Can foreigners really own condos or can they still lose access like with land lease?

[rikiderorck]

Hello people ,

Ok so as a foreigner I believe I cannot own land in Thailand. The only thing I can do is lease the land for 30 years . I can own the house that sits on it. But after 30 years the problem starts because there is no guarantee I can stay. The landowner can refuse to renew and I lose access to the land. So the best I can do is maybe destroy or remove the house, if the contract allows it. I think I understand that, but correct me if I’m wrong please.

Now moving to the main question I have. I heard condos are a different story. I heard that foreigners can own a condo. But isn’t the land under the condo still an issue. I heard something like the land must be majority owned by Thais. So what happens if the Thai majority one day wants to remove the foreign owners. Is that possible. Could they vote to change something that forces foreigners out later?

In the end I just want to understand how condos are really different from leasehold villas. Because it still feels like in both cases the land is controlled by Thai law and Thai people, and foreigners can always be limited or blocked. So can someone explain how secure a condo really is long term. 

[Hummin]

Not sure you just trolling or you really do a brainstorming for you future. If you are not thinking of making a life here with family, Thailand is not the best place to invest your money. Especially if you have no former experience living here, have trusted friends you can lean on and get sound and solid advises from. \

 

Those I see succeed, are on the task 24/7, understand the working culture, and also have friends and  business groups who meets once a week and discussing possiblitites, and strategy for reaching their goal. Everyone helps each other out, and if not just for the business part, also the social part of it. 

 

And once more, those who succeed have a trusted local partner. 

[scubascuba3]

Just buy in foreign quota, don't buy in thai girlfriends name or thai company name which is illegal, but they all let you do it....until they decide to investigate, apparently 40k companies being investigated

[rikiderorck]

 

11 minutes ago, Hummin said:

Not sure you just trolling or you really do a brainstorming for you future. If you are not thinking of making a life here with family, Thailand is not the best place to invest your money. Especially if you have no former experience living here, have trusted friends you can lean on and get sound and solid advises from. \

 

 

Hey @Hummin, thanks for the answer. I don’t really understand why you think this is trolling. I’m just asking the questions that come to my mind while trying to understand the topic better. Is that considered trolling to you? I’m here to gather information, I hope that’s clear. If you don’t feel like the conversation is useful or valuable, then I kindly ask you to just skip replying. I’m looking for honest, constructive answers from people who are willing to share insight, not judgment.

You mentioned that if I have no experience, I shouldn’t come here. But did I ever say I’m jumping into an investment right away? No, I didn’t. I’m asking questions as part of the learning process. That’s how people get experience , by researching, asking, discussing, and slowly putting the pieces together.

I’m still learning, and I’m not pretending to be an expert or rushing into anything. Everyone has to start somewhere. I thought these forums were places where people could help each other, especially those who are new to all this. That’s the spirit I’m coming in with.

Still, thank you for the information you did share. I do appreciate every part that’s based on experience and insight.

[rikiderorck]

7 minutes ago, scubascuba3 said:

Just buy in foreign quota, don't buy in thai girlfriends name or thai company name which is illegal, but they all let you do it....until they decide to investigate, apparently 40k companies being investigated

Thanks @scubascuba3  for the advice, good point. I’m not coming for a Thai partner , I’m coming with family.

But my main question or the main reason is posted this read is the following: even if I buy a condo legally in the foreign quota, can Thai majority owners still vote or decide things that push foreigners out or limit access later? so basically, I’m trying to understand how this is really different from a villa on leased land. In both cases, the land is owned by Thais. So in the end, can similar problems happen right Would wished a clear on answer on that point if some experts here had to go through that question. So in the end, can similar problems still happen? I’d really appreciate a clear answer on that point, especially if anyone here has dealt with this question before.

[Hummin]

4 minutes ago, rikiderorck said:

 

 

Hey @Hummin, thanks for the answer. I don’t really understand why you think this is trolling. I’m just asking the questions that come to my mind while trying to understand the topic better. Is that considered trolling to you? I’m here to gather information, I hope that’s clear. If you don’t feel like the conversation is useful or valuable, then I kindly ask you to just skip replying. I’m looking for honest, constructive answers from people who are willing to share insight, not judgment.

You mentioned that if I have no experience, I shouldn’t come here. But did I ever say I’m jumping into an investment right away? No, I didn’t. I’m asking questions as part of the learning process. That’s how people get experience , by researching, asking, discussing, and slowly putting the pieces together.

I’m still learning, and I’m not pretending to be an expert or rushing into anything. Everyone has to start somewhere. I thought these forums were places where people could help each other, especially those who are new to all this. That’s the spirit I’m coming in with.

Still, thank you for the information you did share. I do appreciate every part that’s based on experience and insight.

Just the numbers of threads started in 10 hours, only, and btw, I didn’t say do not come here! I gave you an explanation why some succeed and maybe not, so not at all judgmental. 

 

Those who succeed are those who continue against all odds, and educates themselves and learn why others failed, and also why some few succeed. 

