāļĢāđāļāļāļāļāđāļĨāļ°āđāļāđāļēāļāļāļāļĢāđāļ§āļĄāđāļāđāļāļģāļĢāļ°āļŦāļāļĩāđāļāļąāļāđāļāļīāļāļāļēāļāļāđāļēāđāļāđāļāđāļēāļĒāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļāļĢāļāļāđāļ§āļāđāļĨāđāļ§ āļāļ§āļēāļĄāđāļāļ§āļĢāļĢāļāļŠāļāļāļĄāļīāđāļŦāđāđāļāđāļāļąāļāļāļąāļāđāļāđāļāļĢāļāļĩāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāđāļāļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāļāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļāļēāļĢāļāļļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 19 bis Condominium Act B.E. 2522
Dans chaque immeuble en copropriÃĐtÃĐ, les lots dÃĐtenus par les ÃĐtrangers ou personnes morales de l'article 19 ne peuvent excÃĐder au total 49 % de la superficie de tous les lots, calculÃĐe au moment de la demande d'enregistrement prÃĐvue à l'article 6.
rÃĐsumÃĐ non officiel
Article 19 Condominium Act B.E. 2522
Peuvent possÃĐder un lot: ÃĐtrangers autorisÃĐs à rÃĐsider; ÃĐtrangers admis via la promotion des investissements; personnes morales des articles 97 et 98 du Code foncier enregistrÃĐes en ThaÃŊlande; personnes morales ÃĐtrangÃĻres promues; ÃĐtrangers ou personnes morales ÃĐtrangÃĻres finançant par devises importÃĐes, compte en bahts de non-rÃĐsident ou compte en devises.
rÃĐsumÃĐ non officiel
Article 19 ter Condominium Act B.E. 2522
Lors du transfert à un ÃĐtranger ou une personne morale visÃĐs à l'article 19, le demandeur dÃĐclare à l'agent compÃĐtent la liste des dÃĐtenteurs visÃĐs et leur quote-part de superficie; l'acquÃĐreur prouve sa qualitÃĐ ou, pour l'article 19 (5), l'origine de fonds au moins ÃĐgaux au prix du lot.
rÃĐsumÃĐ non officiel
Article 86
Un ÃĐtranger ne peut acquÃĐrir un terrain qu'en vertu des dispositions d'un traitÃĐ qui permet d'avoir la propriÃĐtÃĐ d'un bien immobilier, et sous rÃĐserve ÃĐgalement des dispositions du prÃĐsent Code. Sous rÃĐserve de l'article 84, cet ÃĐtranger ne peut acquÃĐrir un terrain à usage d'habitation, d'activitÃĐ commerciale, industrielle ou agricole, de cimetiÃĻre, de bienfaisance publique ou de culte que conformÃĐment aux conditions et à la procÃĐdure fixÃĐes par rÃĻglement ministÃĐriel, et il doit obtenir l'autorisation du Ministre.
rÃĐsumÃĐ non officiel
Article 456
La vente d'un immeuble est nulle si elle n'est pas faite par ÃĐcrit et enregistrÃĐe auprÃĻs du fonctionnaire compÃĐtent. La mÊme rÃĻgle s'applique à la vente des navires d'une jauge de cinq tonneaux ou plus, ainsi qu'à la vente des maisons flottantes et des bÊtes de somme. La promesse de vente ou d'achat, ou l'engagement relatif à la vente ou à l'achat d'un bien visÃĐ au premier alinÃĐa, ne peut faire l'objet d'une action en exÃĐcution que s'il en existe une preuve ÃĐcrite quelconque signÃĐe par la partie obligÃĐe, ou si des arrhes ont ÃĐtÃĐ versÃĐes, ou s'il y a eu exÃĐcution partielle. Les dispositions de l'alinÃĐa prÃĐcÃĐdent s'appliquent ÃĐgalement au contrat de vente d'un bien meuble dont le prix convenu est de vingt mille bahts ou plus.
rÃĐsumÃĐ non officiel
Article 113
Quiconque acquiert un terrain en qualitÃĐ de mandataire d'un ÃĐtranger ou d'une personne morale visÃĐe à l'article 97 ou à l'article 98 est passible d'une amende n'excÃĐdant pas vingt mille bahts ou d'un emprisonnement n'excÃĐdant pas deux ans, ou de ces deux peines.
rÃĐsumÃĐ non officiel
Article 36 Foreign Business Act B.E. 2542
Le ThaÃŊlandais ou la personne morale non ÃĐtrangÃĻre, prÊte-nom ou aidant un ÃĐtranger non autorisÃĐ pour une activitÃĐ des listes, et l'ÃĐtranger consentant, encourent jusqu'à 3 ans de prison et/ou 100 000 à 1 000 000 bahts. Cessation ordonnÃĐe, sous peine de 10 000 à 50 000 bahts par jour.
rÃĐsumÃĐ non officiel
Article 29 Condominium Act B.E. 2522
L'enregistrement se fait sur prÃĐsentation du titre du lot. Tout transfert exige la plus rÃĐcente attestation d'absence de dettes de charges (article 18), dÃĐlivrÃĐe par le gÃĐrant sous 15 jours aprÃĻs demande et paiement intÃĐgral, sauf transfert antÃĐrieur à l'enregistrement de la personne morale de copropriÃĐtÃĐ.
