Buying a Condo in Thailand: A Step by Step Guide in 2026

A complete step-by-step guide to purchasing a condo in Thailand, covering the process, costs, taxes, and key things to watch out for.

I’ve seen many expats buy a condo in Thailand, including myself. Some get great deals. Others run into issues with paperwork, hidden costs, or ownership rules they didn’t fully understand.

The biggest mistakes usually come down to three things:

• Underestimating total costs
• Not understanding the foreign ownership quota
• Sending money incorrectly

In this guide, I’ll walk you through everything you need to know to buy a condo in Thailand safely and confidently.

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Can Foreigners Buy a Condo in Thailand?

The short answer is yes. A foreigner can buy a condo in Thailand. And it’s a popular option too. I’ve seen more and more condos in Thailand owned by foreigners here. 

But there are two main laws you need to meet the requirements of in order to buy a condo in Thailand legally:

1. Money from abroad: All money for the purchase of a condo must be sent to Thailand from a foreign country in the original currency.
2. Room percentage: Only 49% of rooms in a development can be owned by foreigners. You can check this with the building’s juristic office.

There are of course many other laws and regulations which we will cover as well. 

Cost of a Thai Condo

I’ve seen many people underestimate the cost of a condo in Thailand, assuming it will be cheap. Actually, it’s not. 

Here’s what you should expect to pay in 2026.

• ฿1,200,000 – ฿2,000,000
  Older condos (10–20+ years) in outer Bangkok or less convenient locations
  Examples: Bang Khae, Min Buri, parts of Bang Sue
• ฿2,500,000 – ฿4,000,000
  Newer condos in suburban areas near BTS/MRT
  Examples: On Nut, Phra Khanong, Lat Phrao, Ratchadaphisek
• ฿4,500,000 – ฿7,000,000+
  Condos in central Bangkok
  Examples: Asok, Thonglor, Phrom Phong, Chidlom

In addition, most people compare the size of a condo in square meters to determine the value and rental potential of a property. 

The table below provides an overview of the cost of condos in Bangkok at different locations. This gives a general idea of the cost of a condo in Bangkok. 

Please note that the price can vary based on condo developers, facilities, and how luxury it is.

Area	Price per m²
Prime CBD (Siam, Chidlom, Asok, Thonglor, Phrom Phong)	฿220,000 – ฿400,000+
City fringe (Rama 9, Ari, Sathorn outer, Ratchada)	฿140,000 – ฿220,000
Mid-range suburbs (On Nut, Phra Khanong, Lat Phrao)	฿90,000 – ฿160,000
Outer Bangkok (Bang Na, Srinakarin, Bang Sue outer zones)	฿60,000 – ฿110,000

Looking outside of Bangkok, prices do vary a lot.

• Prime locations in Phuket and Pattaya rival the high end Bangkok properties
• Condos in smaller towns and cities are similarly priced to those on the outskirts of Bangkok

Good to know: In the cases of new condos, you should expect the price to be at least 20% higher than used condos. It’s also forecasted to get more expensive in the future. This is due to the cost of construction being significantly increased over the past few years.

Additional Expenses

In addition to the cost of the condo, there are other expenses you should expect after buying a condo:

• Transfer fee: This is one of the biggest expenses. It is 2% of the condo price and is usually split equally between the buyer and seller.
• Renovation costs: Condos usually come with basic furniture. At the very least, you should expect to spend another THB100,000 to THB200,000 on renovations.
• Utility installation fees: You may need to pay several thousand baht to install electricity and water.
• Condo management fee: This can range from around THB1,200 to THB5,000 or more per month, depending on the unit size.
• Sinking fund: When you move in, you are required to pay into the sinking fund. This is a one-off payment made by new residents to cover long-term maintenance. It is usually around THB10,000 to THB20,000, roughly equivalent to one year of maintenance fees. 

You will usually learn about these after signing the purchase contract, and they can add up to hundreds of thousands of baht. We will cover this in more detail later in the article.

Types of Condo 

There are many different types of condos you can buy. Properties range from studio rooms to five-bedroom penthouses. 

Below is a general overview of condominiums in Thailand. For more in-depth information, take a look at our in-depth guide at accommodation in Bangkok.

