Pattaya Property FAQ Essential Guide & FAQ

Yes, foreigners can purchase property in Pattaya, with condominiums being the most straightforward option. Here are the key points:

• Condominiums: Foreigners can own condos outright under the Foreign Quota (also known as foreign name ownership or farang quota). Up to 49% of the total unit area in a building can be foreign-owned; the remaining 51% falls under the Thai Quota and is held in either a Thai person's name or a qualifying Thai company name
• Houses and Land: While foreigners cannot directly own land, you can:
  • Lease the land long-term (up to 30 years, with possible renewals)
  • Hold the property through a properly structured Thai Limited Company (also known as company ownership or company name)
  • Purchase the property in a Thai spouse's name

At Blue Horizon Condos, we specialize in helping foreign buyers navigate these options and find their perfect Pattaya property.

Foreigners generally cannot own land directly in their own name in Pattaya. A registered lease provides a long-term option, usually for up to 30 years. A qualifying Thai company can also own land, with the title held by the company and Thai shareholders holding the majority of its shares. Our team can explain the ownership arrangement available for a particular property.

Yes. Foreigners can own the house itself separately from the land it stands on, for example by owning the building and leasing the land. Houses are also available through qualifying Thai companies, where the company holds the property title. When choosing a house or villa, we’ll explain how both the building and the land are held.

• Foreign quota (foreign name): Freehold ownership registered directly in the foreign buyer's name. Foreign ownership in the building must remain within the legal 49% limit, and the buyer normally provides evidence that the purchase funds came from abroad
• Thai quota (Thai name or company name): Freehold ownership registered in a Thai person's name or a qualifying Thai company's name. It is not direct foreign personal ownership
• Leasehold: A contractual right to use the property for the registered lease term, rather than ownership of the title. Registered property leases are generally limited to 30 years; any renewal must be agreed and documented and is not guaranteed

The same condominium can contain both foreign- and Thai-quota units. The quota describes how the title is held, not necessarily any physical difference between the units.

Leasehold gives you the right to use and enjoy a property for an agreed period, usually up to 30 years, while the freehold title remains with the owner. It can apply to land, houses and condominium units, making it an option for foreign buyers looking for a long-term home in Thailand.

Some developers offer “30 + 30 + 30” leasehold packages: an initial 30-year lease with provisions for two further 30-year renewals. These are sometimes marketed as 90-year leasehold, but each renewal requires a new registration and the owner’s agreement—it is not a single guaranteed 90-year term.

Company ownership means the property title is registered in a Thai Limited Company’s name. Buyers acquire shares in the company, which continues to own the property.

For a Thai company holding land, Thai shareholders must hold at least 51% of the share capital, while foreign shareholders can hold up to 49%. The Thai shareholders must be genuine investors. This structure can hold houses, land and condominium units, provided the company meets the applicable ownership requirements.

• Cost-Effective: Properties in company name often come at a better price point compared to foreign quota (foreign name/farang quota) units
• Transfer costs: Buying or selling through company shares can reduce transaction costs because the property remains registered to the company. Stamp duty on the share transfer may still apply.
• Legal Structure: A properly structured and maintained Thai Limited Company can hold land and property
• Maintenance Costs: Annual company maintenance, including accounting services, typically costs around 12,000 THB per year

Existing company versus a new company: Taking over an existing, properly maintained property-holding company is often relatively straightforward when the transaction mainly involves changing the director and updating the company records while keeping the shareholding structure compliant. Forming a new property-holding company is different: it requires genuine Thai shareholders and, where land is involved, compliant Thai majority ownership.

Changing the company director: Under the current Department of Business Development (DBD) procedure, both the outgoing director and the incoming director attend the DBD to register the change. Because administrative procedures can change, we confirm the requirements before scheduling the appointment.

Company ownership requires ongoing accounting and a properly maintained legal structure. Our team can guide you through the company formation or transfer process and help you understand if this option suits your needs.

Buying a condo in Pattaya is a remarkably quick and straightforward process that can be completed in just a few days when working with a reputable agent like Blue Horizon Condos. Here are the key steps:

1. Property Selection: View properties and select your ideal condo
2. Due Diligence: We check the property's legal status and available documentation
3. Reservation: Secure the property with a reservation agreement and deposit—typically 5-10% of the price, or sometimes a fixed amount such as 100,000 THB
4. Foreign Currency Transfer: For foreign quota (foreign name/farang quota) purchases only, transfer funds from abroad and obtain the necessary Foreign Exchange Transaction Form (FET Form). This is not required for company name purchases
5. Sales Contract: We prepare the transaction contracts and help both parties review and sign them
6. Final Transfer: We assist with the transaction at the Land Office, where you receive your title deed

Our experienced team guides you through each step, helping keep the purchase smooth and efficient. The process can typically be completed within a few days once you've selected your property. When requested, we can also coordinate with lawyers or accountants for additional advice.

