Frequently Asked Questions and Answers for Foreign Property Buyers
Keller Henson – Your Real Estate Partner in Thailand
Who is Keller Henson ?
Keller Henson is a medium sized real estate agency based in Bangkok specialized in new market acquisition and property investment across Thailand and South East Asia. A dedicated and experienced team of both Thai and foreign individuals helps non-residents to purchase effortlessly, smoothly and safely properties in Thailand.
How long has Keller Henson been in business in Thailand?
Keller Henson has operated since 2016 and counts more than a hundred successful transactions, with several dozens of developers through Thailand and South East Asia. Keller Henson is a trusted partner well known to both clients and developers.
How can Keller Henson help me exactly?
Keller Henson specializes in new property market in Thailand, we can advise and work out tailor made solutions, shortlist properties upon your requierements, take you around for visits, help you negotiate terms, verify legal procedures and much more. We are sharing with you our extensive experience of the thai property market, making sure you avoid common mistakes, guiding you through the entire selection and property purchasing process, until keys handover, and beyond, we prepare you to stay in Thailand legally and worry free: visas, taxes.
What are the main advantages working with Keller Henson as an individual residing overseas?
Thailand is a constantly evolving market with regional practices, you definitely need a local player to navigate the Thai real estate market. A local yet internationally oriented agency, understanding Thai laws, Thai practices, Thai culture along with international standards and expectations from foreign investors. Here we are, at Keller Henson, we work primarily with investors residing outside of Thailand, doing our best to accommodate cultures differences and remote operations, offering personal assistance and case by case services.
Are your services free ? Would it be cheaper buying without you?
Our service fees are totally transparent. NO, it wouldn’t be cheaper without us, since we get promotional prices and special offers as an authorized agency. Ultimately, our philosophy is always to engage negotiations with the developers to get the best deals for you. Client first !
Is it safe to buy a property in Thailand with Keller Henson ?
Technically, when you buy a property with us, you don’t pay Keller Henson but who sells the property – the seller, the developer. At Keller Henson, before you engage into an agreement, we always endeavor a due diligence check of the property development and the seller, and the terms of the agreement.
It’s safer to buy a property in Thailand through Keller Henson, because we can identify ahead risky developers, risky clauses into agreements, check seller’s tracked records, and advise you how to mitigate risks if any.
How does one purchase real estate through your services ?
We introduce and recommend properties based on your requirements – then we assist you personally with the purchasing process, from the deposit till handover and more. We are the link between the buyer, you, and the seller, protecting your interests, anticipating issues, facilitating communication, administrative steps.
Why Buying a property in Thailand ?
Why the Thai property market is a good choice?
Thailand property market is a pretty good choice, because of 3 main factors : first one is accessibility of the estate – starting price is low – and Bangkok real estate has a relatively low price level in comparison to other Asian capitals. Second factor is high revenue yields, Phuket, for example, is a popular and continually growing resort island with high revenue from the short term holiday rentals.. Other areas, resort style like Pattaya, Samui, Hua Hin good potential as well for high returns and capital appreciation over the years. Finally, last factor as why Thailand is a good choice : the Thai laws protecting foreign ownership – with possibility, conditions apply, to buy in outright foreign name in foreign freehold terms.
What are the different property investment practices in Thailand?
There are several ways to invest in the property market in Thailand. Here are some examples for your consideration :
-Buy a property as a pure investment, directly from renowned hospitality groups, offering guaranteed revenue per year, or other rental programs that generate revenues steadily, enjoy as well free time for you to occupy the property a short time per year.
-Buy and rent out a property in short terms rentals in a tourist hotspot – by yourself, or through Airbnb, or through an in-house rental management office, or even a third party agency handling everything for you.
-Buy early birds pre-sales offers from off-plan condominium developments from popular developers, offering great differed payment terms. You can therefore secure and book the most promising units (corner units, sea view, pool access, etc) , pay in installments with great flexibility over the construction period, and achieve possibly great capital appreciation over the years.
-Invest in Bangkok properties, as you might anticipate on the long run a capital appreciation towards other Asian capital cities.
📌 Read more: Invest in Thailand
What are the top locations to invest in real estate in Thailand?
