How to Buy an Apartment in Thailand in 2026: The Complete Guide for French Buyers

Published on June 30, 2026 and written by Cyril Jarnias

Buying an Apartment in Thailand Attracts More and More French People, whether to prepare for a retirement in the sun, diversify a real estate portfolio, or take advantage of a rental market considered very profitable. But behind the photos of infinity pools and sea views, the legal and administrative reality is strict, especially since the tightening of controls in 2025–2026.

Understanding the Legal Framework Before Getting Started

Even before choosing a neighborhood in Bangkok or a residence in Phuket, it is essential to understand what Thai law allows – and especially prohibits – for a foreign buyer.

However, the law offers a real entry point for foreigners since the 1992 amendment of the Condominium Act: a French person can fully own a condominium apartment, in their name, with an official title deed, provided two main principles are respected. First, the famous “foreign quota”: in each building registered as a condominium, a maximum of 49% of the total salable area can be owned by foreigners. The rest must belong to Thais (individuals or genuinely Thai companies). Second, the money used for the purchase must come from abroad and enter Thailand in foreign currency, through the official banking channel.

Freehold, Leasehold, Real Rights: What a French Person Can Actually Own

To buy wisely, you need to clearly distinguish the different legal structures allowed for foreigners. Each has its advantages, constraints, and level of legal security.

Freehold Condominium: The Prime Option for French People

The freehold condominium is the simplest and safest path for a French person wishing to buy an apartment in Thailand. The Condominium Act of 1979, notably amended in 1992, allows a foreigner to fully own a unit in a building officially registered as a condominium, provided that:

– the share held by foreigners in the building does not exceed 49% of the total salable area;

– the entire purchase price is brought in from abroad, in foreign currency (EUR, USD, etc.), and converted into baht by a Thai bank, with the issuance of a specific banking document (Foreign Exchange Transaction Form, often called FET or TT3).

This formula avoids the French person entering risky schemes via Thai companies with “nominee” shareholders, now in the crosshairs of the authorities. In 2026, controls on these structures have become extremely tight: the Department of Business Development imposes proof of source of funds for any shareholder, and cross-references its data with the Land Department to detect illegal schemes.

Leasehold: A Limited Time Usage Right

When the 49% foreign quota is already filled in a given building, or when it involves a villa on land, developers often offer a long-term lease registered at the Land Office: 30 years maximum at a time. This is called leasehold.

For an apartment, leasehold can be a solution if you accept this time limitation and if the contract is solidly drafted and registered. For a villa, it is common to combine a lease on the land with a superficies right or a separate deed on the construction, so that the building itself is recognized as the foreigner’s property.

Usufruct, Superficies, Habitation: Complementary Rights

In addition to the lease, Thai law allows attaching real rights such as:

– usufruct (right of use and enjoyment for a maximum duration, often 30 years, or for life, but not transferable);

– superficies right (ownership of constructions separate from the land, for 30 years or for life, and in principle assignable);

– certain more recent rights like “Sap-Ing-Sith”, allowing enhanced use of the property.

These tools are especially useful for houses on leased land, but for a French person targeting an apartment in Thailand, they play a more marginal role than freehold condominium.

Why French People Are Massively Turning to Condos

For a French buyer, the condominium ticks several boxes at once: legal security, simplicity of process, relatively attractive taxation, and easy access to the rental market.

The top destinations for French people are well identified: Bangkok (neighborhoods like Silom/Sathorn), Phuket, Koh Samui, Hua Hin, Chiang Mai. These cities offer a mix of possible uses: primary or secondary residence, seasonal or annual rental, or even a small boutique hotel or serviced residence project through specific commercial setups.

Step 1: Define Your Project and Choose Your Property Type

Before anything else, a French person considering buying an apartment in Thailand must clarify their objective: live there year-round, spend the winter in the sun, rent on Airbnb, prepare for retirement, or simply diversify their portfolio by investing in a foreign market.

This clarification determines the choice between:

At this stage, the visa issue must also be considered. Buying an apartment in Thailand does not grant any automatic right to a long-term visa: retirement (O-A), marriage (O), LTR-Wealthy, Thailand Elite, DTV for digital nomads, etc. French people are eligible for these programs but must apply separately.

