Thailand Property Buyer's Guide

Thailand’s property laws restrict direct land ownership by foreigners. However, there are secure legal pathways that allow foreigners to confidently invest in real estate. The most common and safest method is freehold condominium ownership, where foreigners can own up to 49% of the total unit space in a building.

For villas or houses on land, long-term leasehold contracts (usually 30 years, renewable) are widely used and registered at the Land Department for legal security. Other ownership structures, such as setting up a Thai limited company or purchasing through a Thai spouse, are also possible, though legal consultation is essential.

Pro Tip: Ask your agent about historical rental yields, zoning, and future developments nearby. Local knowledge makes a big difference.

Whether you’re seeking a holiday retreat, an income-generating investment, or a future retirement home, Thailand offers a wide variety of real estate options. Koh Samui in particular presents beachfront villas, sea-view condos, and investment-ready developments. 

Choosing the right property involves assessing your lifestyle goals, investment expectations, and legal feasibility. A knowledgeable local agent can guide you through off-plan developments, resale opportunities, or land purchase considerations—all tailored to your needs.

Pro Tip: Utilize online property portals and local listings to explore available options.

Due diligence is the process of verifying a property’s legal status before making a commitment. This includes checking that the title deed (preferably Chanote) is clean and transferable, the land is correctly zoned for intended use, there are no outstanding mortgages or encumbrances, and that the seller has full legal authority to sell. Professional agents often pre-screen properties, but your lawyer should confirm these aspects before you pay any deposit.

Pro Tip: A small legal fee now can save massive headaches later. Never skip due diligence, even for resale units or “off-plan” deals.

Once you’ve found the property you love, it’s time to take it off the market. A reservation agreement is a simple contract confirming your intent to buy, typically requiring a small deposit (1%–5% of the purchase price). This ensures no one else can purchase it while you finalize legal checks and prepare for the next steps. It’s a low-risk move that secures your place in the process while keeping things flexible.

Pro Tip: Include a clause in the agreement making your deposit refundable if any major legal issue arises. It adds peace of mind as you proceed.

The SPA is your official contract. It outlines the purchase price, payment timeline, what’s included (furniture, fixtures, etc.), and key terms. Think of it as your blueprint for a smooth and transparent transaction. Your lawyer or trusted advisor should carefully review the document before you sign, ensuring all clauses are clear and in your best interest. This step locks in your investment and creates full legal protection for both buyer and seller.

Pro Tip: Ask for a translated version if the document is in Thai. It’s important you understand exactly what you are signing—even if everything feels right.

This is the exciting part—your property officially becomes yours. On the agreed transfer date, you’ll visit (or have your representative visit) the Land Office. The final balance is paid, transfer taxes and legal fees are settled, and ownership is officially recorded in your name (or the lease registered, in case of leasehold). Its a straightforward process when everything is prepared properly—and your agent or lawyer usually handles most of it.

Pro Tip: Ensure you or your lawyer receives a copy of the updated title deed (Chanote) with your name or lease attached on the same day.

For villas or houses on land, long-term leasehold is also a common ownership structure for foreign buyers. The lease should be formally registered with the Land Office to ensure legal validity. This provides enforceable rights for the full 30-year term. A properly registered lease is your safety net, giving you full legal use and enjoyment of the property. Keep in mind that 30 years is guaranteed.

Pro Tip: Unregistered leases have no legal weight in court. Always make sure it’s officially filed—even if the seller says it’s “not necessary.”

Once the paperwork is done and the keys are in hand, you’re ready to enjoy your property—whether it’s your personal getaway, a rental income source, or a long-term investment. If you plan to rent it out, property management companies (like Siam Commercial Service ) can handle guest bookings, cleaning, maintenance, and more. If it’s a lifestyle purchase, simply enjoy your tropical home in paradise, knowing your investment is secure and your future bright.

Pro Tip: Set your goals early—whether it’s income, lifestyle, or resale. Your property can work for you, long after the purchase is complete.