The best real estate investment locations in Thailand depend on your objectives, here is a short overview :
Bangkok: moderate rental yields, prime condominiums and luxury properties, business hub,
Phuket: high rental yields, luxury villas and resort condominiums, mixed use residences, strong capital growth.
Pattaya: high rental yields, affordable condos, entertainment hub, high rental occupancy.
Chiang Mai: lower property prices, growing rental market.
Koh Samui / Koh Phangan: lower prices, exclusive villas market, beachfront investments.
What are the advantages of buying a new property in Thailand?
Purchasing a new condominium in Thailand comes with several advantages, including modern design, luxury facilities, and developer warranties. New condos often feature fitness centers, swimming pools, and co-working spaces, making them attractive for expats and investors. Many developers also offer rental programs with yields between 5-8% per year. Buying off-plan property in Thailand can be beneficial due to early-bird prices, flexible payment plans, and high capital appreciation potential.
📌 Check options: Thailand Properties for Sale
General Questions – Buying Property in Thailand
Can foreigners buy property in Thailand?
Yes. Foreigners can legally buy condominiums in Thailand in their outright foreign name (under the 49% foreign freehold ownership quota) . However, foreign buyers cannot own land or a property out of the foreign quota in Thailand. Purchasing a house or a villa in Thailand as a foreigner requires a long term lease – a leasehold agreement (30 years renewable) or setting up a Thai Limited Company to hold the land. 📌 More details: Buy a Property in Thailand
Can foreigners buy land in Thailand?
No, foreigners cannot own land in Thailand. However, they can secure land through:
– Leasehold agreements: A 30-year lease with renewal options.
– Setting up a Thai Limited Company: A foreigner can own up to 49% of shares, with Thai shareholders holding the majority.
– BOI Investment Scheme: A foreigner investing 40 million THB in Thailand may own up to 1 rai (1,600 sqm) of land for residential purposes. For those looking to buy a house or villa in Thailand, the most common option is leasehold ownership.
📌 Read more: Freehold vs Leasehold Ownership in Thailand
Can I buy a house in Thailand as a foreigner?
Foreigners can own a house or a villa structure (freehold)- but not the land on which the house is built on.
To legally acquire a house in Thailand, foreigners typically:
– Lease the land for 30 years with renewal options, (leasehold)
– Buy the villa in a managed estate in freehold, (freehold)
📌 More details: Buy a Property in Thailand
What are the key differences between freehold and leasehold ownership?
Freehold ownership terms provide full and permanent ownership rights, whereas leasehold terms offer a 30-year contract with renewal options. The guarantees that come with leasehold terms are lesser than freehold terms, in regards to inheritance scheme for instance but not limited to. Choosing between freehold vs leasehold depends on your investment goals, long-term plans, budget, etc
📌 Read more: Freehold vs Leasehold Ownership in Thailand
What are the requirements for foreigners to buy a condominium in freehold terms?
To purchase a condominium in Thailand in foreign freehold terms, the condominium unit shall be within the 49% building foreign quota and payments to acquire the condo must be done by transfer from an international bank in a foreign currency with specific instructions related to the purchase. Thai banks will then issue a Foreign Exchange Transaction Form (FETF) as proof of compliance. This document is required for the title deed transfer at the Land Department at the time of registration.
📌 Learn more: Buy a Property in Thailand
What is the standard process of buying a condo in Thailand?
The process for purchasing a condominium in Thailand involves several key steps. After selecting and signing a reservation agreement with a deposit, usually around 30-60 days, the buyer must sign the Sales & Purchase Agreement (SPA) and transfer funds from abroad. A Foreign Exchange Transaction Form (FETF) is required for ownership registration at the Thai Land Department. The title deed of the very unit can be transferred, with the foreign name translated in thai language, the buyer becomes the condominium owner and gets an original copy of the title deed.
📌 Step-by-step guide: Buy a Property in Thailand
Do I need a lawyer to buy property in Thailand?
Hiring a lawyer in is not legally required, but it is highly recommended to review contracts, conduct due diligence, verify title deeds, and assist with ownership registration when buying high value properties in leasehold terms or when you want to set up a Thai company structure. Keller Henson collaborates with trusted legal experts ready to assist you
📌 More details: Buy a Property in Thailand
Can I buy a property from overseas without being present in Thailand at all?
