49%
49% Foreign Quota
Only units in the building's foreign quota can transfer freehold to non-Thais. Verify before deposit.
Juristic person letter + Land Office check before contract.
Breaking
90-day reporting window opens next week — visa and retirement updates for Pattaya expats
Housing
Condo Buying
Foreign quota, due diligence, and Land Office transfer in Pattaya.
Legal basics
What every buyer should know
Freehold
Condominium Act
Foreign freehold applies to condo units only — not land, houses, or villas.
Houses/land use leasehold or other structures.
Must-do
Due Diligence
Review juristic books, fees, sinking fund, developer record, and encumbrances.
Lawyer review SPA for Pattaya purchases.
FET
FET / funds from abroad
Purchase funds must be wired from overseas in foreign currency; Thai bank issues FET (ธ.ท.3) for Land Office registration.
Most buyers use §19(5) — visa not required for this pathway.
Foreign quota letter
49% rule — verify in writing before you pay
- Quota is measured by total sellable floor area (sqm), not number of units — one large penthouse uses more foreign quota than a studio.
- Each registered building in a project has its own 49% calculation — Building A can be full while Building B still has quota.
- When quota is full, Land Office will not register new foreign freehold — leasehold or another building are the legal alternatives (not informal nominees).
- Proposals to raise the cap to 75% have not become law as of 2026 — plan purchases on the current 49% rule.
Request a foreign-quota certificate from the juristic person (CJP) dated within 14–30 days before transfer. A reservation fee (฿50k–200k) is normal; do not pay large deposits without quota confirmation.
Reference: Condominium Act §19 — 49% foreign quota
Funds from abroad
FET form (Foreign Exchange Transaction)
Most foreign buyers qualify under Condominium Act §19 by proving purchase funds were remitted from abroad — no Thai visa required for this route.
How to obtain FET
- 1Open a Thai bank account and wire the purchase price in foreign currency (USD, EUR, GBP, etc.) — do not convert to baht before sending.
- 2Use transfer reference: "For purchase of condominium unit [no.] at [project] for [name per passport]."
- 3After conversion, request the FET form (ธ.ท.3) or bank credit note from your Thai bank — required for Land Office registration.
- 4Allow 2–5 business days for the wire plus 1–2 days for the bank letter before scheduling transfer day.
Common mistakes
- • Sending baht instead of foreign currency
- • Cash deposits without overseas wire trail
- • Transfer purpose missing “condominium purchase”
- • Sender name does not match buyer (needs extra docs)
Popular Pattaya areas
Pattaya Beach & Central
Walkable nightlife, older stock, strong short-term rental demand.
Jomtien & Dongtan
Family beaches, newer towers, popular with long-stay expats.
Pratumnak Hill
Premium views, quieter vibe, boutique and luxury towers.
Naklua & Wong Amat
North Pattaya upswing, marina proximity, growing foreign interest.
Your purchase path
Step-by-Step Buying Timeline
From choosing an area to Land Office transfer.
- 11–2 weeks
Choose area & budget
Compare Beach, Jomtien, Pratumnak, Naklua. Set all-in budget including transfer fees.
- 2Before deposit
Verify foreign quota
Request juristic certificate and confirm unit is in 49% pool at Chonburi Land Office.
- 31–3 weeks
Sale & purchase agreement
Lawyer-reviewed SPA, deposit schedule, completion date, and penalty clauses.
- 41–2 weeks
Due diligence
Chanote, encumbrances, juristic fees, developer licence (if off-plan), and fresh quota letter.
- 5~1 week
Wire funds & FET
Transfer purchase price from abroad in foreign currency; obtain FET or bank credit note before transfer day.
- 6Transfer day
Transfer at Land Office
Pay fees, register ownership, update juristic person and utilities.
Due diligence
Pre-purchase checklist
Your lawyer should verify each item before you sign the SPA or pay beyond a small reservation fee.
| Check | What to verify | Where |
|---|---|---|
| Chanote title deed Owner name, unit no., no forgery; read back page for mortgages/leases | Owner name, unit no., no forgery; read back page for mortgages/leases | Land Department |
| Condo registration Building is registered under Condominium Act — not an unregistered “apartment” | Building is registered under Condominium Act — not an unregistered “apartment” | Land Department |
| Foreign quota letter Remaining foreign sqm covers your unit; dated within 14–30 days | Remaining foreign sqm covers your unit; dated within 14–30 days | Juristic person (CJP) |
| Outstanding fees Common fees, sinking fund, utilities paid through transfer day | Common fees, sinking fund, utilities paid through transfer day | Juristic person |
| Developer / off-plan Licensed developer, EIA if required, staged payments in SPA | Licensed developer, EIA if required, staged payments in SPA | Lawyer + authorities |
| SPA review Thai version binding; penalties, completion date, fee split, fixtures list | Thai version binding; penalties, completion date, fee split, fixtures list | Property lawyer |
Tip: Always inspect the original Chanote back page for registered mortgages, leases, or rights — not only a copy of the front.
Typical buyer costs
| Item | Approx. | Notes |
|---|---|---|
| Transfer fee | 2% of appraised value | Often split with seller in SPA |
| Sinking fund (one-off) | ฿300–800 / sqm | Paid to juristic on transfer |
| Common fees | ฿40–80 / sqm / month | Varies by building |
| Stamp duty (seller) | 0.5% | If seller owned 5+ years (instead of SBT) |
| Specific Business Tax (seller) | 3.3% | If seller held under 5 years |
| Withholding tax (seller) | 1–3% | Progressive by seller type |
| Mortgage registration | 1% | If financing with Thai bank |
| Legal review | ฿15k–40k | Recommended every purchase |
Budget roughly 6–9% on top of price for buyer-side fees, sinking fund, and legal costs. Government fee reductions through mid-2026 generally apply to Thai buyers under ฿7M — foreign buyers usually pay full 2% transfer fee.
Transfer day
What to bring to Chonburi Land Office
Registration usually takes 2–4 hours when documents are complete. You receive the Chanote with your name on transfer.
- Passport with valid entry stamp or visa
- FET form or bank credit note matching purchase amount
- Foreign quota letter from juristic person (recent)
- Signed SPA and Tor Dor 21 / อ.ช. 21 transfer form
- Cashier's cheques or arranged fee payment for taxes & transfer
- Power of Attorney if your lawyer attends on your behalf
Frequently Asked Questions
Frequently asked questions — Condo buying
How do I check if a unit is in the foreign quota?
Ask the juristic person for a letter, then confirm at Chonburi Land Office before signing.
Who pays transfer fees and taxes?
Split is negotiable in the SPA. Budget 3–6% all-in for the buyer side.
Is off-plan purchase safe for foreigners?
Use licensed developers, staged payments, and legal review before signing.
What if the foreign quota is full?
Consider registered lease, another building, or proper legal structures — not informal nominees.
Do I need a visa to buy a condo?
Not if you use the overseas funds route (§19(5)): wire purchase money from abroad and obtain an FET form. Other §19 routes may require residence or BOI status.
Can I buy any apartment in Pattaya?
Only units in buildings registered under the Condominium Act qualify for foreign freehold. Unregistered apartment blocks cannot transfer title to foreigners.
How long does a resale purchase take?
Typically 30–90 days from reservation to Land Office transfer when documents and FET are ready.
Can I rent out my condo?
Yes, subject to juristic rules and tax reporting. Short-term may need building permission.
Shortlist condos?
Compare quota buildings and book a lawyer-backed viewing.