Three questions to ask about a condo building before you pay a deposit

The news about foreign ownership is mostly about changing the rules. The rules you buy under are the ones in force today, and they depend on the building. These three questions come straight from the latest reporting. Every claim carries a numbered source at the foot of the post.

1. How much of the foreign quota has the building used?

Foreign ownership in one building is capped at 49% of the total unit area [2]. The Nation reports that only a limited number of projects have reached the full 49% [1], so most buildings have room. The ones that do not tend to be the popular ones. LAFS Legal reports that the Land Department now uses a stricter digital tracking system that flags buildings approaching the cap, and that near-cap transfers may take one to three weeks longer [2]. That second claim has no source on the page, so treat it as one firm's view.

2. Who runs the building?

The Nation's report lists foreign-dominated juristic management in some Bangkok, Pattaya and Hua Hin projects among the concerns behind calls for tougher rules [1]. The juristic person sets the common fees and looks after the shared areas. Ask who sits on it and how the fees have moved.

3. If it is off-plan, what does the reservation contract say?

New rules from the Office of the Consumer Protection Board, in force since January 2025, tighten reservation contracts and deposit handling for pre-construction condo purchases [2]. Read what you are signing, and what happens to your deposit if the project is late.

What we do about it

When you pick a building from our property search, we help you ask these three questions before you pay anything. Searching is free.

Talk to us. Found a condo you like? Send us the name and we will help you check it. WhatsApp +44 7763 597345

David and the TCT team

Sources

• [1] The Nation, "Thailand urged to tighten rules on foreign condo ownership", 19 June 2026. nationthailand.com
• [2] LAFS Legal, "Foreign Property Ownership in Thailand: What Changed in 2026 and What It Means for Expat Buyers", last updated 25 September 2026. lafs-legal.com (a law firm's own page, not an official source)