MARS Guide
Buying property in Thailand as a foreigner
The essentials of Thai property ownership, explained plainly. Our agents walk you through every step in English, French or Thai.
01 Condominiums — the simplest route
Foreigners can own condominium units outright (freehold) as long as foreign ownership in the building stays within 49% of the total area — the "foreign quota". Every MARS listing states the quota status up front, and we verify it with the juristic office before you commit.
02 Houses and land — leasehold and company structures
Land cannot be owned directly by foreigners. Common structures are a 30-year registered lease (often with renewal options), or owning the building while leasing the land. Some buyers use a Thai company; this needs genuine business substance and proper legal advice — we will connect you with an independent lawyer before any commitment.
03 Typical costs at transfer
Budget roughly 2% transfer fee (often split between parties), 0.5% stamp duty or 3.3% specific business tax depending on the seller’s holding period, plus 1% mortgage registration if you borrow. Your MARS agent prepares a full cost breakdown before you sign anything.
04 The buying process with MARS
1) Shortlist and view — in person or by video call. 2) Reserve with a deposit under a clear reservation agreement. 3) Due diligence: title deed check, quota check, contract review. 4) Contract and payment via secure channels. 5) Transfer at the Land Office — we handle the paperwork and translations.
05 Sending money into Thailand
For condo freehold purchases, funds should arrive from abroad in foreign currency with the purpose stated, so the bank can issue the FET/credit advice needed at the Land Office. Plan this early — your agent will brief your bank wording.
This guide is general information, not legal or financial advice. Rules change and every case differs — MARS will always recommend an independent lawyer for your transaction.
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