How to Buy an Apartment in Pattaya as a Foreigner: Step-by-Step Guide

Can a foreigner buy an apartment in Pattaya?

Yes. A foreigner can own an apartment in a registered condominium freehold, in their own name, as long as foreigners hold no more than 49% of the total unit area in that building (the foreign quota). Land and houses are different: foreigners cannot own land, so a villa is normally held on a long-term lease. This guide covers buying an apartment. See how the foreign quota works for the detail.

Step 1. Set your budget and your goal

Decide whether you are buying to live, to rent out or to resell, and what you can spend in total, including the costs on top of the price (see Step 7). See the current prices by district, or browse apartments under 3 million baht and under 5 million baht.

Step 2. Choose the area and the type

Compare Jomtien, Pratumnak, Wongamat and Central Pattaya, and decide between a studio, a one-bedroom or a two-bedroom. Then choose between a new build, sold on a developer installment plan and ready in 2-3 years, and a resale apartment you can use immediately, usually paid in full up front. We compare them in new developments vs. resale condos.

Step 3. Check the unit, the building and the seller

• Foreign quota: confirm in writing that the unit is on the foreign quota and that the quota is not used up.
• Title: the unit's title deed (Chanote) should be clean, with no mortgage or other encumbrance, and match the seller's name.
• The building: it should be a registered condominium with a juristic person (management) that can confirm there are no unpaid maintenance fees on the unit.
• New builds: check the developer's finished projects, the contract and the payment schedule. See our guide to developer installment plans.

The common risks and how to avoid them are in our safe buying guide.

Step 4. Reserve the unit and sign the contract

You pay a reservation fee to take the unit off the market, then sign a sale and purchase agreement. It should name the exact unit, price, payment schedule, completion or transfer date, penalties and what happens if either side does not perform. Have a lawyer review it before you sign.

Step 5. Send the money from abroad

Funds must come from abroad, in foreign currency, with the purpose of payment stated, and the Thai bank issues a FET document for larger transfers (above USD 50,000), which you need for the registration. Details are in how to transfer money to Thailand.

Step 6. Transfer ownership at the Land Department

Ownership is transferred and registered at the Land Department. For a resale unit this happens when the final payment is made; for a new build, after completion and the final payment. You or your authorised representative sign, the title deed is issued in your name and you receive a copy. A deal typically takes from one to eight weeks, and you can organise most of it remotely.

Step 7. Costs and what to do after you buy

• Registration fee at transfer: about 2% of the registered value. Taxes and fees that depend on how long the seller has owned the unit are usually agreed between the parties, so confirm in the contract who pays what.
• Maintenance fees: for a 50 m² unit in a mid-range building, typically 1,750-2,500 baht a month. See condo fees in Pattaya.
• After the purchase: put the utilities in your name, and if you live in the unit, learn the TM30 reporting rule.

Frequently asked questions

Do I need to come to Thailand to buy an apartment?

Not necessarily. Viewings can be done by video, documents can be checked remotely and payments are made by international transfer. Some steps may need your signature or an authorised representative.

Can I get a mortgage in Thailand as a foreigner?

Generally not. Most foreign buyers pay in cash or use a developer installment plan on a new build.

How long does it take?

From one to eight weeks for a resale apartment. A new build takes 2-3 years to complete.

Ready to start? See apartments for sale in Pattaya or write to us with your budget.