Yes, you can possibly manage everything from overseas, without coming to Thailand, providing that you have someone to represent you at the time of registration at the local Land office with a Power of Attorney delivered by an official body in your home country.
Are there financing options available for foreign buyers?
Yes, a fewThai and international banks offer housing loans for foreigners, but eligibility varies based on nationality, financial status, and income sources. Typically, foreign mortgage loans require a minimum down payment of 30-50% and proof of steady income or fixed deposits in Thailand. Some real estate developers in Thailand also provide vendor financing with flexible installment plans. Interest rates for foreigners tend to be slightly higher than for Thai citizens, around 8% per annum.
📌 Loan details: Thailand Foreigner Housing Loan // 📌Vendor Financing: Check Eligible Properties
Can I pay a property in cash in Thailand ?
Yes, it is possible that some developers accept cash payments. However, cash payments do not comply with foreign freehold ownership. You can only secure leasehold properties paying in cash.
Can I pay a property in cryptocurrency in Thailand ?
Even though, crypto currencies are not officially accepted, some developers accept crypto payments, usually BTC, USDT, and convert back into fiat. However, cryptocurrency payments do not comply with foreign freehold ownership. You can only secure leasehold properties paying in cryptocurrencies.
📌 More details: Buy a Property with crypto in Thailand
Off-Plan Properties and New Developments in Thailand
Is it safe to buy off-plan properties in Thailand?
When buying off-plan properties in Thailand, it’s trivial to choose reliable developers with proven track records as much as possible. Reputable developers offer payment plans, construction guarantees, to protect investors. Off-plan projects typically come at a lower price than completed units – pre-sales prices – and give troom for great appreciation. However, in any case, it is highly recommended that you have a professional agency to guide you and conduct due diligence and other checks before purchasing.
What are the risks of buying off-plan property in Thailand?
The main risks when buying off-plan properties in Thailand are :
Delays in construction, financial instability, bankruptcy.
Choose reputable developers with proven track records and a strong financial heath (public listed companies for instance)
What is the payment structure when buying an off-plan condo?
Off-plan condominiums usually offer great payments plans with installments and final balance payment :
Reservation deposit: 100,000 – 500,000 THB.
First installment (contract signing): 30% within 30-60 days.
Construction-linked payments: Typically 30-50% paid in stages.
Final balance (unit transfer): The remaining amount is paid upon completion and ownership transfer.
📌 Step-by-step guide: Buy a Property in Thailand
How can I verify that an off-plan project is legitimate?
To ensure an off-plan project is legit
– Check the developer’s previous projects and reputation.
– Verify the EIA (Environmental Impact Assessment) approval.
– Confirm if the developer has secured financing.
Keller Henson only works with reliable real estate developers and know how to detect risky ones.
📌 Contact us today
Browse OFF-PLAN properties in Thailand
Once I am a property owner in Thailand
What is the expected rental yield in Thailand?
Rental yields in Thailand vary greatly depending on location, property type, rental management. In major cities like Bangkok, Phuket, and Pattaya, rental yields for long term rentals typically range from 5 to 8% per year. High-end condominiums in CBD locations in Bangkok or near BTS/MRT stations often generate higher yields due to a higher demand. In tourist hotspots, the rentals are rather on a short terms basis hence much higher yields expected, ranging from 10 to 25% with high occupancy rates.
Do I have to pay other property taxes when I own a property ?
There is a yearly property tax applicable on your property in Thailand, the tax rate is quite low, from 0.02% to 0.3% of the property value per year, we recommend you hire an accountant to handle this and allow tax deductions.
📌 Tax guide: Property Tax Thailand – Guide for Foreigners
Can I resell my property in Thailand?
Yes, foreigners can resell their property at anytime in Thailand, and get the funds out of the country, but taxes and fees apply. Sellers must pay a 1% withholding tax and possibly a 3.3% specific business tax (if the property is being resold within 5 years). Reselling a property in prime areas like Bangkok, Phuket, and Pattaya often yields good capital appreciation over the years, especially for foreign freehold owned condominiums in prime developments.
