BOI 1 Rai — Foreigner Land Ownership Privilege in Pattaya
Invest THB 40 million for 5 years — own up to 1 rai (1,600 sqm) of land in your own name
Diverse rental market — studios THB 7-12k, 1-bed sea-view THB 15-25k, 3-bed Huai Yai villas with pool THB 35-65k/month. Long leases save 15-20%. The 49% foreign quota fills fast in popular condos.
Recommended places & options in Pattaya
Pattaya-Jomtien is a coastal city with 60,000+ foreigners — mostly Russian, European and British retirees plus EEC investors. 1.5 hours from Bangkok; U-Tapao airport offers direct flights to 6 countries.
- The Riviera Wongamat
- Centric Sea Pattaya
- Lumpini Jomtien
- Park Royal 2
- Mountain View Huai Yai (villas)
- Baan Sansaran
Pattaya-specific tips
- 1
Pick condos that allow long leases (some buildings are short-stay only)
- 2
Huai Yai/Na Jomtien villas are 30-50% cheaper than equivalent Phuket villas
- 3
Sign before October — high season Nov-Mar bumps rates 30-50%
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 Pattaya
- North Pattaya (quiet)
- Central Pattaya (Walking Street)
- South Pattaya-Jomtien (retirees)
- Huai Yai (villas)
- Na Jomtien (sea-view)
- Bang Saray
Russian (Central Pattaya), British/American (Jomtien), German/Swiss (North Pattaya), Indian (Central), Chinese (Koh Larn)
Frequently asked questions
How much does boi 1 rai — foreigner land ownership privilege cost in Pattaya?
30% cheaper than Bangkok · Wongamat sea-view at premium · Jomtien mid-range. National benchmark: Min investment THB 40M + lawyer THB 100,000–300,000 + Land Office 6.3%.
Which neighbourhoods in Pattaya are best for expats?
Top picks: North Pattaya (quiet), Central Pattaya (Walking Street), South Pattaya-Jomtien (retirees), Huai Yai (villas).
How long does boi 1 rai — foreigner land ownership privilege take?
Standard timeline 60–90 days for Ministry of Interior approval. Pattaya is similar — NYC can pre-book to complete in a single day.
What about internet and getting around in Pattaya?
1 Gbps fiber THB 690-890 · 5G covers Beach Road, Jomtien. Transit: Baht buses THB 10-30 on main routes, Grab/Bolt available, motorbike rentals THB 2,500/month, Suvarnabhumi 1.5h via motorway.
When is the best season in Pattaya?
Hot/humid 27-34°C year-round, rain May-Oct (intense short bursts), high season Nov-Mar
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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