Foreign Quota in Thai Condos: The 49% Rule Explained

What the foreign quota is

Under Thai condominium law, foreigners can own units in a registered condominium building freehold, in their own name, as long as foreigners together hold no more than 49% of the total unit area of the building. The rest, at least 51%, must be held by Thai nationals or Thai entities. The part reserved for foreigners is called the foreign quota. It is the simplest and safest way for a foreigner to own an apartment in Pattaya.

Foreign quota units and Thai quota units

In a building, units are registered either on the foreign quota or on the Thai quota. A unit on the foreign quota can be registered directly in a foreigner's name. A unit on the Thai quota normally cannot, and foreigners who want one sometimes use a Thai company or other structure, which carries legal and tax obligations and risks. We recommend buying on the foreign quota where possible. See our safe buying guide for the comparison.

Why the quota matters when you buy

The foreign quota is limited, and in popular buildings it can be used up. If you buy a unit that is not actually on the foreign quota, or after the quota is full, the transfer into your name can be refused at the Land Department, after you have already paid. That is why checking the quota comes first.

How to check a unit before you buy

New builds: ask the developer for written confirmation that your unit is allocated to the foreign quota and for the current quota status of the building.
Resale: check the ownership type in the title documents and ask the building's juristic person to confirm the status. The seller's own ownership as a foreigner is a good sign, but verify it.
Ask us: when we shortlist units we state the ownership type, and we confirm the quota before you reserve.

What if the foreign quota is full?

You have three realistic options: choose another building where the quota is available, choose a unit already registered on the foreign quota (usually a resale unit), or consider a long-term lease of a Thai-quota unit, typically up to 30 years, which is not ownership. A lawyer should review any alternative before you commit.

Frequently asked questions

Does the 49% apply to each unit or the whole building?

To the whole building: foreigners can own up to 49% of the total unit area of the condominium, not 49% of each unit.

Does the rule apply to houses and villas?

No. The foreign quota applies to condominium units. Foreigners cannot own land, so houses and villas are normally held on a lease. See villas for sale in Pattaya.

Can I resell a unit on the foreign quota?

Yes. Foreign quota units can be sold to other foreigners or to Thai buyers, subject to the usual transfer process.

Where can I see apartments I can buy in my own name?

Browse apartments for sale in Pattaya, or read the step-by-step guide to buying.

Want us to check the quota on a specific building? Write to us.