📌 Details: Buy a Property in Thailand
Are there restrictions on repatriating funds after selling a property?
No, foreigners can legally repatriate funds from the sales of an owned property in Thailand, provided they have the proof of ownership transfer from the Land department along with tax clearance.
📌 Tax guide: Property Tax Thailand – Guide for Foreigners
Property Management and Rental Income in Thailand
Can I rent out my property while I’m not in Thailand?
Sure thing yes, rent out your property in Thailand effortlessly with the rental management office of your development, building, or any 3rd party agency you authorize to do so. Legally :
– Short-term rentals (under 30 days) require a hotel license (Airbnb is therefore restricted in some areas, some developments)
– Long-term rentals (over 30 days) are fully legal
📌 Details: Buy a Property in Thailand
What are the rental laws in Thailand for landlords?
Thailand’s rental laws favor landlords, and lease agreements can be tailored to include:
– Fixed rental terms (1-year minimum for most rentals).
– Security deposits (typically 1-2 months).
– Tenant liability for damages beyond normal wear and tear.
It is recommended to use a rental agreement in both Thai and English
Do I need to pay taxes on my rentals income ?
As a property owner receiving incomes from rentals, you must declare your PIT – Personal Income Tax – at the Revenue Department every year, and obviously, taxes apply on the income as per table
📌 Details: Buy a Property in Thailand
What type of management services are available to foreign owned properties ?
Property management is a big industry in Thailand as many properties are foreign owned and owners reside outside Thailand, services include welcoming guests, property interior and exterior maintenance, cleaning services, rental agreements issuance, gardening, replacement, repairs, etc. Some properties feature in-house rental management services, you are also free to hire a professional third party agency that would handle the rentals, and manage your unit on your behalf.
Legal Aspects of Buying Property in Thailand
What legal documents are required when purchasing property?
When buying real estate in Thailand, foreigners must submit the following legal documents:
– Sales & Purchase Agreement (SPA)
– Foreign Exchange Transaction Form (FETF)
– Title Deed (Chanote)
– Passport copy and visa details
– Developer payment receipts (for off-plan property purchases) These documents must be verified at the Land Office before the ownership transfer is completed.
📌 Document checklist: Buy a Property in Thailand
What is the Foreign Exchange Transaction Form (FETF)?
The Foreign Exchange Transaction Form (FETF) is a official bank issued document that proves funds into Thailand have been received in a foreign currency, in compliance with foreign freehold condominium registration, this document is needed at the Land Office.
📌 Read more: Buy a Property in Thailand
Can I open a TIN (Tax Identification Number) in Thailand as a foreigner?
Yes, you can and you must open a TIN as a foreigner if you receive assessable incomes in Thailand and/or if you stay in the Kingdom more than 180 days. with a TIN, you become a tax resident. A tax accountant will assist in opening a TIN, you will need a valid passport, rental agreement and other tax id in your home country.
📌 Details: Tax in Thailand
Can foreigners inherit property in Thailand?
Yes, foreigners can inherit directly freehold condominiums in Thailand as long as the property remains within the foreign quota. However, foreign heirs cannot inherit directly or automatically land or houses unless they have specified it ahead in a legally recognized will in Thailand . The will facilitate the transfer of assets and prevent disputes and ensure the deceased’s wishes are honored. Without proper planning, inherited leasehold property does not automatically transfer to foreign heirs. Creating a Thai last will and testament can help secure property succession.
📌 Full guide: Inheritance Tax in Thailand
How can a foreigner structure their property for inheritance?
Foreign buyers can ensure smooth property inheritance by drafting a legal will in Thailand, specifying the beneficiaries. We can recommend thai legal and tax experts to help you secure a tailor made plan to structure and secure inheritance scheme. Professional advice is needed to ensure compliance with complex legal requirements.
Another option is holding property through a Thai company with succession planning clauses. Inheritance planning is essential to avoid complications with land ownership restrictions for foreigners in Thailand.
📌 Learn more: Inheritance Tax in Thailand
What taxes apply to inherited property in Thailand?
