Foreign Quota Condo Thailand Explained: 2025 Guide for Foreign Buyers

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Buying a condo in Thailand can feel exciting. But if you are a foreign buyer, there is one key rule you must understand before you sign anything. It is called the foreign quota. This rule decides how much of a condominium project can be owned by non-Thais. Many people only hear about it late in the process and face problems at the Land Office. In this guide, we explain what the foreign quota is, why it matters, and how foreigners can still own condos legally in Thailand.

Highlights

Foreigners can own condos in Thailand under a freehold title.

The foreign quota limits foreign ownership to 49 percent of the total sellable area.

Always check quota status before paying a deposit or signing a contract.

If the quota is full, options include leasehold, Thai spouse purchase, or company ownership.

What is the foreign quota?

Thai law allows foreigners to hold a condo under a freehold title. Freehold means you are the legal owner of the unit in your own name. But there is a limit. Foreign ownership cannot be more than 49 percent of the total sellable area in any registered condominium.

This rule comes from the Condominium Act B.E. 2522 (1979). It is enforced by the Land Department when they register ownership transfers. Once the foreign quota is full, no new foreign buyer can be registered under a freehold title. Even if plenty of units remain unsold, they must be sold to Thai buyers. Department of Lands, Thailand, confirms this rule.

Why it matters for foreign buyers

The quota rule affects the Thailand condo ownership market for foreigners in many ways:

Availability. In popular projects in Bangkok, Phuket, or Pattaya, the quota often fills up quickly.

Price impact. Units available under the foreign quota may cost more because of higher demand.

Risk. If you try to buy when the quota is already full, the Land Office will not approve the transfer of ownership.

How to check quota status

Checking the quota should be your first step before you pay a booking fee. Here are three reliable ways:

Ask the juristic office of the condominium.

Get written confirmation from the developer if the project is new.

Verify with the local Land Office for official confirmation.

The Land Department advises buyers to confirm quota status directly to avoid legal issues.

Common misunderstandings

Can a foreigner own 100 percent of a unit? Yes, if the building still has quota available. The 49 percent rule applies to the whole building, not to individual units.

Leasehold vs freehold. Freehold gives full legal ownership. Leasehold means you lease the unit for up to 30 years, with a possible renewal. Leasehold is often used when the quota is full.

Company ownership. Some foreigners set up Thai companies to buy condos. This is legal only if the company is active and majority Thai-owned. Using a shell company is against the law.

Strategies to secure a condo under the foreign quota

Buy early. In new projects, foreign quota sells out fast. Buying early gives more choice.

Explore less saturated areas. Buildings outside prime tourist spots may have quota left.

Work with a reliable agent. A good agent can check quota status for you before you commit.

What to do if the quota is full

Leasehold purchase. You can lease for up to 30 years. This is registered with the Land Office and gives legal rights, but it is not ownership.

Buy through a Thai spouse. If married to a Thai national, your spouse can buy in their name. You must sign a document declaring that the funds are your spouse’s personal asset.

Company structure. Only suitable if you run a real business in Thailand. Professional legal advice is needed.

For background, the Board of Investment (BOI) publishes information on property ownership structures for foreigners. Neutral legal firms such as Tilleke & Gibbins also provide resources.

Recent policy proposals

The foreign quota today is still set at 49 percent of the total sellable area in a condominium project. This limit is confirmed under the Condominium Act and enforced by the Land Department.

In 2024 and 2025, there have been public discussions about changing these rules. The government has reviewed ideas such as:

Raising the foreign quota from 49 percent to a higher level, with 75 percent often mentioned.

Extending leasehold terms for foreigners from 30 years to up to 99 years.

Allowing limited land ownership for foreigners who make high-value investments.

These proposals have not become law. For now, the 49 percent quota still applies, and foreigners cannot own land outright. Official updates are usually published by the Ministry of Interior and the Department of Lands. Buyers should check these sources or seek legal advice before making decisions.

FAQ

Q: What is the foreign quota for condos in Thailand? A: Foreigners can own up to 49 percent of the total sellable space in any condominium project.

Q: Can a foreigner buy a condo if the quota is full? A: Yes, but not under freehold. Options include leasehold, a Thai spouse purchase, or company ownership with proper structure.

Q: How do I check quota status? A: Ask the juristic office, developer, or local Land Office before you sign.

Q: Does the quota apply to all condos? A: Yes. Every registered condominium in Thailand must follow the 49 percent foreign quota rule.

Q: What happens if I try to register ownership when the quota is full? A: The Land Office will reject the transfer. You would need to change the deal into a leasehold or another structure.

Final thoughts

The foreign quota may look like a barrier. In fact, it is simply part of the rules for condo ownership in Thailand for foreigners. With the right checks and good planning, you can still own your dream condo legally and safely.

Ready to explore condos in Thailand with confidence? Superagent can help you check foreign quota status, shortlist projects that fit your needs, and guide you through every step of ownership. Start your journey with Superagent today.

Friendly note

This article is for general information only. Property laws and regulations can change, and each buyer’s situation is unique. Always confirm the latest rules with the Land Department, the Ministry of Interior, or a qualified legal advisor before making any decision.

Foreign Quota Condo Thailand Explained: What Buyers Must Know