For investors who only plan to come occasionally, the good news is that it is not necessary to have a long-stay visa to buy a condo. It is enough to enter the country legally (tourist visa or exemption) to sign, provided the money comes from abroad and the foreign quota is respected.

Step 2: Identify, Visit, and Verify the Apartment

Once the project is clarified, the search and selection of the property begins. Many French people discover the market through real estate portals, Facebook groups, or specialized French-speaking agencies. For a serious purchase, it is preferable to work with an independent agency and a Thai lawyer, separate from the developer.

Alongside choosing the type of apartment (studio, 1 bedroom, penthouse) and location, it is crucial to verify two major legal elements from the start:

– that the building is indeed registered as a condominium under the Condominium Act, and not simply as an “apartment” or hotel;

– that the 49% foreign quota of the salable area has not been exceeded.

In parallel, you should already consider the land title supporting the building: in Thailand, not all titles are equal. The safest is the Chanote (Nor Sor 4 Jor), with precise cadastral boundaries and fully enforceable rights. Weaker titles (Nor Sor 3, Nor Sor 3 Gor, Sor Kor 1) exist, but carry increased risks: possible disputes, easement problems, difficulties in resale or financing. For an apartment in a serious project, one expects the land to be Chanote or fully regularized Nor Sor 3 Gor.

Example of Basic Checks at This Stage

For each apartment identified, it is relevant to request:

A good reflex for a French person is also to review the condominium’s accounts over two years: recurring deficits, major litigation, co-owners in arrears, all these signal the project’s health.

Step 3: Legal Due Diligence, Keystone of a Secure Purchase

Due diligence is not an administrative detail; it is the life insurance for your investment. In Thailand, the serious practice is to mandate an independent Thai lawyer, who is neither dependent on the developer nor the agent who found you the property.

This in-depth verification covers several areas.

Verification of Title and Charges

The lawyer goes to the competent Land Office to:

– obtain a recent copy of the title deed (for a condo, the unit chanote);

– verify the name of the owner or selling company;

– check for the absence of outstanding mortgages, seizures, easements, or leases already registered on the unit;

– verify the boundaries and area of the unit compared to what is marketed.

Zoning, Building Permits, and Compliance

For a new or recent project, it is necessary to: establish a schedule, define a budget, choose suitable materials, and assemble a competent team.

– verify that the building is constructed in accordance with the building permit (Bai Anuyat Kor Sang) filed;

– ensure that any environmental impact assessment (EIA) has been validated when required by law (projects with more than 80 units or more than 4,000 m² of usable area, coastal projects, etc.);

– check that the zone (residential, commercial, etc.) indeed allows this type of construction and use.

Verification of the Seller and Building Management

The lawyer must also ensure that:

– the individual seller is indeed the registered owner on the title, that their civil status matches, and that they are not bankrupt or under an injunction;

– if it is a company, that it is in good standing with the commercial registry, that the board of directors has authorized the sale, and that it is not in dissolution or collective proceedings;

– the condominium is properly managed: approved accounts, sufficient sinking fund, no major debts, no massive litigation between co-owners and manager.

Until the lawyer gives written clearance, the French buyer should block any significant transfer. The recommendations from expert reports on the Thai market are clear: a case that should be abandoned must be abandoned before the deposit, not after the signing at the Land Office.

Step 4: Reservation and Preliminary Sales Agreement

Once the main elements are validated and the property chosen, it’s time to “lock in” the apartment.

In practice, the reservation takes the form of a small contract (reservation agreement) accompanied by a deposit. In the condo market, the amount is very often between 50,000 and 200,000 THB, sometimes more for very high-end properties. In some schemes, this deposit may also represent 3 to 5% of the price, or even up to 10% in highly structured new programs.

For a French person, two precautions are essential:

A point often overlooked by hurried buyers is the language of the contract. In Thailand, it is the Thai version that prevails in court. The English version is only a translation for indicative purposes. For a French person, it is therefore prudent to:

– request a clear English version;

– have it reviewed/explained by a Thai lawyer, with a French-speaking interpreter if needed;

– ensure any discrepancies between the two languages are identified and corrected.

Step 5: The Sale and Purchase Agreement (SPA) and Payment Schedule

After the reservation, the seller or developer prepares the final sales contract (Sale and Purchase Agreement, SPA). This document sets the payment schedule, the transfer date, penalties for delays, delivered equipment, and the distribution of various fees and taxes at the Land Office.