Type	Size (sqm)	Layout	Typical Price
Studio	24 to 30 sqm	Everything in one room: living, bedroom, pantry, basic kitchen, small laundry area outside. Bathroom is separate.	From ~THB2.5 million (varies by project and location)
One Bedroom	30 to 50 sqm	Separate bedroom and living area. My personal favourite.	From ~THB3 million for standard units. Deluxe units (5 to 10 sqm larger with a small extra room, e.g. office) cost more
Two Bedrooms	50 to 80 sqm	Two bedrooms with shared living space. Common in entry to mid-range condos	From ~THB4 million. Can exceed THB5 million in city areas
Three Bedrooms+	100+ sqm (varies widely)	Large multi-bedroom units, mainly in luxury projects	Highly variable. Examples: ~THB29.9 million for 140 sqm, up to THB115 million+ for 253 sqm in high-end projects

Location

There are plenty of locations around Thailand to find your dream place. Pretty much almost every city and town will have condos, but there are a few key areas where most expats buy. 

Bangkok

Bangkok is the condo capital of Thailand. There are several hot spots where you will find premium developments.

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The BTS and MRT lines attract developers and that means you will find at least one new condo development next to most stations.

Since central Bangkok has the most expensive land prices, especially the Sukhumvit area (from BTS Chit Lom to BTS Ekamai), you will mainly find high-end condos along this busy stretch of road. 

Condos in these areas are the most expensive in Thailand. If you want one, you should prepare to spend at least 8 million baht for a one-bedroom condo. 

Away from the central zone of Bangkok, you will find more reasonably priced condos, especially away from public transport. Areas around new BTS, monorails, and MRT lines are now becoming popular in the outskirts of Bangkok when it comes to buying a property.

If you want to buy a new condo in Bangkok and don’t have a big budget, you can look at a property next to the BTS Green line, southeast from Onnut station.

You can find out more in our guide to buying condos for sale in Bangkok.

Pattaya

Outside of Bangkok, the next most popular location for condos is Chonburi, which includes Pattaya and Jomtien, the infamous beach resort towns.  

Being by the beach is a huge draw, especially for retirees who are looking to avoid the big city lifestyle that comes with Bangkok.

A popular location in Pattaya is in the central Pattaya area since it has a panoramic sea view, and is close to walking street and Central Festival. You can expect to pay at least 3.5 million baht for a one-bedroom condo. 

A more budget-friendly condo will be found inside the city, away from the sea, with prices starting at 2.2 million to 3 million baht. 

Chiang Mai

Chiang Mai has become a popular destination for both digital nomads and retirees alike. It offers a metropolitan lifestyle with great places to eat, drink, party, and shop. At the same time, the scenery and nature of the mountains is only an hour away.

Condominiums in Chiang Mai are still much more limited compared to other popular expat cities in Thailand. This is because people up there prefer living in houses rather than condos. It’s cheaper and gives you much more space. However, it may not be as convenient since a new house in Chiang Mai will be farther from the city.

There are many reasonably priced condos found throughout Chiang Mai with new condo development projects on the outskirts of the city area. The price is at 3.05 million baht on average for a new condo. 

Studios and one-bedrooms are the most popular types of condo here. 

Phuket

In addition to being a popular location for millionaires to have their own villas by the beach, Phuket also has many reasonable condo developments. 

All the main town areas in Phuket have condos, but the key areas for you to focus on will likely be the popular areas for expats such as in the west near Patong Beach.

The downtown area in Phuket’s east is another popular location with premium and budget condo options with prices starting from 2 million baht and soaring over 20 million baht.

Other Areas 

In smaller cities in Thailand, fewer worthwhile condo projects are available. Hua Hin and Khon Kaen are exceptions. In general though, land prices in rural areas are still low, making it a better option to build a house rather than a condominium.  

New Vs Old Condos

Another key decision when buying is whether you want to buy a new or an old condo. There are advantages and disadvantages to both.

New Condo

• First Person to Live: The key selling point of a new condo is that you will be the first person to live there
• New Decoration and Technology: Everything will be fresh. The hallways and common areas will be decorated well, and the rooms will have the latest appliances and technologies.
• Guarantee: New condos also come with a one-to-three-year guarantee. If anything is broken during the guarantee period, the condo developer will fix it free of charge.

Here’s the downside:

• Services: You don’t know how things will work a few years down the line. The initially helpful, polite staff might have a change in attitude after a while and services like cleaning and repairs might not be as frequent as in the beginning.
• Option or Key Areas: It’s also getting more difficult to buy a new condo in prime areas such as Asok, Thonglor, Phrom Phong, and Ekamai in Bangkok, and beachfront areas in Pattaya and Phuket. These areas are already packed with condos and buildings.

Older Condo

There are two major benefits of an older condo:

• Price: The major benefit of an older condo is that the price should be lower than a new unit and you can get a bargain. The majority of locals would rather buy new than old which means that there is often an oversupply of old condo units. You can get a good price for a room that is only a few years old.
• Build Quality: With condos in this category, you can also get a better idea about the build quality and condo facilities.