Property purchases in Thailand are commonly paid by bank transfer or cashier’s cheque. Cash is also used in some transactions, depending on the agreement between buyer and seller.

Payments may go directly to the seller, through an agent authorised to receive the funds, or through an agreed escrow arrangement. The sale agreement should clearly state who receives each payment, when it is due and how it will be paid. Keep receipts and payment records.

For a condominium purchased in your own name under the foreign quota, you will typically need bank documentation showing that the purchase funds came from abroad. This may include a Foreign Exchange Transaction (FET) form or other bank confirmation. Confirm the required transfer instructions and documents with the receiving bank before sending the money—even if you intend to pay the seller by cashier’s cheque or cash.

For most foreign-quota condo purchases, the purchase money must be sent from abroad in foreign currency and converted by the receiving Thai bank. In the transfer instructions, write the purpose clearly in English, for example:

For purchase of condominium [building name], unit [number], for [buyer's full passport name].

Ask the receiving bank to confirm the account and exact wording before sending. The bank will issue a Foreign Exchange Transaction Form (FET) or other inward-remittance evidence, such as a bank confirmation or credit advice, depending on the transaction. Keep the originals: the Land Office uses this evidence for foreign-name registration, and the bank may request it again if you later remit sale proceeds abroad. Company-name and other Thai-quota purchases follow different funding-document rules.

• Common-area fees: Regular charges paid to the condominium juristic person for security, cleaning, lifts, pool, gardens and other shared expenses. They are commonly calculated by unit area
• Sinking fund: A reserve for major future work such as repainting, lift replacement or structural repairs. It is often collected when a new unit is transferred, although later contributions or special assessments are also possible

Before transfer, the seller obtains a debt-free certificate confirming that the required common-area charges have been settled. The Land Office requires this certificate to register a condominium transfer. The condominium manager may take up to 15 days to issue it, and some buildings take a week or more, so it should be requested early.

The exact file depends on whether the seller is an individual or a company, but it commonly includes:

• The original condominium title deed
• The juristic person's debt-free certificate and, when required, its foreign-quota confirmation letter
• The seller's Thai ID card and house registration, or passport and relevant civil-status documents
• A Land Office power of attorney if the seller or another required party will not attend
• The sale and purchase agreement and supporting transaction documents
• For a company seller: current company affidavit, shareholder list, meeting resolution, director identification, signing-authority documents and company seal where applicable

The Land Office may request additional documents depending on nationality, marital status, mortgages and the ownership structure, so the file should be checked before fixing the transfer date.

Sometimes, but Thai bank mortgages for foreigners are limited and depend on the lender’s requirements. For example, KBank lists specific residence documents for foreign condominium borrowers and states that a work permit alone is insufficient.

If you cannot pay the full purchase price upfront, start by looking at new units sold directly by developers. Developer payment plans can let you spread the purchase price over an agreed period. There are two arrangements to look for:

• Payments during construction: you pay a deposit and instalments while the property is being built, with the remaining balance due at completion or transfer. Check that final payment carefully—you may still need a substantial lump sum.
• Payments after moving in: some developers offer terms that allow you to move into a completed unit after paying part of the price—sometimes 50%—and pay the balance over an agreed period. Availability, interest and repayment terms depend on the particular offer.

Some private owners also offer payment plans when selling their own property. These arrangements are negotiated individually, so it is worth asking even when financing is not mentioned in the listing.

Tell us your budget, how much you can pay upfront and when you want to move in. We can help you look for developer or private-seller options that fit.

Buying property does not automatically grant a visa, but Thailand offers several attractive long-stay options:

• Retirement Visa (age 50+): Usually ฿800,000 in a Thai bank, ฿65,000 monthly income, or a qualifying combination
• Marriage Visa: If married to a Thai national, usually ฿400,000 in a Thai bank or ฿40,000 monthly income
• DTV: For remote workers, freelancers, approved Thai activities and dependants. It requires financial evidence of at least ฿500,000 and allows stays of up to 180 days per entry
• Thailand Privilege Card—formerly the Thailand Elite Visa: A convenient paid option with no minimum age, income, Thai bank deposit or property-investment requirement. It provides multiple entry and stays of up to one year per entry: Bronze ฿650,000 for 5 years; Gold ฿900,000 for 5 years; Platinum ฿1.5 million for 10 years; Diamond ฿2.5 million for 15 years; and Reserve ฿5 million for 20 years, by invitation
• LTR Visa: A 10-year option for Wealthy Global Citizens, Wealthy Pensioners, Work-from-Thailand Professionals and Highly Skilled Professionals. Qualifying Thai property can count toward two important investment requirements:
  • Wealthy Global Citizen: USD1 million in total assets plus USD500,000 invested in Thailand
  • Wealthy Pensioner: USD80,000 annual passive income, or USD40,000–80,000 plus a USD250,000 Thai investment
• Other options: Work, business and education visas

