What can a foreigner actually own in Thailand? The law today, and the headlines that are only proposals

Property headlines keep hinting that Thailand is about to loosen its rules for foreign buyers. Most of those stories describe ideas under discussion. Here is what is law, what is not, and what each change would do for you if it happened. Every claim carries a numbered source at the foot of the post.

The short version

• Own a condo unit outright, in your own name: law. Allowed while foreigners hold no more than 49% of the building's unit area [2]. The Nation reports no minimum purchase price for foreigners, and condo ownership can be held indefinitely [1].
• Own land outright: not allowed. Foreign land ownership is prohibited [2].
• Lease land or a house: law. The longest enforceable lease is 30 years. Renewals agreed in advance beyond that are not legally binding, so each renewal needs a fresh agreement [2].
• Raise the condo foreign quota above 49%: proposal. The government is considering a larger quota [1]. A 75% figure has been floated but has not been enacted [2].
• 99-year leases on non-agricultural land: proposal. Described as carrying mortgage, transfer and inheritance rights during the term. Not enacted, no confirmed timeline [2].
• Buy up to 1 rai of residential land with a ฿40 million investment: draft. A Cabinet-endorsed draft that the National Assembly sent back in March 2026. Still under review [2].

What the benefits would be, if the proposals pass

A higher quota would open more buildings to foreign buyers. The Nation points out that only a limited number of projects have reached the full 49% today, and that foreign buyers made up under 20% of condo purchases last year [1]. So for most buyers the quota is not what is holding them back. The gain would be real mainly in the few popular buildings that are full.

A 99-year lease is the change that would matter most for villa buyers. A lease you can mortgage and pass on is a different asset from a 30-year lease with no binding renewal. It is also the proposal with no timeline.

The ฿40 million land route is aimed at a small group of investors. It would not change much for a retired couple buying a ฿5 million home.

The same Nation report quotes the Agency for Real Estate Affairs arguing that any quota increase should come with tougher safeguards. It names nominee structures and, in some Bangkok, Pattaya and Hua Hin projects, foreign-dominated juristic management among its concerns [1]. Expect conditions attached if anything does pass.

What this means if you are buying now

• Plan on today's law, not on proposals. None of the three changes above has a date.
• If you want a house or villa, the lease terms are the thing to understand before you commit.
• If you want a condo, check how much of the foreign quota the building has used before you pay anything. Three questions to ask about a condo building before you pay a deposit covers how.

What we do about it

Our property search covers more than 10,000 listings across Hua Hin, Cha-am and Pranburi, and it is free to use. When you tell us what you want, we tell you which route is open to you as a foreign buyer and which headline is only a proposal. We do not use nominee structures.

Talk to us. Tell us your budget and whether you want a condo or a house, and we will say what is open to you today. 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)