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  • Writer's pictureAnna Thng.Real Estate

Can Singaporean Buy Property In Thailand?

Updated: Oct 29, 2023

Thailand property market comes with certain considerations and regulations that we individuals need to understand and navigate.


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Have you ever wondered how Singaporeans buying property in Thailand might change the way we think about owning real estate in foreign countries, and what this means for our global economy?

Is it possible to buy a property in Thailand as a foreigner ?


Purchasing property in Thailand as a foreigner is possible, but it involves certain restrictions and steps that you should be aware of.


Here's an in-depth explanation of the process and the steps involved:


1. Understand Thailand Property Ownership Laws:

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This is crucial and it is advisable to familiarize yourself with the laws and regulations regarding the property ownership in Thailand. In general, Thai law restricts land ownership by foreigners, but there are some exceptions and workarounds.


Let's delve deeper into Thai property ownership laws:


Land Ownership Restrictions:


Thai law stipulates that land ownership is generally reserved for Thai citizens. Foreign individuals or entities are prohibited from directly owning land in Thailand. This prohibition is rooted in the Land Code Act, which restricts land ownership to Thai nationals. This includes agricultural land, residential land, and commercial land.


Condominium Ownership:


Foreigners are allowed to own condominium units in Thailand, provided that the total foreign ownership of all units within a single condominium project does not exceed 49%. This is one of the most common ways for foreigners to own property in Thailand. Condominium ownership is governed by the Condominium Act.


Leasehold Agreements:


To find a way around the land ownership restrictions, foreigners often enter into long-term leasehold agreements with property owners. These leases are typically for a maximum duration of 30 years, with the option to renew for additional terms. While leasehold arrangements do not confer full ownership rights, they provide control and use of the property for an extended period.


Thai Company Ownership:


Some foreigners establish Thai companies with majority Thai shareholders to acquire land. However, this approach is subject to rigorous regulations. The Thai authorities scrutinize such arrangements to prevent circumvention of property ownership laws. It is therefore recommended to seek the legal advice before pursuing this option.


Special Economic Zones and BOI Promoted Projects:


In certain areas, such as Special Economic Zones and projects promoted by the Board of Investment (BOI), there may be exceptions or relaxed rules regarding property ownership for foreigners. These areas are designed to attract foreign investment, and the regulations can be more favorable for foreign investors.


Agricultural Land:


Foreigners are generally prohibited from owning agricultural land in Thailand. However, there are cases where exceptions are made for investment in certain agricultural sectors or for specific projects that will benefit the Thai economy.


Legal Documentation and Due Diligence:


Regardless of the type of property you're interested in, conducting thorough due diligence is important. This includes verifying the property's title deed (in Thai we call it "chanote") to ensure it is clear of any encumbrances or disputes. You may seek legal experts, they can assist in this process.


Taxes and Fees:


Property transactions in Thailand are subject to various taxes and fees, including property transfer taxes and specific business taxes. Understanding these financial obligations is crucial when considering property ownership.


Foreign Exchange Regulations:


Transferring funds from abroad to purchase property in Thailand is subject to foreign exchange regulations. Proof of the source of funds is often required to comply with anti-money laundering laws.


Changes in Ownership Laws:


Thai property ownership laws can change over time, affecting the rules and regulations for foreign proper ownership. Staying informed and seeking legal advice when needed is essential to navigate these changes.


Navigating Thai property ownership laws can be complex, so it's advisable to work closely with qualified legal professionals who specialize in Thai real estate law to ensure compliance and protect your interests when considering property investment in Thailand.


2. Determine the Type of Property:

Condominiums (Condos), Houses and Villas, Serviced Apartments, Land, Commercial Properties, Resort Properties and more.


Foreigners are typically allowed to buy and own condominiums in Thailand. Especially condos, they are the simple choice if you want to own property in Thailand as a non-Thai nationals. But if you're eyeing land or houses, be ready for some legal twists and turns. Talk to legal pros who understand Thai property laws, they'll help you navigate the rules and make your Thai property dreams come true without any hassle.


3. Find a Reputable Real Estate Agent:


Engage the services of a reputable real estate agent who specializes in working with foreigners. They can help you navigate the local market, find suitable properties, and ensure the legality of the transaction.


Our Reputable Real Estate Agent Offer:

✅ In-depth Knowledge of the Local Market

✅ Expertise in Finding Suitable Properties

✅ Ensuring the Legality of Your Transaction


4. Verify the Property Title:

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Sample of the Chanote

Check the Property's Ownership Papers: First, make sure the property you like has the right paperwork. Your real estate agent or lawyer can lend a hand with this. They'll help you know if everything's legal and good to go.


Dig into the Property's Story: Get to know the property better. Find out who owned it before and if there are any issues or debts tied to it.


5. Hire a Thai Lawyer:

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Importance of hiring Qualified Thai Lawyer

Engaging a qualified Thai lawyer is highly recommended. They will guide you through the legal process, ensure compliance with Thai property laws, and protect your interests.


6. Secure Financing (if needed):

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Need a Loan for Your Property?

