Foreign ownership rules in 2026 — what has changed and what hasn't

Every year brings headlines about foreigners soon being allowed to own more of Thailand. Here is where things actually stand.

Unchanged: the 49% condo quota. Under section 19 of the Condominium Act, foreigners together may own up to 49% of the total floor area of the units in a condominium building. To register, you must show the purchase money came into Thailand from abroad in foreign currency.

Unchanged: the 30-year lease. Foreigners cannot own land. A land lease can run for up to 30 years and must be registered at the Land Office if it is longer than three years. Renewal terms can be written into the contract, but they are a promise between the parties, not a right under the law.

Still only proposals: 75% quota and 99-year leases. In April 2024 the Cabinet approved a study of raising the quota to 75% in some areas and extending leases to 99 years. As of mid-2026, no amendment has passed Parliament.

What this means for buyers and investors

Buy on today’s rules. Don’t pay extra for a leasehold villa because 99-year leases “are coming”. If they arrive, treat it as a bonus.

In popular condos, the foreign quota runs out. In Bang Tao and Kamala, the best foreign-quota units often sell first. Ask how much quota is left and get it confirmed in writing before you reserve.

Check how renewals are protected. For leasehold villas, ask a lawyer how the renewal clause is secured and whether the lease can be transferred or inherited.

Avoid nominee structures. Owning land through a Thai company whose Thai shareholders don’t really invest is illegal. It is not a shortcut.