Buying a Condominium in Pattaya

• You are planning a long stay or a move to Pattaya and are thinking of buying a condominium to live in
• You want to understand from the basics what foreigners can and cannot own
• You would like viewings and dealings with the seller handled in Japanese
• Those who also want advice on settling in after purchase, such as furniture and interior work

Thai law sets out what property foreigners may own. This is the basic framework as of September 2026.

To buy under the foreign quota, you send the purchase money from abroad in foreign currency and obtain proof of the remittance from the receiving bank. For transfers of 50,000 USD or more, this is a document called an FET, which is used when the title is transferred.

These are the main costs on top of the purchase price. The rates are the general figures given by several law firms and other sources as of September 2026.

For new developments the developer may set its own split of costs; for resale units the split is negotiated with the seller. The government sometimes reduces transfer fees for a limited period, but purchases by foreigners may be excluded. Before signing, confirm in writing who pays what.

This is the usual process for a resale condominium. Off-plan purchases differ, with a contract with the developer and staged payments.

1. Consultation. We ask about your budget, how you will use the unit, preferred areas and timing
2. Introductions and viewings. We check whether foreign quota is available and whether any common fees are unpaid
3. Reservation. You pay a deposit to hold the unit and confirm the refund terms in writing
4. Sale agreement. Payment dates, cost split and hand-over terms are written into the contract
5. Remittance. You send foreign currency from abroad and obtain proof of the transfer from the bank
6. Transfer and payment. The juristic person certifies that no fees are outstanding; at the Land Office you pay the balance, transfer the title and receive the title deed
7. After hand-over. Transfer the electricity and water accounts, register with the building office and complete address procedures such as TM.30

Pattaya stretches north to south, and the atmosphere changes a great deal from area to area. It is best to choose by how you want to live.

The feel also changes street by street and building by building. Walking around by day and night, on weekdays and at weekends, helps you decide.

What we do

• Introduce properties that fit your budget and purpose, and arrange viewings and transport
• Interpret with the seller or developer and organise the points you want to check
• Explain and accompany you through the remittance, title transfer and post-hand-over procedures
• Introductions to related services such as furniture and interior work

What you need to do

• Decide whether to buy and at what price
• Review and sign the contract (we recommend a lawyer's review where needed)
• Arrange the remittance from abroad

• If a building's foreign quota is full, a foreigner cannot take freehold title there. We check this before viewings
• Paying with money already in Thailand may prevent a transfer under the foreign quota
• Off-plan projects can be delayed or changed. Check the developer's track record and the contract terms
• Short-term, hotel-style letting may be restricted by law or by the building's rules
• After purchase you still pay common fees, the annual land and building tax, and utilities
• Inheritance and resale depend on nationality and family circumstances. Please consult a specialist before buying