Thailand remains one of the most stable and attractive locations for real estate investment in Asia. Foreign buyer interest is not waning: according to Real Estate Information Center (REIC) data for Q1 2025, the market is showing growth in key tourist regions and consistently high rates of title transfers.
To make the purchase safe and predictable, it is important to understand the legal environment, developer performance and general market trends.
Housing prices in Thailand continue to rise, even despite moderate demand from buyers. According to preliminary data from the Bank of Thailand (BOT), the national residential property price index increased by 2.71% year-on-year in the second quarter of 2025. The detached house segment posted a 2.64% increase, while townhouses strengthened even more strongly at 4.88%.
Regionally, the strongest growth was seen in the South, where residential property values rose by 5.48% year-on-year.
Residential real estate price index by region:
The dynamics confirm: foreigners continue to actively buy apartments in Thailand, and the market is becoming more diverse in terms of buyer countries.
This data confirms that the interest of foreign buyers in Thai real estate remains high, and the market is seen as a reliable investment tool. But a successful transaction always relies on a balanced approach – it is important to assess the risks and check the key parameters before buying. Let’s take a look at the main points to consider.
1. Checking the developer: the basis for a safe transaction
Choosing a developer is a key element of risk mitigation. Thailand has a strict system of project clearance:
✔️ EIA (Environmental Impact Assessment) – mandatory confirmation of project compliance with environmental regulations
✔️ Company registration with DBD Thailand
✔️ History of completed projects and meeting deadlines
Reliable developers (e.g. Sansiri, Rhom Bho Property, Botanica) are regularly audited, adhere to standards and provide a guarantee on the building structure.
2. Registering the transaction with the Land Department – your protection
All transactions are subject to state registration, which eliminates the risk of double sale and confirms ownership.
What the Land Department is checking:
✔️ sales contract
✔️ title documents
✔️ no obstacles on the transferred property
✔️ correctness of taxes paid
Once the entry is made in the registry, ownership is legally assigned to the buyer.
3. Legal aspects: Freehold and Leasehold
Often in our work we come across the persistent myth that a foreigner in Thailand can only own an apartment through a Thai company.
Foreigners can own real estate in Thailand in two legal ways:
Freehold
🔹 full title deed
🔹 Available up to 49% of the condominium area.
🔹 regulated by Condominium Act B.E. 2522
Leasehold
🔹 Long-term lease up to 30 years
🔹 possible extension up to 90 years
🔹 regulated by the Civil and Commercial Code
📝Advice: be sure to check to see if there is a Leasehold renewal entry on the contract and register it with the Land Department.
4. Buying real estate on the secondary market requires thorough due diligence
We strongly recommend to our clients for resale deals – to perform a Due Diligence review.
Includes:
✔️ Chanote verification
✔️ no debts or encumbrances
✔️ verification of the seller through the Land Department
✔️ analysis of ownership history
Due Diligence costs from THB 20,000 and is one of the most important investments in the security of a deal.
5. Taxes and related expenses
Thailand remains one of the most transparent and comfortable countries in terms of tax burden for a real estate buyer. But it is important to consider in advance the mandatory payments: registration fee (Transfer Fee), Withholding Tax (Withholding Tax), Specific Business Tax (Specific Business Tax), Property Tax (Land and Building Tax), Rental Income Tax and Inheritance Tax. Detailed rates and examples of calculations are provided in a separate section.
When buying a new building, there are also additional costs: monthly maintenance fees (Maintenance Fee) and a one-time capital repair fund (Sinking Fund). These amounts vary slightly between developers, but are always clear and transparent.
📝Advice: before booking, ask for a full settlement on the property. This will allow you to see all payments in advance and avoid any surprises.
6. Stable legislation
Thailand’s real estate legislation for foreigners is transparent and predictable: any changes are introduced only for the future and do not affect previously executed transactions.
The authorities are now discussing extending the Leasehold term from 30 to 99 years, a move that will make real estate ownership even more comfortable for foreigners. Thailand has consistently strengthened market transparency, which increases investor confidence and makes transactions safe.
📝Advice: choose properties that comply with current regulations, have all permits and are officially registered. The clearer the documents – the stronger the protection of the transaction.
7. Tropical climate and construction quality
Many people worry about how the tropical climate affects the durability of buildings. Thailand is home to some of the world’s leading architectural firms and developers who use modern technology to suit the local conditions – high humidity, heat and salt in the air.
Modern materials protect walls from moisture and noise, and special coatings, ventilation and engineering solutions prevent overheating and corrosion of structures.
📝Advice:
- Find out in advance what kind of structural warranty the builder provides – this is a good indicator of his responsibility (the good ones are usually 5 years)
- Check to see if the maintenance of the complex includes regular preventive maintenance: mold treatment, corrosion protection, and engineering care.
Investing in real estate in Thailand is safe with one condition – a competent approach. A reliable developer, due diligence, transparent registration of the transaction and understanding of the legal mechanisms completely exclude serious risks.
Thailand remains one of the best jurisdictions for buying real estate: liquidity, growing demand, clear legislation and stable market form comfortable conditions for long-term investments.