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.

[TopThai54]

Why do Farangs (especially Americans & Australians) always want to buy Properties ! 
Rent ! You can always move if you have unpleasant neighbors or want to relocate to another town ! In many cases Houses or Condos turn to be difficult to sell and/or with a loss ! 

[tomazbodner]

On 6/30/2025 at 1:16 PM, rikiderorck said:

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. 

Condo is an entity in which only up to 49% of total unit space can be owned by foreigners. As unit owner, you are "co-owner" to the project, which is Thai as it's below 50% foreign owned, and the land is owned by the project, not you. That is true for "Freehold" condos, but not for leasehold, where land is leased for 30 years - there are many such examples in Ratchaprasong area between Rama 1 and Sarasin roads... But assuming Freehold - yes, you can own the condo unit, or even several of them in same or different condos. If you have permanent residence in Thailand, then you don't need anything special - get list of co-owners with their share of floor space from juristic office (seller will provide that) and statement that there are no overdue payments, buy unit, register it at land office and you're done, If you don't have PR, then you need to also provide proof from bank that funds were transferred from abroad.

 

There are no differences between Thai and foreign co-owners after purchase. Only exception would be if project is tethering on the edge of allowed foreign ownership, and it's in area popular with foreigners, then foreign-owned units may command higher resale prices. But that's only true in small area of Bangkok, Pattaya and Phuket.

 

Your hypothetical question on whether majority could decide to remove foreign owners... That's very far fetched, but seems impossible. We had one that was causing a lot of trouble and his parents were called in to remove him from building. He was gone for several months while their unit was put up for sale but nobody bought it. Eventually, he returned, alas rarely venturing out of the room. There are also 3 ladies on 3rd floor I think that are in some sort of conflict with the rest of residents... can't do anything to them either.

 

All that can be done is approving new condo rules by the project committee, which penalise certain behaviours and by that encourage behaviour change. But you cannot force someone to sell off his/her property. It's not like rent, where either side can cancel the contract. You actually own that box.

 

There is one exception to all of this - and that is in case the building is no longer habitable. Example would be major damage in quake or fire, which renders building unsafe and too expensive to repair. In that case, the project folds and unit owners lose their units. I don't know of any cases of such to give details on exactly what happens in such a case.

[tomazbodner]

37 minutes ago, TopThai54 said:

Why do Farangs (especially Americans & Australians) always want to buy Properties ! 
Rent ! You can always move if you have unpleasant neighbors or want to relocate to another town ! In many cases Houses or Condos turn to be difficult to sell and/or with a loss ! 

I bought it because I didn't want to have my permanent address registered at a place I don't own.

This place has only a handful of foreigners, and admittedly we don't interact at all. But other than 2 cases (far from my floor, whom I've only seen a couple of times), it is far more calm (and quiet) to live in this place than it was in previous ones I was renting. The people are different. This building has 90%+ of people living here owning their place. There are very few AirBnb cases, and after owners got fined, their units were put up for sale, so we don't have short nor long term rental problem, the common areas are rarely used - that 50m swimming pool rarely sees anyone coming near, fitness is a bit more popular, but only early morning,, like 5-6 am, and after 7 pm... and lobby - there is a small community that plays board games in the evenings.

 

It is very different from living in a building intended for rental, or one that has lots of people renting.

 

But it seems the only thing you're looking at is reselling the unit. Yes, if that's what you're after, then it might not be worth it. But then, put together a list of all the rent you've paid in the past 20 years, and sum it up. Now compare that with the cost of condo plus maintenance fees - and deduct what you could sell it for. I am quite sure your rent is considerably higher than the loss on the condo resale value.

[outsidetrader]

On 6/30/2025 at 1:16 PM, rikiderorck said:

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. 

 

[outsidetrader]

I have owned Condos in my name since 1998 all in my name under the foreighn quota law .Had no problems whatsoever when buying and selling .

I currently have 4 in my name .Ground Floor units I hold are in my working company name .

Land in a She'll company names

Hope that Helps

 

[Yellowtail]

I guess we've moved on from starting a tourist accommodation business, and now we're buying a condo. 

 

You should be able to legally buy a decent condo with your strong six-figure savings. 

[BritManToo]

On 6/30/2025 at 1:16 PM, rikiderorck said:

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?

What happens if an earthquake puts a crack in the building ........ committee throws you out until further notice. Nothing you can do about it.

[BritManToo]

On 6/30/2025 at 1:42 PM, Hummin said:

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

Those who succeed are those that don't chuck large amounts of money at business/property/cars when they first come here. Rent everything, buy nothing (maybe a second hand car or new scooter) and don't invest in any business ventures your new girlfriend suggests, if a bank won't finance her 'ideas', neither should you.

[KhunLA]

2 minutes ago, BritManToo said:

What happens if an earthquake puts a crack in the building ........ committee throws you out until further notice. Nothing you can do about it.

I'm sensing condo sales will slow considerably onward.   Same as land prices and condo sales up in NE, Udon, skyrocketed after the 2011 floods in BKK.

[rikiderorck]

49 minutes ago, Yellowtail said:

I guess we've moved on from starting a tourist accommodation business, and now we're buying a condo. 

