Summary

For foreign buyers, Thailand’s standard freehold route remains a registered condominium unit held in the buyer’s own name — not land title. Under Section 19 bis of the Condominium Act B.E. 2522, foreign ownership cannot exceed 49% of the combined unit area in the building. ThaiLawOnline’s 5 September 2026 update states the proposed lift to 75%, and the proposed 99-year lease, are still proposals only — no amending bill tabled; the 49% cap and Civil and Commercial Code 30-year lease ceiling remain the law.

Two operational points matter more than brochure optimism. First, confirm remaining foreign quota in writing with the condominium juristic person before a large deposit; Land Office registration needs that evidence. Second, purchase funds are normally remitted into Thailand in foreign currency with bank Foreign Exchange Transaction evidence matching the buyer and price.

Separately, May 2026 Department of Lands urgent circulars (lead reference มท 0515.2/ว 10722, 15 May 2026) tighten nominee land enforcement under existing Land Code powers. Those circulars do not rewrite the condominium quota; they raise scrutiny on proxy land holdings — especially in named provinces such as Phuket, Chiang Mai, and Chonburi.

Education only — not tax, legal, or investment advice. Confirm statute and transfer requirements with counsel and the Land Office for the specific unit and transfer date.

What this means for Thailand

Asia-Pacific buyers comparing Thailand to other markets should model the law as written: 49% freehold condo quota, remittance evidence, and no assumption that a 75% or 99-year headline will save a deal. A buyer’s-market condo tape (see Bangkok Q1 2026 research) does not loosen ownership rules. Empty public shelves until professionals and listings clear checks remain intentional under a verified-only posture.

What to do next

  • Obtain a dated foreign-quota letter from the juristic person before locking a large deposit.
  • Budget standard transfer costs for a foreign freehold buyer; do not assume Thai-national fee cuts apply.
  • Developers and Pros: join the verified path at proprkey.com/en/onboarding