rÃĐsumÃĐ non officiel
Supreme Court decisions
- 2690/2538 (1995): Nominee Land for a Foreigner: Not Wholly Void, but a Good-Faith Buyer Takes Priority
- 17923/2557 (2014): Lease That Was Really a Sale: Foreign Buyers Cannot Compel Transfer to a Nominee Company
- 5457/2560 (2017): Sham Loan Hiding a Business Bought Through Thai Nominee Shareholders: Void, and the Money Irrecoverable
Sources
- Condominium Act B.E. 2522, retrieved 31 October 2026
- Land Code, Office of the Council of State, retrieved 31 October 2026
- Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
- Foreign Business Act B.E. 2542, retrieved 31 October 2026
- deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026
Buying a condominium as a foreigner
Foreign condominium ownership is subject to eligibility requirements and the buildingâs foreign ownership quota. Section 19 bis of the Condominium Act sets the ceiling at 49% of the total area of all units. A unit being advertised to foreigners does not establish quota availability.
Obtain the condominium juristic personâs confirmation and arrange the required financial evidence before transfer. For a buyer relying on money remitted from abroad, agree the currency, beneficiary details and supporting bank documents before sending the money. Sorting out an incorrectly documented transfer afterwards creates avoidable work.
For a resale, also review common-area charges, outstanding liabilities, the condition of the unit and the handover arrangements. Legal due diligence does not replace a physical inspection.
Land, companies and a Thai spouse
Foreign ownership of land is restricted. Marriage to a Thai citizen does not create a general right to own land. Nor does paying for land registered in someone elseâs name make you its registered owner.
Do not accept a company with name-only Thai shareholders as a shortcut. Nominee arrangements carry serious legal risks. A particular share percentage or voting arrangement is not a guarantee of compliance. Review the genuine business, investment, shareholders and applicable ownership rules together.
Where a Thai spouse purchases land, examine the required declarations and the source and legal character of the purchase funds before signing. If you intend to finance a house or retain occupation rights, document the proposed arrangement separately. A lease, usufruct or superficies creates a different right from ownership of the land; choose according to the intended use and the consequences for both spouses.
Confirm the Land Office from the title
Use the title details to confirm which Land Office handles the registration. A neighbourhood name such as Sukhumvit or Sathorn is not enough to settle jurisdiction. Send clear copies of both sides of the title and the property address before arranging attendance.
Confirm the officeâs document requirements, any required consent, the proposed power of attorney and the payment method in advance. A planned transfer date remains dependent on complete documents and any mortgage discharge or other outstanding condition.
Building or buying off-plan
A construction agreement needs specifications, drawings, payment milestones, a completion date and a workable response to defects or delay. Tie payments to defined work. Avoid paying most of the price before there is enough completed work to justify the payment.
Check the rights over the site and the relevant approvals separately from the contractorâs promises. For an off-plan purchase, examine the developerâs obligations if construction, registration or handover is delayed. A persuasive brochure is no substitute for those terms.
Legal fees and transfer costs
Our legal fee schedule lists the available services. Request a written quote stating whether searches, travel, translations, registration attendance and official charges are included. The amount payable to the government is separate from the lawyerâs fee unless expressly included.
Transfer tax is not a single percentage of the purchase price. The sellerâs status, official valuation, acquisition history and applicable exemptions affect the calculation. Company and individual sellers also have different withholding-tax rules. The Revenue Department specifies 1% withholding for a company seller, calculated on the higher of the sale price and appraised value; an individual seller requires a separate calculation.
Ask for an itemised estimate using the facts of the transaction, then confirm the applicable charges with the Land Office. Check the conditions and effective dates of any temporary fee reduction. Do not assume a concession advertised for Thai buyers applies to a foreign purchaser. Our property tax guide explains the categories to consider.
Frequently asked questions
What should I check before paying a deposit on a Bangkok property?
Establish who owns the property, which rights you are buying, and what happens if the transfer fails. A reservation form signed in a sales office deserves the same attention as the final purchase agreement.
Can a foreigner own a condominium unit in Bangkok?
Foreign condominium ownership is subject to eligibility requirements and the buildingâs foreign ownership quota. Section 19 bis of the Condominium Act sets the ceiling at 49% of the total area of all units. A unit being advertised to foreigners does not establish quota availability.
Does marrying a Thai citizen let me own land?
No. Marriage to a Thai citizen does not create a general right to own land. Nor does paying for land registered in someone elseâs name make you its registered owner.
Which Land Office will handle my transfer?
Use the title details to confirm it. A neighbourhood name such as Sukhumvit or Sathorn is not enough to settle jurisdiction. Send clear copies of both sides of the title and the property address before arranging attendance.
Send the documents before the deadline
For an initial review, send:
- The front and back of the title deed.
- The reservation form, proposed contract and any amendments.
- The agreed price, deposit receipts and payment schedule.
- Any mortgage, lease or other relevant documents already supplied by the seller.
State the next payment or signing deadline in your message. Book a consultation or email info@thailawonline.com. For services outside Bangkok, see our Thailand property services.
Sources: Department of Lands registration guide; Revenue Department, company-seller withholding tax; Revenue Code, individual income tax provisions.
Buying outside Bangkok? The same fixed fees apply, with the local Land Office explained on our pages for Pattaya, Phuket, Hua Hin, Chiang Mai and Koh Samui.
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