Thailand imposes an inheritance tax of 5% for direct heirs (children, parents) and 10% for other beneficiaries on estates exceeding 100 million THB. Inheritance tax does not apply to properties valued below this threshold. Additionally, if the heir later sells the inherited property, they will be subject to capital gains tax and transfer fees at the Land Office.
📌 Details: Inheritance Tax in Thailand
I own a property in Thailand, am I taxable in my home country ?
Thailand currently has 61 double tax agreements which prevent individuals or companies in more than one country being taxed twice on the same income. Works primarily for the PIT – Personal Income Tax –
📌 Details: Double Tax Agreements – country list
Visas Considerations
Do I get a visa when I buy a property in Thailand?
No, buying a property in Thailand does not grant a visa or residency permit de facto.
Foreign property owners must apply for a visa separately. However, certain developers can offer a visa package, with the Elite visa, part of the property purchase by convenience. Applies to properties over 10M THB
long-term visas are available:
– Elite Visa: from 5 to 20 years of residency investing at least 10 million THB in property, fixed deposits, or government bonds.
– Retirement Visa (Non-O-A or Non-O-X): For those aged 50 and above, requiring 800,000 THB in a Thai bank or proof of monthly income.
– SMART Visa: For investors in targeted business sectors who meet strict requirements.
–DTV Visa: Granting up to 5 years visa with 6 months entry, for digital nomads, and thai soft power activities.
📌–> Find out properties with visa benefits
What are the long terms visas I can get to stay in Thailand?
Thailand offers several long-term visa options for foreigners who wish to reside in their property, retire, or work in the country.
While buying a property does not automatically grant a visa, it can support certain visa applications.
– Elite Visa: from 5 to 20 years of residency investing at least 10 million THB in property, fixed deposits, or government bonds.
– Retirement Visa (Non-O-A or Non-O-X): For those aged 50 and above, requiring 800,000 THB in a Thai bank or proof of monthly income.
– SMART Visa: For investors in targeted business sectors who meet strict requirements.
– DTV Visa: Granting up to 5 years visa with 6 months entry, for digital nomads, and thai soft power activities.
– Working in Thailand requires sponsorship from an employer or a registered Thai company with a Work Permit.
– Marriage Visa (Non-O): For foreigners married to a Thai national, requiring financial proof such as 400,000 THB in a Thai bank or monthly income of 40,000 THB.
While property ownership in Thailand does not qualify for automatic residency, purchasing real estate can be useful to support visa applications.
📌 Read more: Elite Visa // DTV Visa
What are the privileges of the Thailand Elite Visa?
The Thailand Elite Visa is a long-term residency visa program designed for foreign investors, retirees, and expatriates who want to stay in Thailand without the hassle of frequent renewals. It offers multiple privileges, including:
Key Benefits of the Thailand Elite Visa:
– Long-term residency: Grants 5, 10, or 20 years of renewable residency in Thailand, depending on the membership package.
– Multiple-entry visa: Holders can enter and exit Thailand without restrictions.
– No need for 90-day reporting in person: The Thailand Elite team handles immigration reporting on behalf of the visa holder.
– Exclusive fast-track immigration services: VIP treatment at Thai airports, including fast-track security, immigration clearance, and lounge access.
– Dedicated concierge services: Assistance with banking, driver’s licenses, legal matters, and healthcare access.
– Tax benefits: Potential tax residency options for members staying more than 180 days per year in Thailand.
– Access to premium healthcare: Some packages include VIP medical check-ups at leading hospitals in Thailand.
Eligibility and Cost:
– Membership fees start at 600,000 THB for a 5-year visa and go up to 2 million THB for a 20-year visa.
– The Thailand Elite Visa is not an investment visa, meaning property ownership is not a requirement, but it is often used by foreign real estate investors seeking long-term residency.
This visa is ideal for high-net-worth individuals, retirees, and digital nomads who want a hassle-free long-term stay in Thailand.
📌 Learn more: Thailand Elite Visa
DISCLAIMER :
All the information contained in this FAQ is given for information purposes only . It is a popularization of problems, some of which (property law and taxation in particular) require the opinion of experts and individual treatment on a case-by-case basis. Keller Henson cannot be held responsible if certain information proves to be inaccurate or obsolete.