 

You should be able to legally buy a decent condo with your strong six-figure savings. 

Thanks for the amazing vibes. Your support means the world ❤️❤️❤️ 

[gargamon]

Rent. Don't buy. You never know when the karaoke bar, or the guy with chickens or a dog that barks all night, etc moves in next door.

 

And only bring enough money in to live on. Keep most of it it a first world bank/investments where you actually have some protection.

[Yellowtail]

1 minute ago, gargamon said:

Rent. Don't buy. You never know when the karaoke bar, or the guy with chickens or a dog that barks all night, etc moves in next door.

 

And only bring enough money in to live on. Keep most of it it a first world bank/investments where you actually have some protection.

You never know when the karaoke bar, or the guy with chickens or a dog that barks all night, etc. moves into the condo next door? 

[BumGun]

1 hour ago, tomazbodner said:

ut then, put together a list of all the rent you've paid in the past 20 years, and sum it up. Now compare that with the cost of condo plus maintenance fees - and deduct what you could sell it for. I am quite sure your rent is considerably higher than the loss on the condo resale value.

but that's VERY simplistic way to look at it because you conveniently left our opportunity and sovereign risk, amongst other risks , not to say that's not a consideration

 

If 10 years ago you had invested in say Nvidia and Amazon shares with your capital and then paid rent to live in Thailand, you'd be far, far ahead now ie opportunity cost

 

Governments change and they decide to change the laws and you aren't allowed back in as they are not permanent resident ie sovereign risk eg some people  who purchased property in the US and have legal status but can't get it renewed will be nervous, or even because they have an unpaid parking ticket 10 years ago. If you can' get your retirement visa renewed because they changed the base requirement to 8 Million Baht in the bank , then what ?

 

Purchasing property to live in is really about a lifestyle choice, somewhere to hang your hat and call home but if you're not a citizen, you are their as a guest who can be kicked out.  If you're happy with that, go ahead.  I'd never look at it as an investment though.

 

As to Australians, they are property weird, because to them purchasing property is mostly a no brainier if you can afford it, there's no real analysis or due diligence necessary (flood plains and coastal erosion aside)  as its heavily subsidised by the government in terms of tax relief and supply is severely restricted by government, so prices just go up and even insurance is often subsidised by government eg northern Australia in uninsurable so government stepped in as the underwriter (similar to much of the US with the NFIP ).  Aussies then assume the same everywhere ie a business plan is 1.Buy property   2. ????  3. Profit !

 

[scorecard]

2 hours ago, tomazbodner said:

Condo is an entity in which only up to 49% of total unit space can be owned by foreigners. As unit owner, you are "co-owner" to the project, which is Thai as it's below 50% foreign owned, and the land is owned by the project, not you. That is true for "Freehold" condos, but not for leasehold, where land is leased for 30 years - there are many such examples in Ratchaprasong area between Rama 1 and Sarasin roads... But assuming Freehold - yes, you can own the condo unit, or even several of them in same or different condos. If you have permanent residence in Thailand, then you don't need anything special - get list of co-owners with their share of floor space from juristic office (seller will provide that) and statement that there are no overdue payments, buy unit, register it at land office and you're done, If you don't have PR, then you need to also provide proof from bank that funds were transferred from abroad.

 

There are no differences between Thai and foreign co-owners after purchase. Only exception would be if project is tethering on the edge of allowed foreign ownership, and it's in area popular with foreigners, then foreign-owned units may command higher resale prices. But that's only true in small area of Bangkok, Pattaya and Phuket.

 

Your hypothetical question on whether majority could decide to remove foreign owners... That's very far fetched, but seems impossible. We had one that was causing a lot of trouble and his parents were called in to remove him from building. He was gone for several months while their unit was put up for sale but nobody bought it. Eventually, he returned, alas rarely venturing out of the room. There are also 3 ladies on 3rd floor I think that are in some sort of conflict with the rest of residents... can't do anything to them either.

 

All that can be done is approving new condo rules by the project committee, which penalise certain behaviours and by that encourage behaviour change. But you cannot force someone to sell off his/her property. It's not like rent, where either side can cancel the contract. You actually own that box.

 

There is one exception to all of this - and that is in case the building is no longer habitable. Example would be major damage in quake or fire, which renders building unsafe and too expensive to repair. In that case, the project folds and unit owners lose their units. I don't know of any cases of such to give details on exactly what happens in such a case.

I bought a second hand condo in central Bkk. 

At first AGM several old issues raise their heads.

Just one, 2 old Chinese-Thai condo owners were asked to show 2 Thai bank savings accounts which held funds built over many years for future maintenance. They totally refused.

 

At the same meeting a new owners committee was formed including a famous senior cop who was admired for his long-term stand against corruption and he spoke advanced English. He asked for further details re the bank books and one of the old ladies insisted that she would neve show the bank books because there ws several farng condo owners; she was convinced all farang are dangerous and dishonest.

 

The cop told the old ladies that they did not own the funds and they must comply with a request of many owners to see the bank books. They refused.

 

Cop started legal action to force exhibiting of the bank books.

 

That worked but in reality the total funds in the 2 savings accounts was in total under 10,000Baht.