Buying a Condo in Thailand — Foreign Quota 49% + FET in Bangkok
Foreign quota up to 49% per building, funds wired in from abroad with a Foreign Exchange Transaction (FET) form
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)
- 1Project due diligence
Request Foreign Quota letter to confirm 49% still open / get Nor Sor 4 Jor title / check encumbrances / review juristic person financial statements
- 2Sign Reservation Agreement
Pay 50,000–200,000 THB deposit / specify 14–30 day due diligence period / refund clause if title check fails
- 3Wire funds from abroad
Open a Thai non-resident account or use existing offshore funds — wire with purpose 'Purchase of Condominium Unit XX' so the bank issues the FET form
- 4Due diligence + sign SPA
Lawyer reviews contract + Land Office search + chain of title + outstanding charges — sign Sale & Purchase Agreement + 20–30% down payment
- 5Transfer at Land Office
Both parties attend the Land Office + pay 6.3% transfer fees + receive title deed in your name — completed in one day
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 buying a condo in thailand — foreign quota 49% + fet cost in Bangkok?
Most expensive in Thailand — prime Sukhumvit +30% vs average, Silom-Sathorn comparable. National benchmark: Closing 6.3% + agent 3% + lawyer THB 20,000–50,000.
Which neighbourhoods in Bangkok are best for expats?
Top picks: Sukhumvit-Asoke, Sathorn-Silom, Thonglor-Ekkamai, Ari-Phahonyothin.
How long does buying a condo in thailand — foreign quota 49% + fet take?
Standard timeline 30–60 days including due diligence. 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 buy land?
No. Bare land is reserved for Thai nationals. The narrow exception is a BOI-approved investment of THB 40 million held for at least five years, which permits 1 rai for residential use. Condominium units, by contrast, can be held freehold in a foreigner's own name within the 49% quota.
What is the FET form and why is it needed?
The Foreign Exchange Transaction form is a bank certification proving the purchase funds were remitted from abroad in foreign currency and converted in Thailand. The Land Office will not register a foreign freehold transfer without it, and it is mandatory for every inbound transaction of USD 50,000 or more.
What if the 49% foreign quota is full?
Your options are a registered leasehold of 30 years in your own name (commonly written as 30+30+30), or purchase through a Thai company that genuinely trades. Nominee shareholder structures have been actively enforced against since 2022, so take Thai legal advice before choosing the company route.
Buying a Condo in Thailand — Foreign Quota 49% + FET in other cities
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