The right property and visa can work very well together: your visa allows you to stay, while your property gives you a home and investment in Thailand. Requirements and holding periods vary, so always contact a reputable visa agent for personal advice. Blue Horizon Condos can help you find the right property for your long-term plans.

Yes. A foreign-owned condominium can be left to an heir through a will, and preparing a Thai will that clearly identifies the unit and executor can simplify the estate process.

Whether the foreign heir may keep the condominium depends on the heir qualifying for ownership under the Condominium Act and on the foreign quota remaining available. A foreign heir who does not qualify generally has to dispose of the inherited unit within one year. Estate circumstances vary, so the will and ownership position should be reviewed with a Thai lawyer.

A foreign heir who does not meet the ownership requirements under section 19 of the Condominium Act must also notify the Land Office in writing within 60 days of acquiring ownership of the inherited unit.

When purchasing property in Pattaya, you should be aware of these government fees and taxes:

• Transfer Fee: 2% of the appraisal price (Land Office assessed value)
• Specific Business Tax (SBT): 3.3% of the higher of selling price or appraisal price. Applies when:
  • Personal residential property is transferred before the 5-year anniversary, unless an exemption applies
  • Property owned by companies (regardless of ownership duration)
  • Commercial properties
• Stamp Duty: 0.5% of the higher of selling price or appraisal price. Only applies when Specific Business Tax does not apply
• Withholding Tax:
  • 1% for company sellers (flat rate)
  • Varies for individual sellers based on official appraisal value, ownership duration, deductible expense rates, and progressive tax rates

Important: For company-owned properties, you can often purchase the company shares instead of transferring the property itself, which avoids the usual property transfer taxes and fees at the Land Office. Legal and administrative fees still apply to the company transfer, including any director changes. Stamp duty on the share transfer may also apply.

These fees are typically negotiable between buyer and seller, commonly split 50/50, though arrangements can vary. At Blue Horizon Condos, we'll help you understand and plan for all associated costs.

Use our Property Transfer Tax Calculator to get a detailed estimate based on your specific situation.

Buying new or off-plan properties in Pattaya offers several advantages but also requires special considerations:

• Payment Plans:
  • Flexible payment terms spread over the construction period
  • Lower initial investment - typically 10-30% down payment
  • Monthly or quarterly installments until completion
  • Different developers offer varying payment terms
• Advantages:
  • Lower early-stage pricing, with developers commonly increasing prices as construction progresses
  • First choice of units and views
  • Modern designs and latest amenities
  • New warranties and pristine condition
  • Potential capital appreciation during construction
• Important Considerations:
  • Construction completion timeline
  • Developer's track record and reputation
  • Project licenses and permits
  • Construction progress monitoring
  • Contract terms and guarantees

At Blue Horizon Condos, we carefully select developers with proven track records and help you navigate the off-plan purchase process. We'll assist in reviewing payment plans, contracts, and monitoring construction progress until your property is ready for handover.

Yes. A condo contract assignment allows you to take over an existing purchaser’s agreement with the developer before ownership has been registered in their name. Often called an off-plan resale, it can also apply to a completed condo. Ownership is then transferred directly from the developer to you.

The important figure is the total purchase cost: the payment to the outgoing buyer, any remaining developer balance or overdue charges, assignment fees and eventual ownership-transfer costs. The agreed terms should clearly explain who receives each payment and who covers each expense.

Blue Horizon Condos coordinates with the seller and developer to clarify the contract, payment history and assignment arrangements. For foreign-quota purchases, we also help confirm the required foreign-currency remittance amount and FET or other accepted bank documents before funds are sent.

Selling your property in Pattaya can be straightforward with the right support. Here's what you need to know:

1. Property Valuation: We'll recommend a market price based on current market conditions
2. Property Marketing: Your property will be marketed through our extensive network and online platforms
3. Buyer Screening: We screen potential buyers and assess their ability to proceed
4. Negotiation: We handle price negotiations and terms on your behalf
5. Documentation: We prepare and assist with the relevant transaction paperwork
6. Transfer-Cost Check: We contact the responsible Land Office for a more precise estimate of the transfer taxes and fees based on the property and ownership details
7. Transfer Process: We coordinate the final transfer at the Land Office

Blue Horizon Condos provides full-service support throughout the selling process.