Related article: How to Find a Handyman in Bangkok, Thailand

How to Find a Condo 

There are many different ways to find a condo, and depending on whether or not you are in Thailand, you should look at as many of these as possible.

Agents

Many people use real estate agents to help them find properties to buy.

Here’s why:

• Convenience: It’s very convenient. You just need to tell them what you want and they will show you all the properties they have, both new and used, based on your requirements. 
• Condo Comparison: You can compare several condos easily at once
• Legal Issues Assistance: Real estate agents also help you with legal issues when transferring a condo, which can be more overwhelming than you may think
• Free Service: The service is free since they get a commission once the condo is sold from the seller or the condo developer. 

Also, it’s easy to find real estate agents in Thailand. As soon as you post that you are looking to buy a condo on any expat facebook group in Thailand, you will be quickly approached by dozens of agents.

Many property websites listed in the following section are also frequented by real estate agents.  

But one thing you should be careful about with an agent in Thailand is that they don’t need to be licensed. 

This means everyone you meet can be a real estate agent, even if they don’t know much about the real estate market in Thailand. Some may push you to buy a condo where they know they will get the highest commission. 

So, if you want to use a real estate agent to buy a condo in Thailand, be careful of the agent you choose to use and don’t trust everything they say.

Instead, research the condo project yourself. Be aware of them inflating prices for foreigners. You might want to ask Thai neighbors politely to see if they will tell you what they paid for the same condo. 

Tip: If you want to use a real estate agent to buy a condo in Thailand, you can check out Keller Henson. They can give you solid advice on the property market in Thailand, especially those for investment. 

Related article: Real Estate Agents in Bangkok: What You Must Know

Online

Property websites in Thailand are comprehensive and intuitive.

They are easy to use and you can filter everything you need, from location, to prices, and numbers of bedrooms in order to show a property that matches your needs the most. 

DDProperty.com and Hipflat are the two biggest sites in the market right now. Facebook Marketplace is another option that is becoming more popular.

While using a property website is a great way to help you learn more about what kind of property you are expecting you get with your budget, there are three main disadvantages:

• It can be overwhelming: The property market in Thailand is big. You will see thousands of listings making it quite a challenge to find a good deal online.
• Not everything you see online is accurate. Visit the place before reaching out to the seller to make sure that the building is as advertised.
• In many cases, a lot of listings are posted by the same real estate company. 

Offline

Most condos under construction will have a sales room with showrooms for you to look at, so you can hit the streets in the areas you like and pop into the showrooms to speak with sales staff. 

You can use Google Maps to find apartment buildings in your favorite area.

In older developments, go to the management office staff to find out about purchase options.

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Many condos will have information boards where owners post photos and information about their properties available for rent or sale. 

This can be better than looking online but remember that it is unlikely that the decorations and all the facilities will be included in the final price, so make sure to ask about that.

Tip: There’s a property-selling event called “House & Condo Show.” You can find thousands of properties at once, and each often comes with discounts and promotions. The event is held twice a year, usually in March and November, at the Queen Sirikit National Convention Center in Bangkok. You can visit their official website to find the next event date. (in Thai language only).

Buying Process

Once you have decided to buy a condo, it’s time to start doing all the paperwork and arrange for the finances to be in place. 

Price Negotiation

If you are looking at getting a bargain, then there is the option to buy an old condo. You will often find owners who are willing to drop their asking price to secure a sale. Some buildings have multiple units for sale and are great places to bargain hunt.

The price you see in advertisements isn’t always the same price you’ll pay in person. You can usually reduce the advertised prices by 5% to 20%. Many developers will also give you free gifts such as iPhones or tablets.

Rights and Obligations

It is important that you know your rights and obligations when it comes to buying a condo in Thailand.

The laws and processes will likely be different than your own country, and it is at this time having a lawyer will be very helpful, especially since the contracts you will sign are going to be in Thai. They will go through the contract with you and ensure everything is clear and above board. 

Remember not to believe everything sellers tell you verbally. The contract is all you have to rely on if conflicts arise. 

Triple check that the condo can be registered under the foreign quota of 49% of the total rooms.

This is especially important when buying an old condo from a Thai citizen as they may not actually know the real answer to this question. Always check with the condo office.

You or your lawyer also must also check the building is registered under the Condominium Act and as such can be registered in your name.

Off-Plan

Buying an unfinished condo is known as “off-plan” and, in this case, you will likely be given a projected finish date rather than a firm one. As the project goes through different stages and gets closer to completion, the date should become more concrete.