The table below illustrates, for indicative purposes, a payment schedule frequently encountered for a new condominium.

Regardless of the structure, the contract must clearly state:

– who pays the 2% transfer fee (often 50/50, but negotiable);

– who bears the specific business tax (3.3%) or stamp duty (0.5%) on the seller’s side, and how the withholding tax is handled;

– what happens in case of significant delay by the developer (daily penalties, right to cancel, refund) for an off-plan purchase.

It is strongly recommended to have this contract scrutinized by a lawyer to check compliance with the Condominium Act and consumer protection rules (especially for standardized O.C.22 contracts in off-plan sales).

Step 6: Transferring Funds from France (and Obtaining the FET/TT3)

The banking aspect is a crucial point, often misunderstood. For a French person to register their name on a condo title as a foreign owner, the land office requires proof that they have brought the total amount (or at least an amount equal to the price) from abroad in foreign currency.

Concretely, the standard scheme is as follows:

For any transfer equal to or greater than the equivalent of 50,000 USD, the Thai bank must issue an official FET. Below that, some Land Offices accept a “credit advice” or a detailed SWIFT letter clearly indicating that the funds come from abroad and are intended for the condo purchase. In practice, many buyers prefer to concentrate transfers in two or three transfers of over 50,000 USD to obtain a full FET, a more standardized and reassuring document.

For a secondary market purchase, the cleanest practice is to send the funds to an account in your name at a local bank, obtain the FET, then make a cashier’s check payable to the seller for the day of the transfer at the Land Office.

Step 7: The Big Day at the Land Office

The transfer of ownership of an apartment in Thailand is formalized exclusively at the territorially competent Land Office. It is there that the title is modified to show the name of the new buyer.

On the day of registration, the following are typically present:

– the buyer (or their representative with a notarized power of attorney);

– the seller (or their representative);

– the buyer’s lawyer, sometimes a representative from the agency or developer.

The main documents that must be brought include: a valid passport, a driver’s license, and proof of residence.

On site, the Land Office officer checks the documents, prepares a transfer form (in Thai), calculates the taxes and fees due, and collects the corresponding amounts, generally via cashier’s check. The entire procedure typically takes one to three hours. At the end, the unit’s chanote is updated with the new owner’s name. A copy may be given immediately, or a few days later depending on the office.

In 2026, temporary measures reducing certain transfer fees to 0.01% exist for residential purchases up to 7 million THB, but these schemes are reserved for Thai buyers. A French person cannot benefit from them and must budget for the full rate of 2% in their own calculations.

Step 8: After the Signing – Management, Fees, and Local Taxation

Once the apartment is officially in your name, a few formalities and obligations remain.

Updating Services and Condominium

The new owner must:

– change the electricity, water, and internet contracts to their name, presenting a copy of the chanote or registered lease;

– notify the condominium management office (juristic person) to update the co-owner register;

– set up automatic debits for monthly condominium fees (Common Area Maintenance, CAM).

Condominium fees are typically between 40 and 80 THB per sqm per month, depending on the residence’s standing. Added to this is a “sinking fund” (reserve fund for major works), often required as a lump sum at purchase, based on 500 to 1,000 THB per sqm.

Annual Land and Building Tax

Since 2020, Thailand applies an annual land and building tax calculated on the cadastral value, rather than on a theoretical rent. For a French owner of an apartment, the most likely category is “residential property not occupied as a primary residence by a Thai,” with usual rates of 0.02% to 0.10%.

There is no “primary residence” exemption for a foreigner, as there is for a Thai citizen registered on the blue Tabien Baan. A Thai can benefit from an exemption up to 50 M THB for their primary residence, but this niche does not apply to a non-resident French person or without local registration.

Alongside the Land & Building Tax, some municipalities apply a small household waste tax, on the order of a few tens of euros per year.

Taxation on Resale and Rental Income

Thailand does not separately tax capital gains on real estate for individuals; the gain is integrated into the calculation of withholding tax and the seller’s income tax at the time of resale. In practice, the withholding tax calculated by the Land Office takes into account the holding period and the cadastral value.

Note that from 2026, the Thai tax administration is also tightening its tax residence rules: a foreigner spending 180 days or more in the country may be taxable on certain income earned abroad, even if not repatriated, according to criteria now better enforced. The situation of a French retiree living almost year-round in their condo therefore merits a cross-border France/Thailand tax analysis with a professional.

