BOI 1 Rai — Foreigner Land Ownership Privilege in Phuket
Invest THB 40 million for 5 years — own up to 1 rai (1,600 sqm) of land in your own name
Phuket has a stark long-vs-short rental split — monthly long-stay (6-12 months) is 50-70% cheaper than Airbnb. A 3-bed private-pool villa runs THB 60-150k/month in Laguna; sea-view condos in Rawai THB 25-45k. High season fills up and rates 2-3x — sign before October.
Recommended places & options in Phuket
Phuket is Thailand's #1 destination for retirees, Elite Visa investors and digital nomads — 80,000+ foreigners (Russian, German, British, Australian). Phuket Airport (HKT) connects 25 countries with direct flights.
- Laguna Park (villas)
- Allamanda Laguna
- The Title Rawai
- Zen Space Cherng Talay
- Royal Phuket Marina
- Andamaya Surin Bay
Phuket-specific tips
- 1
Sign a 6+ month lease before early October to lock in low-season rates
- 2
Patong/tourist-rate electricity is THB 7-8/unit (higher than MEA)
- 3
49% foreign quotas fill fast in popular condos — rent before buying
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 Phuket
- Patong (tourist)
- Cherng Talay-Bang Tao (Laguna, families)
- Rawai-Nai Harn (Digital Nomads)
- Karon-Kata (quiet families)
- Phuket Old Town
- Koh Kaew (near airport)
Russian (Rawai-Nai Harn), British/Australian (Cherng Talay-Bang Tao), German (Karon-Kata), American (Laguna-Layan), Digital Nomads (Rawai)
Frequently asked questions
How much does boi 1 rai — foreigner land ownership privilege cost in Phuket?
Rawai/Phuket Town -10% vs Bangkok · Laguna/Surin +20% · Patong sea-view +40%. National benchmark: Min investment THB 40M + lawyer THB 100,000–300,000 + Land Office 6.3%.
Which neighbourhoods in Phuket are best for expats?
Top picks: Patong (tourist), Cherng Talay-Bang Tao (Laguna, families), Rawai-Nai Harn (Digital Nomads), Karon-Kata (quiet families).
How long does boi 1 rai — foreigner land ownership privilege take?
Standard timeline 60–90 days for Ministry of Interior approval. Phuket is similar — NYC can pre-book to complete in a single day.
What about internet and getting around in Phuket?
500 Mbps-1 Gbps fiber (AIS/True) THB 690-990 islandwide · 5G covers 90%. Transit: Private/rental cars dominate (no BTS) — Grab/Bolt in town, airport-Patong 45 min, airport-Laguna 20 min; rental motorbikes THB 3,000/month.
When is the best season in Phuket?
Tropical — monsoon May-Oct (scattered rain, not all-day), peak season Nov-Apr (dry, 26-32°C)
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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