Yes. If you bought a condo from a developer but ownership has not yet been transferred into your name, you may be able to sell through a contract assignment, without first taking ownership yourself. This can apply during construction or after completion.

Developers may quote an assignment or change-of-name fee, either a fixed amount or a percentage of the original contract price. Some contracts also specify waiting periods, payment milestones or other conditions on early resale. We clarify the proposed charges and procedure with the developer before the sale terms are agreed, including who will pay the assignment fee.

Blue Horizon Condos helps organise the developer’s account statement, assignment paperwork, confirmation of the incoming buyer and payment settlement.

Keep all paperwork relating to your original purchase and the contract assignment, including signed agreements, payment receipts, bank transfer records, any FET certificates and the developer’s statements and confirmations. These documents are especially important if you later send the sale proceeds overseas, as your bank may need a clear record of your original payments and the money received from the new buyer. We also help organise supporting documents explaining the transaction, subject to the bank’s requirements.

When selling property in Pattaya, several government taxes and fees apply. These are typically split 50/50 between buyer and seller, though this can be negotiated:

• Transfer Fee: 2% of the appraisal price (Land Office assessed value)
• Specific Business Tax (SBT): 3.3% of the higher of selling price or appraisal price. Applies when:
  • Personal residential property is transferred before the 5-year anniversary, unless an exemption applies
  • Property is owned by a company (regardless of ownership duration)
  • Property is commercial use
• Stamp Duty: 0.5% of the higher of selling price or appraisal price. Only applies when SBT does not apply
• Withholding Tax:
  • 1% flat rate for company-owned properties
  • Progressive calculation for individuals based on official appraisal value, ownership duration, and deductible expense rates

Save Money with Company Share Transfer: If your property is owned through a Thai Limited Company, you can sell the company shares instead of transferring the property. This avoids the usual property transfer taxes and fees at the Land Office, though legal and administrative fees still apply to the company transfer, including any director changes. Stamp duty on the share transfer may also apply.

Our team can help you estimate your tax obligations and structure the sale efficiently, whether through property transfer or company share transfer.

Get a detailed estimate using our Property Transfer Tax Calculator to plan your sale strategy.

After the Land Office transfer, a foreign seller can ask a Thai bank to convert the sale proceeds and remit them overseas. The bank normally requires the sale and purchase agreement and evidence that ownership was transferred at the Land Office. It may also request the title documents, tax receipts, bank statements and the original FET Form or inward-remittance evidence from the purchase.

Bank requirements can vary, so contact the remitting bank before completion and keep the original purchase-fund records. This makes it easier to demonstrate the source of the money and complete the outward transfer.

Yes, you can rent out your Pattaya property. Here are the key points to consider:

• Long-term Rentals (30+ days): Fully legal and recommended
• Short-term Rentals: Short-term rentals are widespread in Pattaya, particularly through platforms such as Airbnb. They may require specific licenses, and building rules vary, so not every property is suitable
• Property Management: We offer comprehensive management services for both long-term and vacation rentals, including Airbnb management for eligible properties
• Rental Returns: Short-term vacation rentals often yield higher returns than traditional long-term leases

Blue Horizon Condos can help improve your property's rental performance through professional management services, including guest communications and property maintenance.

Our comprehensive property management services include:

• Tenant Screening: Finding and vetting quality tenants
• Rent Collection: Managing payment processes
• Property Maintenance: Handling repairs and regular upkeep
• Compliance Support: Guidance on applicable property and rental requirements
• Financial Reporting: Regular updates on your property's performance

We manage the day-to-day work so you can have a more hands-off rental experience.

Explore our property management services.

To prepare the rental contract and supporting paperwork, please provide clear copies of:

• Owner identification: Passport or Thai ID card.
• Title deed (Chanote or condominium title deed): Including the pages showing the current registered owner.
• House registration book (blue book / Tabien Baan): The page identifying the property.
• Company documents, if applicable: Company registration certificate and identification of the authorized signatory.
• Authorization, if applicable: A power of attorney or written authorization when someone acts on the owner’s behalf.

Please also provide contact details and the bank details for receiving rent. We’ll confirm whether any additional documents or signed copies are needed for your particular rental or TM.30 paperwork.

List your property with Blue Horizon Condos.

