Buying Property in Pattaya 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). This means up to 49% of the total unit space in a building can be foreign-owned, while the remaining 51% (Thai quota, Thai name, or Thai ownership) is reserved for Thai nationals
• Houses and Land: While foreigners cannot directly own land, you can:
• Lease the land long-term (30 years, renewable up to 90 years)
• Own through a Thai Limited Company (also known as company ownership or company name)
• Purchase through a Thai spouse (with proper legal documentation)

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

Company ownership (also known as company name ownership) is a popular method for foreigners to own property in Thailand, offering several advantages:

• Cost-Effective: Properties in company name often come at a better price point compared to foreign quota (foreign name/farang quota) units
• Flexible Transfer: When selling, ownership can be transferred through company shares rather than property transfer, significantly reducing transfer costs
• Legal Structure: A Thai Limited Company with proper shareholding structure can own land and properties
• Maintenance Costs: Annual company maintenance, including accounting services, typically costs around 12,000 THB per year
• Exit Strategy: Company transfer provides a cost-effective exit strategy, avoiding property transfer taxes and simplifying the sales process

Our team can guide you through the company formation 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 help verify the property's legal status and documentation
3. Reservation: Secure the property with a reservation agreement and deposit (typically 5-10%)
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: Review and sign the sale agreement
6. Final Transfer: Complete the transfer at the Land Office and receive your title deed

Our experienced team guides you through each step, ensuring a smooth and rapid purchase process that can typically be completed within a few days once you've selected your property.

When purchasing property in Pattaya, you should be aware of these costs and how they're calculated:

• Transfer Fee: 2% of the assessed value. The Land Office calculates this based on whichever is higher:
  • The actual transaction price, or
  • Their assessed value per square meter from their database
• Stamp Duty: 0.5% of the assessed value or sale price (whichever is higher). Only applies if the property has been owned for more than 5 years
• Specific Business Tax (SBT): 3.3% of the assessed value or sale price (whichever is higher). Applies if the property has been owned less than 5 years
• Common Area Fees: Ongoing monthly maintenance fees for condos
• Sinking Fund: One-time payment for new condos

The Land Office updates their assessed values periodically. These fees are typically negotiable between buyer and seller, with the transfer fee often split 50/50. At Blue Horizon Condos, we'll help you understand and plan for all associated costs.

You can also use our Property Transfer Tax Calculator to estimate your costs.

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:
  • Better prices compared to when the property is completed
  • 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.

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

1. Property Valuation: We'll help determine the optimal 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 verify potential buyers' ability to purchase
4. Negotiation: We handle price negotiations and terms on your behalf
5. Documentation: We assist with all necessary paperwork and legal requirements
6. Transfer Process: We coordinate the final transfer at the Land Office

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

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

• Specific Business Tax (SBT): 3.3% if selling within 5 years of purchase
• Stamp Duty: 0.5% if selling after 5 years of ownership
• Transfer Fee: 2% (usually split equally between buyer and seller)
• Withholding Tax: Based on the assessed value and holding period

Our team can help you calculate your tax obligations and structure the sale efficiently. If the property is owned through a company, transferring company ownership instead of the property itself can significantly reduce transfer costs.

To get an estimate of the transfer costs, try our Property Transfer Tax Calculator.

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: While technically requiring specific licenses, many property owners in Pattaya successfully operate on platforms like Airbnb. The local market has adapted to accommodate tourist demands, though it's important to understand the regulatory environment
• 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 you maximize your rental income with our professional management services, handling everything from guest communications to property maintenance.

Our comprehensive property management services include:

• Tenant Screening: Finding and vetting quality tenants
• Rent Collection: Managing all payment processes
• Property Maintenance: Handling repairs and regular upkeep
• Legal Compliance: Ensuring all regulations are followed
• Financial Reporting: Regular updates on your property's performance

We take care of everything so you can enjoy passive income from your Pattaya property.

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 tenant responsibility
• Insurance: Consider personal property insurance

Blue Horizon Condos can help you find the perfect rental property and negotiate favorable terms.

To rent a property in Pattaya, you typically need:

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

We'll guide you through the rental process and help prepare all necessary documentation.