BOI 1 Rai — Foreigner Land Ownership Privilege in Bangkok
Invest THB 40 million for 5 years — own up to 1 rai (1,600 sqm) of land in your own name
Thailand's deepest rental market — studios from THB 8,000 in the suburbs to 200,000+ THB Sukhumvit penthouses. Condos along BTS/MRT are the expat sweet spot (1-bedroom THB 18,000-35,000); single houses in Nichada (THB 60,000-150,000) suit families with kids at ISB.
Recommended places & options in Bangkok
Bangkok is Thailand's largest expat hub, home to 250,000+ foreigners including executives, teachers, digital nomads and corporate families, with 200+ BTS/MRT stations and 15 JCI-accredited hospitals.
- The Lumpini Sukhumvit 24
- Park Origin Phromphong
- Noble Around Ari
- Whizdom Asoke-Sukhumvit
- Nichada Thani (houses)
- Life Sukhumvit 62
Bangkok-specific tips
- 1
Pick a condo within 500m of BTS/MRT to cut commute time 40%
- 2
Get TM30 from the landlord on move-in — required for Certificate of Residence and visa extensions
- 3
Tenant agents are free (the owner pays the commission) — try Live in Bangkok or Hipflat
General steps (5 steps)
- 1Wire 40M from abroad
Open Thai non-resident account / wire with purpose 'Investment under Land Code 96bis' / receive FET form for each transaction
- 2Choose investment vehicle
Government bond (1–2% yield), BOI-promoted business, real estate fund (REIT), or infrastructure fund — 5-year lock-up
- 3Lawyer files with Ministry of Interior
Submit application + supporting docs — specify the parcel (max 1 rai in designated zones)
- 4Approval + sign SPA
After 60–90 day approval — sign SPA + deposit + land due diligence
- 5Transfer at Land Office
Both parties attend / pay 6.3% transfer / receive title in your name (foreign name)
Top neighbourhoods in Bangkok
- Sukhumvit-Asoke
- Sathorn-Silom
- Thonglor-Ekkamai
- Ari-Phahonyothin
- Rama 9-Ratchada
- Nichada Thani-Pak Kret
Japanese (Sukhumvit 33-49, Thonglor-Ekkamai), American/European (Sathorn-Silom-Nichada), Korean (Rama 9, Sukhumvit), Indian (Phahurat-Silom), Chinese (Huai Khwang-Ratchada)
Frequently asked questions
How much does boi 1 rai — foreigner land ownership privilege cost in Bangkok?
Most expensive in Thailand — prime Sukhumvit +30% vs average, Silom-Sathorn comparable. National benchmark: Min investment THB 40M + lawyer THB 100,000–300,000 + Land Office 6.3%.
Which neighbourhoods in Bangkok are best for expats?
Top picks: Sukhumvit-Asoke, Sathorn-Silom, Thonglor-Ekkamai, Ari-Phahonyothin.
How long does boi 1 rai — foreigner land ownership privilege take?
Standard timeline 60–90 days for Ministry of Interior approval. Bangkok is similar — NYC can pre-book to complete in a single day.
What about internet and getting around in Bangkok?
1 Gbps fiber (AIS/True/3BB) THB 590-890/month citywide · 5G on all carriers. Transit: BTS Sukhumvit + Silom Lines, MRT Blue + Purple, ARL to Suvarnabhumi, Grab/Bolt everywhere; private cars require tolerance for legendary traffic.
When is the best season in Bangkok?
Hot/humid year-round, 28-35°C avg. Rainy season May-Oct, cool/dry Nov-Feb
Can I resell?
Yes, to a Thai national at any time. Selling to another foreigner only works if the new buyer independently qualifies and completes the entire BOI 1-rai investment process in their own name, which in practice makes the Thai buyer market far more liquid.
Can I withdraw the 40M before 5 years?
No. The THB 40 million must remain invested in the approved assets for the full five years. Withdraw early and the land must be transferred to a Thai national or back to the state within 180 days, failing which the Director-General may order its disposal.
Can I build on the land?
Yes, without restriction. The house, pool, wall and any outbuildings are registered in your name for the whole holding period, and building ownership is not subject to the land restrictions that apply to the plot itself.
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