Our rental contracts specify the payment due date, any grace period and the applicable late-payment charge or interest. These terms are agreed in writing before signing. Continued non-payment can lead to formal notice and termination of the tenancy, subject to the contract and applicable law.

Under our standard monthly rental terms, the owner or an authorized agent can issue a written notice giving the tenant at least 15 days to pay the overdue rent after receiving the notice. If payment is not made within that period, the tenancy may be terminated in accordance with the notice, contract and applicable law. This is a termination procedure, not a guaranteed date for recovering possession of the property.

Yes. Blue Horizon Condos can coordinate tenant finding, rental contracts, payments, tenant communications and property maintenance while you are abroad. We agree the services and scope of our authorization with you and keep you informed about your property.

For a one-year rental contract, our agency fee is typically equivalent to one month’s rent. Shorter rentals may attract a higher fee relative to the rental income, often calculated as a percentage. The fee also depends on the level of management and care required. We confirm the fee and included services with you before proceeding.

Renting property in Pattaya is straightforward with these key considerations:

• Rental Terms: Most contracts are for 6-12 months
• Security Deposit: Typically 1-2 months' rent
• Utilities: Usually paid separately by the tenant
• Maintenance: Minor repairs are usually the tenant's responsibility
• Insurance: Consider personal property insurance

Blue Horizon Condos can help you find the right rental property and assist with negotiating the terms.

To rent a property in Pattaya, you typically need:

• Passport Copy: Valid identification
• Contact Information: Local phone number and email

Blue Horizon Condos prepares rental contracts in English and Thai and helps both parties review and sign them.

TM.30 is the notification to Thai Immigration of a foreign national’s accommodation. Its receipt may be required for visa extensions and other immigration paperwork.

Blue Horizon Condos provides TM.30 assistance on request for our rental customers. Where online submission is possible, we handle it for you. Otherwise, you may need to visit Immigration yourself with the required documents. The owner should provide the necessary supporting documents and authorization, but does not need to submit it personally if an authorized person handles it.

One practical option is to book a hotel room for one night and have the hotel submit your TM.30. Before booking, confirm that they will handle the registration and give you a printed confirmation. Some cheaper hotels may not routinely handle this paperwork, or their staff may be unfamiliar with the request, so check before paying.

This lets you obtain a TM.30 confirmation without needing documents from the owner of your rental property. Travellers have reported using this approach successfully for visa extensions, although we can’t guarantee it will be accepted in every case.

Depending on the property and the owner’s agreement, shorter rental periods are possible. Rent may be paid monthly or as an agreed amount for the whole stay. Your contract specifies the rental dates, payment schedule, security deposit and any separate charges.

Browse properties for rent.

It depends on the property and the agreed rental terms. Electricity and water are usually paid separately, while some stays include them in the rental price. Internet may be included or require a separate subscription. Your contract specifies what is included and any additional monthly service charges.

A booking deposit can be credited toward the first rent payment or applied toward the security deposit, depending on the agreement. Your contract records how it is applied and any remaining amount payable.

Tenants usually pay for professional cleaning of the property and cleaning or servicing of the air-conditioning units when moving out. This is charged either at a fixed price stated in the contract or at the actual invoiced cost.

Under our standard rental terms, tenants are responsible for routine upkeep and damage caused by themselves or their guests. The owner is responsible for major repairs and problems caused by ageing, hidden defects or normal wear and tear. Please report any repair issue promptly so it can be assessed and coordinated.

Pets depend on the property, the owner’s written permission and any applicable building rules. Tell us about your pet before booking so we can check whether the property is suitable and confirm any conditions.

An extension depends on availability and the owner’s agreement. Contact Blue Horizon Condos before your rental ends so we can coordinate the new dates, rent and other terms in writing.

Check the property when you move in and report any existing damage, missing items or discrepancies within three calendar days, preferably with photos or video. Hidden problems that could not reasonably be spotted during the initial inspection should be reported promptly once discovered.

Under our standard rental contract, the deposit is returned within 7 calendar days after the tenancy ends and the property and all keys are returned. Where lawful deductions apply, the remaining balance is returned within 14 calendar days, with an itemized statement and available supporting evidence. A reasonable amount may be temporarily retained for outstanding final bills, with any excess returned promptly once the actual costs are known. The owner normally holds and returns the deposit; Blue Horizon Condos helps coordinate the process.

Leaving early without an agreed release or a contractual or legal right to terminate can be costly. You may lose some or all of your security deposit, receive no refund of prepaid rent, and remain responsible for other amounts due under the contract and applicable law. Contact Blue Horizon Condos before making plans to leave so we can discuss the situation with the owner.