Financing: What Options for a French Person in 2026?

The vast majority of foreigners buy their apartment in Thailand with cash, or by combining savings and mortgage financing in their home country. Local financing for foreigners exists, but remains the exception and is subject to strict criteria.

Loans from Thai Banks: Possible but Difficult

Local banks are very cautious with non-nationals. The chances of obtaining a mortgage for a foreigner without residence or work in Thailand are estimated at 30–40% at best, often less.

To have a chance of obtaining a local loan, a typical profile would be:

– a foreigner holding a work permit;

– at least 12 months of regular salary paid into a Thai bank account;

– a net monthly income exceeding 80,000 THB;

– a clean local credit history;

– a purchase of a freehold condominium in a good location (Bangkok, Phuket, Pattaya, Koh Samui).

For a non-resident French person, without a long-stay visa or local income, a few occasional avenues remain: certain subsidiaries of regional banks (Bangkok Bank Singapore, UOB, ICBC) or specialized players like MBK Guarantee offer financing to foreigners for condos, often with standardized conditions (approximately 50% LTV, rates 7.5–9%, term 10–15 years). But these products require a solid file and a substantial down payment.

Financing from France or via a Foreign Financial Center

For many French people, the most realistic leverage consists of:

The funds thus released are then transferred to Thailand as for a cash purchase, with the issuance of a FET or SWIFT certificate, allowing compliance with the requirements of the Condominium Act.

Developer Financing Plans

In the new market, many projects offer staggered payment plans, sometimes with a significant portion paid after key handover. These schemes are not bank loans in the strict sense, but seller financing:

– payment of 10–30% during construction, in installments;

– balance of 70–80% upon delivery, or spread over 12–36 months, sometimes interest-free, sometimes at a moderate rate (0 to 3–5%).

For a French person without access to Thai loans, these developer plans are often the only form of local “leverage,” especially in Phuket, where it is estimated that 70–80% of sales to foreigners go through such a spread.

Asset Strategy: Taxation, Inheritance, Resale

Beyond the purchase itself, a French person must think ahead about the aftermath: transmission, capital gains, succession.

In Thailand, there is no inheritance tax for estates under 100 million baht. Above that, a tax of 5 to 10% exists, but it only concerns very high estates (approximately 2.6 M€ and above). For most French buyers, the main issue remains the proper drafting of a will.

Practitioners often recommend: adopt a holistic approach for well-being.

– draft a will in France mentioning assets in Thailand;

– and, ideally, establish a specific will in Thailand, written in Thai and registered, covering local assets (condo, bank accounts, etc.).

On the resale side, the market allows a French person to sell their condo to a Thai or another foreigner, as long as the foreign quota is not saturated. In a building where the 49% is already reached, the foreign seller can only sell to a Thai buyer or a qualified entity, or must wait for another foreigner to sell their own unit to “free up” quota. This is a parameter to keep in mind when initially choosing the project.

2026 Particularities: Foreign Quota, Crackdown on Nominees, Digitalization

Beyond the substantive rules, 2026 is marked by several contextual developments that a French buyer should know.

First, despite recurring rumors, the 49% foreign quota has not been raised. Scenarios of an increase to 70 or 75% have been mentioned in the press and government, but no legislative change has been adopted to date. Conversely, some projects for a targeted reduction of the quota in highly tourist areas (Phuket, Koh Samui, Pattaya) have been discussed. In March–June 2026, the legal situation remains unchanged: 49% of the salable area per building, calculated in sqm, excluding common areas.

Finally, procedures are becoming more digitalized: the Land Department is modernizing its systems, notably for the management of leases and certain formalities. This does not change the substantive rules, but may simplify certain renewals or verifications in the future.

Conclusion: How a French Person Can Buy an Apartment in Thailand Serenely in 2026

In 2026, buying an apartment in Thailand remains entirely possible and legal for a French person, provided a clear framework is respected:

By relying on these principles and surrounding themselves with the right professionals (lawyer, serious agent, possibly tax advisor), a French person can use the Thai condominium as an effective asset tool: tropical second home, winter pied-à-terre, or rental asset offering returns that, according to available data, remain among the most attractive in the region.

Cyril Jarnias

Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.

On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.

Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.

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