 

I had 1001 plans my self, and Im quite happy to say after all these years I haven’t started one business yet, only a small farm for living more sustainable for our family, but we have invested land, and if we come back one day, I do have some plans. But not to make myself rich, because I make my money abroad, not in Thailand. 

 

However my investment in my wife, might pay off one day if Im a good boy, and she still wants me. That’s my lottery ticket. 

[Hummin]

3 minutes ago, rikiderorck said:

Thanks @scubascuba3  for the advice, good point. I’m not coming for a Thai partner , I’m coming with family.

But my main question or the main reason is posted this read is the following: even if I buy a condo legally in the foreign quota, can Thai majority owners still vote or decide things that push foreigners out or limit access later? so basically, I’m trying to understand how this is really different from a villa on leased land. In both cases, the land is owned by Thais. So in the end, can similar problems happen right Would wished a clear on answer on that point if some experts here had to go through that question. So in the end, can similar problems still happen? I’d really appreciate a clear answer on that point, especially if anyone here has dealt with this question before.

 

There is an blogger in Pattaya who you might find interesting who also came with his family to Thailand. I haven’t paid to much attention to him, but Im sure a few here knows who Im talking about. 

[scubascuba3]

7 minutes ago, rikiderorck said:

Thanks @scubascuba3  for the advice, good point. I’m not coming for a Thai partner , I’m coming with family.

But my main question or the main reason is posted this read is the following: even if I buy a condo legally in the foreign quota, can Thai majority owners still vote or decide things that push foreigners out or limit access later? so basically, I’m trying to understand how this is really different from a villa on leased land. In both cases, the land is owned by Thais. So in the end, can similar problems happen right Would wished a clear on answer on that point if some experts here had to go through that question. So in the end, can similar problems still happen? I’d really appreciate a clear answer on that point, especially if anyone here has dealt with this question before.

Not in a thai condo, see condo act and condo house rules. No idea about a villa, any house on land will be dodgy, I wouldn't buy

[angryguy]

Im not sure. Thats why im only renting here forever

[rikiderorck]

8 minutes ago, Hummin said:

17 minutes ago, rikiderorck said:

y @Hummin, thanks for the answer. I don’t really understand why you think this is trolling. I’m just asking the questions that come to my mind while trying to understand the topic better. Is that considered trolling to you? I’m here to gather information, I hope that’s clear. If you don’t feel like the conversation is useful or valuable, then I kindly ask you to just skip replying. I’m looking for honest, constructive answers from people who are willing to share insight, not judgment.

You mentioned that if I have no experience, I shouldn’t come here. But did I ever say I’m jumping into an investment right away? No, I didn’t. I’m asking questions as part of the learning process. That’s how people get experience , by researching, asking, discussing, and slowly putting the pieces together.

I’m still learning, and I’m not pretending to be an expert or rushing into anything. Everyone has to start somewhere. I thought these forums were places where people could help each other, especially those who are new to all this. That’s the spirit I’m coming in with.

Still, thank you for the information you did share. I do appreciate every part that’s based on experience and insight.

Just the numbers of threads started in 10 hours, only, and btw, I didn’t say do not come here! I gave you an explanation why some succeed and maybe not, so not at all judgmental. 

 

Those who succeed are those who continue against all odds, and educates themselves and learn why others failed, and also why some few succeed. 

 

I had 1001 plans my self, and Im quite happy to say after all these years I haven’t started one business yet, only a small farm for living more sustainable for our family, but we have invested land, and if we come back one day, I do have some plans. But not to make myself rich, because I make my money abroad, not in Thailand. 

 

However my investment in my wife, might pay off one day if Im a good boy, and she still wants me. That’s my lottery ticket. 

 

Thanks for the clarification. I agree , I been posting since yesterday and I hope it’s clear that I’m not trying to spam or waste anyone’s time. If you look through my threads, you’ll see everything I posted comes from a place of curiosity and wanting to understand things better.

I understand that some things in life must be experienced first-hand, and I agree with you , people who succeed here often build strong connections and stay committed. But I also believe that gathering information and asking questions is part of the process. What’s the better approach , jumping in blind, or taking the time to ask, research, and slowly learn how things work? Everything I’m learning here, I’m also discussing with family and people around me. I’m not planning anything reckless.

The only thing I didn’t like was the feeling of being judged just for asking questions. I’m not trolling , I’m genuinely trying to understand. This could be a long journey for me, or maybe not, depending on how things develop. But either way, asking questions should be seen as part of learning, not something suspicious.

Anyway, I don’t want this to turn into an off topic debate. The whole point of this thread was to understand how the condo situation is truly different from land lease, especially in terms of long-term security. For example, if Thai ownership still controls the land under the building, is there still a risk of foreigners losing access over time? That is basically what I hoped to focus on here.

Anyways, still thank you again for taking the time to answer and share your thoughts. That already means something, and I respect your feedback.