When signing a contract, there will often be clauses related to delays in construction.

Most state that if the delay is more than X-number-of-days, then you will be due some form of compensation. There will also likely be a clause based on the cancellation of the project, so make sure you are aware of your rights.

As a rough guide, a medium-sized condo project should take around eighteen months to be completed. 

Deposits and Payments

The deposit and payment schedule will depend upon many factors such as whether you’re buying off-plan or a pre-built condo.

Off-plan Condos

With off-plan condos, you will often pay an initial deposit followed by small monthly sums during construction until the end where either the balance is paid or a mortgage is taken out. 

The initial deposits are often very low, perhaps only 10 to 20 thousand baht and monthly payments can be as low as 5,000 baht for a property valued at around 1 million baht.

In case it’s a 6-million-baht condo, a deposit can be 200,000 baht or more.

Prebuilt or Used Condo

If buying a prebuilt or used condo then there is often a small deposit paid to get an agreement and then full payment made prior to the registration of the property. 

There are no legal requirements in terms of timing, but it’s normal that from the deposit being paid, most sellers expect completion within 30 days.

Official Documents

There are a few very important documents you will need during the process of buying and registering your new condo.

Contract

The first document is, of course, your contract. This should be signed by you and the developer if buying a new condo. It contains all of the information regarding registering, payments, and procedures. This is your fallback on all matters related to the building, fees, and timetables.

FET Form

Next, you will need FET forms (Foreign exchange transfer forms) which show money for the purchase has come from abroad and been transferred upon arrival into Thai baht. You can get this from the bank that you transferred money to. 

This point is very important, the money must arrive in Thailand in your own currency and then be converted by the Thai bank. If you have made multiple transfers, you will need a form for each transfer.

It’s possible to use a money transfer service such as Wise to send money to Thailand and buy a property here. But you need to mark the reason for the transfer as buying property.

Personal Documents

You will also have to have originals and copies of your passport and any other official documents (work permit, visa, marriage certificate, etc). If buying under a Thai person’s name, then they will need to bring their ID card and one other form of ID when registering a property.

A seller or a real estate agent can tell you the exact documents you need. 

Taxes and Fees

At the time of transfer, there are fees to pay, and they should be included in your contract and explained to you prior to purchase. 

Fee Type	Rate	Who Pays	Notes
Transfer Fee	2%	Buyer and seller (usually split 50/50)	Main fee you need to pay as a buyer
Stamp Duty	0.5%	Seller	Applies if specific business tax is not applicable
Specific Business Tax	3.3%	Seller	Applies if the property is sold within a certain period
Withholding Tax	1% or progressive rate	Seller	Based on seller’s income or company structure

*Please note that this is not set in stone. Sometimes, a seller may cover all fees. Sometimes, a buyer needs to pay all fees. So, on the purchase contract, it should state clearly on who pays on which fee.

Find out more: An Introduction to Property Tax in Thailand

Yellow House Registration Book

When all taxes and transfer fees are complete, you will receive a Tabien Ban book – blue for Thais or yellow for foreigners. This book shows the resident of the unit and is an important document needed if you plan to sell the condo in the future.

It is also at this time the title deed will be changed to your name and the buying process is complete!

After Buying

Property Insurance

Having adequate property insurance is really important. You want to know that your property and belongings are covered should the worst happen.

Technically, the building owners are responsible for all external walls, floors, and ceilings as well as the common area if there is damage and the fault is their own.

In terms of insurance, you should look to get a policy which covers contents and damage to the building. There are comprehensive plans for just a few thousand baht per year for peace of mind.

Maintenance Fees

There are two aspects of maintenance that are important to know. 

Maintenance Fee
The maintenance fee is a monthly fee you pay to the condo management. It is calculated based on the size of your unit and covers shared costs such as staff, security, and common areas.

• Typical cost: starts at around THB40 per sqm and can go up to THB200 per sqm
• General rule: the more facilities a condo has, the higher the fee
• Payment: usually paid quarterly or annually

Repairs in Your Unit

As the owner, you are responsible for all repairs inside your unit.

• Covers small fixes and ongoing maintenance
• Costs increase over time as the unit ages
• You should budget for replacements and repairs, especially after the first few years

Even a new condo will not stay in perfect condition forever, so it is important to plan for these long-term costs.

Condo Annual General Meeting

Every year, there will be an annual general meeting (AGM) which covers many important factors such as the financial status of the condo, repairs needed, and proposed rule changes.

A couple of weeks before the AGM, you should receive financial statements related to the condo. In theory, this should give you time to read through the information and prepare any questions you have. You will also receive a list of proposed topics and votes that will take place which will again allow you time to digest the information.

