A condominium is the only property a foreigner can straightforwardly own outright in Thailand, which is why the market here is dominated by them. Prices range from studios that cost less than a car to beachfront units that compete with European capitals.
The unit itself is the easy part. What determines whether your purchase is sound is the quota, the title, the building's finances and how the money arrives in the country.
The four checks that decide the deal
- Foreign quota. A building can register only a set proportion of its total area to foreign owners. If it is full, you cannot hold the unit in your own name, whatever the agent tells you.
- Title and encumbrances. Who is registered, and is there a mortgage or claim attached.
- Building finances. Unpaid common fees follow the unit. So does a sinking fund that has been depleted by a building needing major works.
- Money transfer. Funds for a foreign freehold purchase must arrive from abroad and be documented in the correct form, or the land office will refuse the transfer.
New build or resale?
New build gets you the developer's payment plan, a warranty and a building nobody has worn out yet. It also gets you construction risk if it is off plan, and a resale market you will be competing in later against the developer's own remaining units.
Resale gets you a building you can actually inspect, neighbours you can ask, and a service charge history you can read. In Pattaya specifically, resale is frequently the better value, because the initial premium on new units does not always survive first resale.
Frequently asked questions
What are the total costs on top of the price?
Transfer fee, specific business tax or stamp duty, and withholding tax, and how they are split between buyer and seller is negotiable rather than fixed. We put the split in the contract instead of leaving it to be argued about on transfer day at the land office.
Can I rent it out when I am not here?
In most buildings yes, subject to the juristic person's rules, and daily rental specifically is restricted under Thai hotel law even where a building tolerates it. We will tell you what the building actually permits before you buy on the assumption of rental income.
Is buying off plan safe?
It depends entirely on the developer, and Pattaya has both excellent ones and projects that stalled. What matters is the developer's completed track record here and what your deposit is legally secured against.
Send us your budget and area
We will come back with a shortlist where the quota is confirmed and the title is clean, which removes most of the market straight away.
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