Can foreigners buy a condo in Bangkok?
Yes. A condo is the one Bangkok home a foreigner can own outright. Section 19 bis of the Condominium Act lets foreigners hold up to 49% of a building's total unit floor area. The money must arrive from abroad in foreign currency, and your bank's proof of the transfer goes to the Land Office.
You have spent a season in Bangkok and you know which streets you like. The next question is which tower still has room for a foreign buyer.
In popular luxury towers the foreign share fills up, so check the quota before anything else. The building's juristic person confirms how much is left. For the full rules, fees and steps, read our guide to buying property in Thailand.
A condo gives you no visa. Long stays need their own route. One is the 10-year Long-Term Resident visa, ฿50,000 when collected in Thailand. Another is a Thailand Privilege membership from ฿900,000. Our visa guide explains the options.
The best areas for luxury condos
Four areas lead Bangkok's luxury condo market: the Chao Phraya riverside, Lang Suan and Lumphini, inner Sukhumvit and Sathorn. Each suits a different life. Choose by where you will spend your days. In Bangkok traffic, distance matters more than in most cities.
- The riverside: river views, grand hotels nearby and boats to the old city; calm evenings, longer drives to the business district.
- Lang Suan and Lumphini: beside the city's central park, close to the best malls and embassies; quiet streets in the centre.
- Inner Sukhumvit: Phrom Phong and Thonglor for restaurants, cafes, international schools and nightlife.
- Sathorn: the business district, with tall towers, offices and quick access to Silom.
Check the walk to the nearest BTS or MRT station, even if you plan to use a driver. In the rainy season and at rush hour, a short walk to the train is often faster than the car.
Families tend to choose inner Sukhumvit, for the schools and the street life. Couples and single buyers who travel a lot lean to Lang Suan or Sathorn, close to the expressways. Buyers who want views and calm above all choose the river.
What is the most luxurious area in Bangkok?
Lang Suan and Lumphini, and the riverside, are Bangkok's most prestigious addresses. Lang Suan sits beside Lumphini Park, the green heart of the city, with leafy side streets and short drives to everything. The riverside has the views and the grand hotels. Both have branded residences linked to famous hotel names.
One caution: a branded residence is a condo building, not a hotel. It may share a brand and services with the hotel next door, but you buy a condo unit under the same law as any other. Read the management agreement and the fees with care.
In any luxury building, look past the lobby. Ask how old the building is, who manages it, how large the sinking fund is and when the lifts and pumps were last replaced. Visit at night and at the weekend. Ask current owners how quickly the management answers them.
Check that the view will last. A clear view today can be blocked by a new tower next year. Your lawyer or the district office can tell you about approved projects on nearby plots.
Costs when you buy
The Department of Lands charges a 2% transfer fee on the condo's official appraised value. The seller normally carries the sale taxes. The Department lists specific business tax of 3.3% on a sale within 5 years of buying, or stamp duty of 0.5% instead. Withholding income tax comes on top.
The split of each charge is agreed in the contract. Budget on top for your lawyer and the bank's charges on the transfer from abroad. Add a one-off sinking fund payment and the monthly common fee.
A simple example: a 2% transfer fee on an appraised value of ฿30 million is ฿600,000. The official valuation committee sets the appraised value, and it can differ from your agreed price. Ask for the official figure early.
How we help you buy
On request, we introduce a Bangkok agent we trust and a lawyer who acts only for you. The agent shows you buildings with foreign quota in the areas you like. The lawyer checks the title, the quota and the contract before you pay.
While you are in town, we book your stay, a car and a driver. Moving to Bangkok? Our relocation services cover schools, banking introductions and settling in.
Renting first
Rent for a season before you buy. A serviced residence lets you live in an area first. Kimpton Maa-Lai Bangkok in Lang Suan, for example, lists 97 serviced residences among its 360 rooms, per its own site.
A season in a serviced home shows you what you will use every day. The walk to the park, the drive to school, the noise at night. Then you buy with confidence. We book the rental now and introduce an agent when you are ready.
Plan it with Tanner
Tanner, your planner, books the search trip for you. Tell us the areas you like, the size of home and your timing. We also book your stay and a driver for the viewings. We get back to you right away. For everything else about moving here, start with our guide to living in Thailand.
Moving with family? Our guide to healthcare in Thailand covers the international hospitals close to each of these areas.