Here's the Deal:

If you're thinking of getting a loan to buy your property, it's a smart move to talk to the local banks.


But here's the scoop: if you're not from Thailand, getting a loan might be a bit tougher, and the rules could be different compared to what Thai folks get.


So, just be ready for that, and have a chat with the local banks or financial institutions to see what they can do for you!


7. Transfer Funds:

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Ready to Invest Globally? Transfer Funds Seamlessly for Your International Property Purchase!

To buy property in Thailand, you'll need to transfer funds from your overseas bank account to a Thai bank account. Ensure that you follow the appropriate foreign exchange regulations and provide all necessary documentation to the bank.


When foreigners want to buy a property in another country like Thailand, they have to show where their money is coming from. If they don't have income in Thailand, they need to prove that the money they're using for the property is coming from their home country. The most common way to do this is by sending money from their home country's bank to a Thai bank. When this happens, the Thai bank gives them a paper called a Foreign Exchange Transaction form, or FET for short.


This paper has two names on it: one is the person who sent the money from abroad, and the other is the person in Thailand who receives the money. At least one of these names must be the same as the person who is buying the property. The paper should also mention what the money is for, like buying a specific condo unit, for example, "Buying Condo XXX, Unit XXX."


But if someone else pays for the property on behalf of the buyer, and the buyer's name isn't on the money transfer paper, there's an important rule. To make sure everything is legal and follows the rules, the buyer's name must be written in the transfer document. For instance, it should say, "Buying Condo XXX, Unit XXX for Mr./Miss XXX XXX."


These rules are there to make sure that when foreigners buy property in Thailand, everything is clear and follows the law, especially when it comes to where the money is coming from.

8. Due Diligence and Purchase Agreement:


Your lawyer's job is to make sure the property is all legal and good to go. Once they're sure everything's fine, you and the seller will make a deal. This deal is like a rulebook—it spells out how the sale is going down.


9. Title Deed Transfer:

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Have you thought about how you'd go about getting a property's ownership papers in your name, especially when it involves dealing with local government offices and legal stuff in a different country?

To finish everything up, you'll have to put the property's ownership papers in your name. Usually, you do this at the local Land Office. Your lawyer will be there to help you with this big step.


10. Tax Considerations:

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Property taxes and miscellaneous fees.

Do also keep an eye out for taxes when you own property in Thailand, like property taxes and fees when you transfer it. Your lawyer or tax advisor can give you some advice on this stuff.


11. Ongoing Costs:

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Owning property in Thailand means you'll have to handle regular expenses.

These ongoing costs come on top of what you paid for the property, so do keep them in mind to maintain your place properly.


First up, if you own a condo, you'll have to chip in for monthly maintenance fees. These cover things like keeping shared areas tidy, looking after the pool and gym, maintaining elevators, and keeping security on the ball. The exact amount depends on your condo's size and what amenities it has. Make sure to set aside some cash each month for these fees.


Next, property taxes are something you can't ignore. In Thailand, they're relatively low compared to other places. How much you pay depends on what the local authorities think your property is worth. Keep an eye on changes in property tax rates to make sure your budget stays on track.


You've also got your utility bills, like water and electricity. These can change based on how big your place is, how many folks live there, and how much power you use. Make sure to include these costs in your monthly budget. Sometimes, if you're in a condo, they're covered by your maintenance fees, so ask your condo management.

If you live in a community with shared spaces, you might have to fork out Homeowners Association (HOA) fees. These help take care of common areas and security. The amount can change depending on what the association does. Don't forget to add these fees to your budget.


Think about property insurance too. While it's not a must, it's a smart move. It gives your property a safety net against things like fires, natural disasters, or theft. The cost varies based on what's covered and where your property is located, so make room for insurance payments in your budget.


Over time, your place might need maintenance to stay in good shape. Budget for occasional expenses like repairs or sprucing up. How much you spend depends on how old your property is and how well you've taken care of it.

You might also have to pay for legal and admin help, like property management or legal advice. The cost depends on what you need, so keep it in mind.


If you're thinking about renting out your place, remember you'll have to pay income tax on the rent you earn. It's important to follow Thai tax rules and report your rental income to stay on the right side of the law.


Lastly, don't forget the random expenses. These could include pest control, cleaning services, and just keeping your place in good shape. Be ready for these kinds of surprise costs by setting aside some cash.


12. Stay Informed:


Thai property laws can change, so it's essential to stay informed about any updates or amendments that may affect your ownership. Read more by clicking here.


Purchasing property in Thailand as a foreigner is indeed possible, but it's a process that requires careful consideration, legal assistance, and compliance with local regulations. So it is highly recommended to work with experienced professionals who can guide you through the steps and ensure a smooth and legal transaction.



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Key Takeaways:

1) When you're buying a property in Thailand, it's a good idea to get help from experts. They can help you find a property, make sure the deal goes smoothly, and follow all the rules and laws in Thailand


2) If you're a Singaporean thinking about buying property in Thailand, you need to know the rules, get help from experts, and plan carefully to make sure your investment goes well.



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