[rikiderorck]

19 minutes ago, scubascuba3 said:

Not in a thai condo, see condo act and condo house rules. No idea about a villa, any house on land will be dodgy, I wouldn't buy

 

@scubascuba3, Thanks for this advice, it is indeed very helpful. I went through the Condominium Act you pointed me to, and it actually answered my main question. So basically from what I saw, especially in Section 13, Section 14, and Section 19, once a foreigner owns a condo within the 49% quota, that ownership is secure ie including the personal unit and a share in the common property. So in there, there is nothing in there that suggests the Thai majority can just vote to take that away or remove access. So yeah i think this answers pretty much my main question. still gonna take my time to go through that document again .

 

I believe this is the document you were referring to:  https://www.thailandlawonline.com/translations/condominium-law-thai-condo-act

[scubascuba3]

19 minutes ago, rikiderorck said:

 

@scubascuba3, Thanks for this advice, it is indeed very helpful. I went through the Condominium Act you pointed me to, and it actually answered my main question. So basically from what I saw, especially in Section 13, Section 14, and Section 19, once a foreigner owns a condo within the 49% quota, that ownership is secure ie including the personal unit and a share in the common property. So in there, there is nothing in there that suggests the Thai majority can just vote to take that away or remove access. So yeah i think this answers pretty much my main question. still gonna take my time to go through that document again .

 

I believe this is the document you were referring to:  https://www.thailandlawonline.com/translations/condominium-law-thai-condo-act

Yep, they can't just take it away otherwise no one would buy. If you fall into arrears with common fees they can go to court and repossess the condo as well as turn off electricity, water, restrict entry.

 

Biggest pitfull is buying an off plan condo, a noob mistake, also new condos are very over priced, older condos are much better value and can have better profit potential 

[rikiderorck]

1 hour ago, scubascuba3 said:

Not in a thai condo, see condo act and condo house rules. No idea about a villa, any house on land will be dodgy, I wouldn't buy

@scubascuba3, I guess for land, the info should be in the Land Code Act. I’ll think i need to start documenting that as well. Btw, Sorry for the off topic.

[newnative]

      I would advise, as others have, that you definitely buy in foreign quota.   Your investment shoud be safe and secure.  The land under the condo is a non-issue, as long as the condo is not built on leased land.  Condos can be purchased in company name but it's a gray area, you have to set up a company with Thais involved, the condos are harder to resell, and there is yearly paperwork involved with company ownership.  Stick with foreign quota--this from someone who has bought and sold over 20 condos here in Thailand with my Thai spouse.  

    I would also suggest that you take your time and explore different areas.  Don't be in a hurry to buy--educate yourself somewhat first.  You might start by renting for 6 months.

   In your shoes, I would first determine the area that you want to live in, based on your lifestyle and weekly activities.  Then start looking at condos in the area you select.  Once you settle on one, find out if foreign quota is still available.  If it is, do more study of the condo project.   Interview owners, check the financials if possible, walk the property observing maintenance and the condition of the project and the facilities, and make several trips to the condo both during the day and at night.  

     Be advised that some new mega condo projects with 1000 units or more in some tourist areas have been plagued with short-term illegal daily renters.  Some of these projects function more as a hotel than as a residence.  From personal experience owning and living in several of these projects, I would advise you to steer clear unless you like a hotel atmosphere--or if the condo has an excellent system in place to deter daily renters.   Good luck to you.

[rikiderorck]

9 minutes ago, newnative said:

    I would advise, as others have, that you definitely buy in foreign quota.   Your investment shoud be safe and secure.  The land under the condo is a non-issue, as long as the condo is not built on leased land.  Condos can be purchased in company name but it's a gray area, you have to set up a company with Thais involved, the condos are harder to resell, and there is yearly paperwork involved with company ownership.  Stick with foreign quota--this from someone who has bought and sold over 20 condos here in Thailand with my Thai spouse.  

    I would also suggest that you take your time and explore different areas.  Don't be in a hurry to buy--educate yourself somewhat first.  You might start by renting for 6 months.

   In your shoes, I would first determine the area that you want to live in, based on your lifestyle and weekly activities.  Then start looking at condos in the area you select.  Once you settle on one, find out if foreign quota is still available.  If it is, do more study of the condo project.   Interview owners, check the financials if possible, walk the property observing maintenance and the condition of the project and the facilities, and make several trips to the condo both during the day and at night.  

     Be advised that some new mega condo projects with 1000 units or more in some tourist areas have been plagued with short-term illegal daily renters.  Some of these projects function more as a hotel than as a residence.  From personal experience owning and living in several of these projects, I would advise you to steer clear unless you like a hotel atmosphere--or if the condo has an excellent system in place to deter daily renters.   Good luck to you.

Thank you so much for sharing such detailed and complete advice with me. It’s exactly the kind of insight I was hoping to find. when i initally posted in here This kind of guidance is worth its weight in gold in my opinion SO yes, I will take everything you said into account as I move forward, and I’m going to approach this with the patience and care it deserves. THANK YOU ❤️

[newnative]

4 hours ago, rikiderorck said:

Thank you so much for sharing such detailed and complete advice with me. It’s exactly the kind of insight I was hoping to find. when i initally posted in here This kind of guidance is worth its weight in gold in my opinion SO yes, I will take everything you said into account as I move forward, and I’m going to approach this with the patience and care it deserves. THANK YOU ❤️

 

You're welcome.