They did this for certain condos in Pattaya and BKK after Tom yum kung, then 5 years later referred back to 49/51...leaving people only able to sell their foreign bought condos to Thais only until the 49/51 was achieved

If the government go down this route without giving any consideration to Retirement Visa holders then they will kill it for anyone considering retiring in Thailand.

Retirees are already bunched / included with normal " Tourists " and get no special priveliges or treatment.

Consider :

ATourist can enter Thialand , buy property (Condo's) without restriction , as many as they want and do whatever they want with them ( rental but yes pay tax) . Admittedly new banking regs may make it difficult to obtain an account but there are ways round that I'm sure !

A tourist who spends less than 180 days pays no tax , does not contribute to the Thai economy the same way as a retirees do . They are not required to hold bank deposit or prove income . They are not required to have any medical insurance .

Most foreigners , as tourists , seek to buy a small economical 1 bed Condo as a means to escape northern European winters , live cheaply for under 6 months in Thailand avoiding high costs of living / heating in Europe .

It is already a "no brainer" for UK retirees living on largely government pensions to move to Thailand as their pensions are fixed at the same rate the time they leave !

So just what benefit does a Retiree , complying with all requirements , get when living in Thailand ?? About time the government woke up to the contribution of long term residents , especially retirees on 1 year visas and stopped treating them as tourists !

( Oh forgot to mention the 2 tier charging at public / other venues even though we pay taxes }

On 6/21/2026 at 6:56 AM, JerryM said:

Seems this would be the source of the immediate complaints. You buy a condo for your personal use and next door becomes a full timer party air BnB.

I have friends who have visited BKK for a number of years now and usually stay in an airBNB - all of their hosts were Thais. FWIW.

Some people have been saying for months, since the latest crackdown on nominees started, that one of the objectives was to scare foreigners who might otherwise have bought a house via the company route into buying one of the vast number of overpriced condos that are flooding the market. Just look at what's being built in Jomtien alone at the moment: the 67-storey Grand Solaire, the 55-floor Copacabana Coral reef, Arom next door to the existing Copacabana, and Lucean Skywalk next door to Soi 5 with two 60-storey towers as a start. Those four alone must be well over 5,000 units of prime real estate, but where are the buyers coming from with the Chinese clampdown on exchange controls, the weakening rupee and the never-ending Western economic malaise?

2 hours ago, Jimbolkb said:

that same foreigner, needs to bring it, the exact amount of the value of that condo, if he wants to inherit it, so he just send his own money to get a condo, that belonged to his mom/dad and in fact, inherited nothing, because he can only repatriate that amount that he sent...

or am I wrong... someone please tell me

You are correct. The heir needs to bring in the value of the condo via a lawyer, the condo is then sold, with proceeds going to the heir, minus transfer tax, fees. and sometimes witholding tax. This needs to be done within 12 months of inheriting. Failure to do so will mean the land office sells the property for a 5% fee, plus other taxes. There is bound to be someone who disagrees, but may I please just say that I am now in the final stages of buying a condo from someone in Aus who inherited it. All this info is readily available on the net.

So Sopon, you got 400,000 unsold condos but you don't like Farangs.

But you want our money...... Greed, the God of the Thais is called Baht and their temple is the Bangkok Bank.

Maybe if Thailand lowered its over inflated prices and / or allowed us to buy a house with land we might be able to help him?

It seems absurd to me that Farang are allowed to own a house but not the land its on. Where does he think this house is going to be built if its not on land?

On 6/21/2026 at 7:43 AM, SiSePuede419 said:

Case in point 25 years ago you could get a hotel room for $1-8* good luck on finding anything less than $15-20 today

What did people earn 25 years ago, how much was fuel and other utilities back then? $ 1-8 in 2000 cannot be compared to $15-20 in 2026.

Did foreign Condo buyers got explained why 49% foreign free hold -51% Thai ? 😅

38 minutes ago, DaRoadrunner said:

Maybe if Thailand lowered its over inflated prices and / or allowed us to buy a house with land we might be able to help him?

I looked into it and other countries like Cambodia, Vietnam, Philippines, and Indonesia have similar rules/laws that foreigners can't own land but can lease.

3 hours ago, Front Row said:

I have friends who have visited BKK for a number of years now and usually stay in an airBNB - all of their hosts were Thais. FWIW.

Whether Thai or non-Thai owned, if they rent for more than 30 days no problem.

On 6/21/2026 at 7:43 AM, SiSePuede419 said:

full timer party air BnB

Thai People occasionally rent hotel rooms for massively way too loud parties.

Never met anyone on AirBnB who does that.

I just meet people who work online or maybe tourists in town for a few days who don't want to stay in overpriced hotel rooms.

How is that a problem? It's not. The only people who HATE short term Airbnb rentals

Are the short term hotel owners who can't rip you off anymore.

Case in point 25 years ago you could get a hotel room for $1-8* good luck on finding anything less than $15-20 today

It's the same hotels they haven't remodeled the rooms, still run down.

Greed 👍

*I traveled all over Thailand, Laos, Cambodia 25 years ago never paid more than $8 for a hotel room TRUTH ✅

You've obviously not lived as a full-time resident in one of these condo projects that have been over-run with illegal daily rentals. I can tell you from experience that it's quite unpleasant for the residents.

Thais build to many condos then blame foreigners that they can't rent theirs out or sell it.

On 6/21/2026 at 9:45 AM, ChipButty said:

They should also warn Thais about buying condos and renting them out, some well known condo projects here in Phuket is mostly Thai owners, apparently it's crazy to live there, Weed City was described to me in one of them,

My wife owns a condo on Sukhumvit Soi 8, as with most of them along there have signs saying "No Airbnb"

I rented a condo in HH that my wife found for me on FB. Thai owner. Lived in Bangkok. Too cheap to hire a maid to clean up the condo, they drove all the way up to clean the unit.