The AGM information and meeting itself is entirely in Thai, and they might only be about taking minor votes such as whether or not to keep the maintenance fee at the same or to employ an extra security guard. 

However, it is a good idea to attend and have a translator. Sometimes major decisions could be voted on, such as remodeling or structural changes, which might require extra payments from owners.

Furniture

New condos are sold with furniture in 99% of cases, but you often need to buy a few extras over the basics which are provided. You might need to purchase some electronics separately for example.

Check with the developer if everything you see in the showroom will be included in the final price.

If you buy an older unit, then there is the chance that the owner will want to take the furniture with them, so either check to see if it is included or whether you can make an offer for any items you want.

Furniture stores are found in pretty much every shopping mall. Index, SB Design Square, Homepro, and of course, Ikea Thailand are the main players in the market and will have everything you need to kit out your new pad. 

Find out more: The Complete Guide to Buying Furniture in Thailand

Legal Issues

There are a few legal issues you should know about when buying a condo in Thailand. 

Buying in the Name of a Foreigner or Thai National 

One big decision which many Thai/Foreign couples need to decide on is whose name the condo should be registered under. While it is possible to register the condo under a foreigner’s name, there are several factors to consider.

Thai citizens can get a mortgage from a Thai bank as long as they have a good credit history and a salary of at least 15,000 baht a month. If the condo price is over 1.5 million baht, they will need to earn over 30,000 baht a month to get a loan.

The requirements are much stricter for foreigners. It’s also very challenging to get a loan in Thailand to buy property.

Because of this, some foreigners decide to register their condo under their Thai partner’s name. It makes the process initially much easier and more affordable.

But it can be a risky move since your Thai partner has the legal right to kick you out and maintain ownership.

Do I Need to Use a Lawyer?

Lawyers can help explain the legalities of buying a condo and do background checks on the seller or building. 

If you buy a condominium from a large company, you might not need to use a lawyer. But many expats decided to pay a few thousand baht and ask a lawyer to run though a contract to make sure everything is good.

On the other hand, if it’s a big project and you want to be absolutely sure that everything will go well, using a lawyer can be an option. But in this case, the cost will be easily over twenty thousand baht.

If you need help finding a lawyer, you can fill out this form. If you want to learn more about how to work with a lawyer, take a look at our in-depth guide to hiring a lawyer in Thailand.

Finance Options

As an expat, you can’t just walk into a Thai bank and ask for a mortgage. In fact, most Thai banks won’t give you a loan unless you have permanent resident status.

Your options will be either banks in your home country or international banks that have branches in Thailand such as UOB and ICBC. 

You need to reach their minimum financial requirements. For example, for UOB of Singapore, you need to make at least $100,000 SGD per year or $70,000 SGD a year if you have a Thai work permit. 

To get a loan, you can talk to a bank yourself. Or you can ask a real estate agent to help you.

Is It Possible to Buy a Thai Condo While Living Abroad?

It is possible to buy a Thai condo while living abroad, and most of the steps above are the same. The only difference is you will need to employ a lawyer or a real estate agent and give them power of attorney to agree to the contract and act on your behalf when transferring the property.

We don’t recommend buying a property while living abroad though, as you will want to see everything firsthand and check on all the little details before signing a contract. 

The cost of a one-week trip to Thailand would probably be only slightly higher than the legal fees of hiring a lawyer to do all these steps for you.

Additional Tips

While studio rooms are cheap, many people hate to live in a condo where you do everything in the same room. It can eventually feel like a prison cell and you might not want to be there long-term.

• Renters you get will also likely only be there short-term before craving more space.
• If you only have the budget for a studio, think carefully if this is how you really want to live.

Also note that a lot of one- and two-bedroom condos suffer from a lack of natural light. Some only have windows in a couple of rooms, leaving others in the dark meaning you need to have the lights on during the middle of the day.

It can become a problem and cost more in electricity. Look for corner apartments and keep this in mind. Windows on two sides of a condo makes it much more livable.

Next Steps

Buying a condo in Thailand is a big investment. You need to make a careful decision before doing it. If you aren’t ready to buy, you can still rent an apartment.

But if you’re certain that you want to buy a condo, go to Keller Henson to get things started.

Hopefully we have answered all your questions but feel free to comment below if we missed something, and we will get back to you!

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• Renting a House in Thailand? Read This Before Signing That Lease
• How to Rent a Short- or Long-Term Serviced Apartment in Bangkok
• An In-Depth Guide to Renting an Apartment in Bangkok
• Case Study: Steve’s Experience with Buying a Condo on Sukhumvit Road