15/06/2026
🇹🇭 Can Foreigners Truly Own 100% of a Condo in Thailand? And what is the “49% Rule” anyway?
There are a lot of misconceptions out there. Some think foreigners never get true ownership, while others don't realize they actually own a share of the land underneath the building. Let’s clear it up once and for all! 👇
🏢 1. 100% Freehold in Your Own Name
When a foreigner buys a condo under the Foreign Quota, you own your unit 100%, freehold, in your own name. You don't get a standard land title; instead, you receive a special deed called the Or Chor 2 (อ.ช.2). This document specifies your unit, floor, size, and your exact proportionate ownership share of the common property and the land the building sits on.
📊 2. The 49% Rule is About "Space", Not Units
By Thai law, foreigners can own up to 49% of the total sellable floor area of a condominium building—not the total number of units. At least 51% must remain Thai-owned. This means one massive penthouse can consume more foreign quota than several small studio apartments.
💰 3. The Money Has to Speak the "Right Language"
This is where most buyers trip up. It’s not just about picking the right unit; it’s about how you pay for it.
Funds must originate from outside Thailand in foreign currency.
The Thai receiving bank must convert it and issue a Foreign Exchange Transaction (FET) certificate.
Without the FET document showing the exact buyer's name and correct transfer purpose, the Land Office will not register the property in your name.
💡 5 Critical Questions to Ask Before You Wire Any Money:
1️⃣ How many square meters of foreign quota are still available in this building?
2️⃣ What exact percentage share of the common property comes with my unit?
3️⃣ What is the correct transfer route to ensure the receiving bank issues the FET?
4️⃣ What exact name and purpose code must appear on the SWIFT transfer?
5️⃣ If using a lawyer’s escrow account, how are the funds protected and documented for the FET?
"Buying the unit is the easy part. Ensuring the money arrives speaking the right language is what secures your investment."
💬 Are you looking for premium condos with available foreign quota, or do you need expert guidance on navigating the transaction process safely?
Send us a message via Inbox right now! Our team is ready to guide you through every step smoothly. 📥