I stayed one month. Half the condos in the building still had paper taped to the windows.

Investment by Thai owners, didn't even bother to rent them out....?!?

The condo was busy building a new tower right next to the half full one.

Please explain the business plan in one word.

I'll start....

Greed. 😜

On 6/21/2026 at 9:45 AM, ChipButty said:

They should also warn Thais about buying condos and renting them out, some well known condo projects here in Phuket is mostly Thai owners, apparently it's crazy to live there, Weed City was described to me in one of them,

My wife owns a condo on Sukhumvit Soi 8, as with most of them along there have signs saying "No Airbnb"

On 6/21/2026 at 9:45 AM, ChipButty said:

They should also warn Thais about buying condos and renting them out, some well known condo projects here in Phuket is mostly Thai owners, apparently it's crazy to live there, Weed City was described to me in one of them,

My wife owns a condo on Sukhumvit Soi 8, as with most of them along there have signs saying "No Airbnb"

On 6/21/2026 at 9:45 AM, ChipButty said:

They should also warn Thais about buying condos and renting them out, some well known condo projects here in Phuket is mostly Thai owners, apparently it's crazy to live there, Weed City was described to me in one of them,

My wife owns a condo on Sukhumvit Soi 8, as with most of them along there have signs saying "No Airbnb"

Condo bldg. next to us has "no AirBnB" signs incl. fines all over the entrance area. Yet we see constantly changing occupants on the balconies. These signs are meaningless as nobody enforces the rules.

2 hours ago, wil iam not said:

What did people earn 25 years ago, how much was fuel and other utilities back then? $ 1-8 in 2000 cannot be compared to $15-20 in 2026.

$1 in Thailand 25 years ago

≈ $1.55–$1.70 in 2026

$1-8 (2001) = $1.70-$13.60 USD (2026)

THIS SHOULD BE THE BASIC HOTEL ROOM PRICE IN 2026

Instead, we're paying a "greed" premium

Any other questions? 😀

Why choose China, a seriouslyrestrictive place to buy property, as the comparison country? Why not have picked any, say, a European country where the elite can just waltz in to bury their I'll gotten gains?

9 minutes ago, harleyclarkey said:

Why choose China, a seriouslyrestrictive place to buy property, as the comparison country? Why not have picked any, say, a European country where the elite can just waltz in to bury their I'll gotten gains?

I remember some daff girl I dated who wanted to move to Burmuda. It's a giant "reinsurance" scam island. They're the ones who screw you over when a hurricane hits because they hire armies of data analysts to maximize their profit and screw you in the fine print.

What a dump! Giant porous rock with nothing imported everything.

Guess the golf and Mandingo is good however 😜

3 hours ago, JerryM said:

Whether Thai or non-Thai owned, if they rent for more than 30 days no problem.

The point I was attempting to make was that this is not a problem that is exclusive to foreigners’ ownership of properties. Thais are also renting out their properties on airBNB and the like.

There are already regulations for this. It’s up to the Jurassic, I mean Juristic Person and the authorities to enforce the rules and laws.

3 hours ago, JerryM said:

Whether Thai or non-Thai owned, if they rent for more than 30 days no problem.

12 minutes ago, Front Row said:

The point I was attempting to make was that this is not a problem that is exclusive to foreigners’ ownership of properties. Thais are also renting out their properties on airBNB and the like.

And my reply was -- since you did not mention the length of stay of your Airbnb friends -- that if it is under 30 days, it doesn't make any difference who owns the property.

I haven’t owned a condo for 15 years, however there are tools owners and management can use to stop daily rentals.

I recommend you fine the owners a very high figure for example ฿10,000 per night for any short-term rentals.

Before they can sell the unit, they need to get a debt free letter and of course you won’t be issuing one of those.

Once the amount is significant, take the owner to court, and the ultimate sanction is to force a sale of the unit with a lien on the proceeds

Raise it at an AGM, vote on it and empower some owners to question new arrivals. Take snapshots from your CCTV system as proof.

On 6/21/2026 at 2:58 AM, ChipButty said:

I would think not many condo projects have reached their 49% quota, I know of one high end project there is still 20% available and that's here in Phuket,

Masses of condos to rent and buy everywhere . I’m looking for one in Hua Hin at the moment and there are so many good options I don’t know where to start. Was the same in Pattaya .

Even phuket.

the gov. could make it simple .. 1 foreigner ... you are allowed 1 condo ownership .. period ...

solves all the problems

The biggest hurdle to buying a Condo to me is the tax on the money you have to bring over to buy it.

Remit 12Million & the tax will be 3,659,000 + (as I've used all of my allowances & lower tax bracket up in the Condo money) everything else I bring over for day-2-day living expenses will be taxed at 35%.

Madness, if they want more foreigners to buy Condos then they should grant tax free status for any monies brought over to purchase a Condo.

18 hours ago, JerryM said:

And my reply was -- since you did not mention the length of stay of your Airbnb friends -- that if it is under 30 days, it doesn't make any difference who owns the property.

What does the length of stay have to do with AirBNB guests creating problems in properties? Stay one day or 30 days. The guests only need one day to create a problem for normal residents.

10 minutes ago, Front Row said:

What does the length of stay have to do with AirBNB guests creating problems in properties? Stay one day or 30 days. The guests only need one day to create a problem for normal residents.

An AirBnB stay of over 30 days is legal. An AirBnB stay under 30 days per the Thai Hotel Act (2004) is not legal.