Foreigners can buy property in Thailand: a condominium unit outright (freehold) within the building’s foreign quota, or a house and villa through a registered land lease and related rights. Prices per square metre vary several-fold across the country, from about $900 in Chiang Mai to $6,000 and above on the first line of Phuket’s west coast.
This page compares six regions by price, typical tenant and resale liquidity, explains the ownership forms open to foreigners, walks through a purchase step by step and lists the mistakes we see most often. Figures are October 2026 benchmarks calculated by Layan Real Estate from developer price lists and public data, not quotes for a specific unit.
Whether you are reading from the UK, the US, Australia, India or the UAE, the Thai side of the deal is the same. What differs is how your home country taxes rental income and how you move funds; we flag those points where they matter and leave the specifics to your tax adviser.
Author: Artem Bukhkalov, Layan Real Estate · Regional prices are calculated from developer price lists and open data, snapshot October 2026.
New-build condominiums, $/m², by segment. Villas and houses are compared per property, not per square metre.
| Region | Entry segment, $/sqm | Mid segment, $/sqm | Beachfront / premium | Main tenant | Resale liquidity |
|---|---|---|---|---|---|
| Bangkok (city) | $1,800–2,500 | $2,800–4,500 | from $5,500 (centre) | Locals, expats, corporate tenants | High in the centre, lower in the suburbs |
| Phuket (west coast) | $2,200–3,000 | $3,500–5,000 | from $6,000 (Layan, Bang Tao) | Premium tourists, relocators, long-stay guests | High on the first line, depends on the developer |
| Phuket (east and centre) | $1,500–2,000 | $2,200–3,200 | from $3,800 | Long-term expats, locals | Medium |
| Pattaya | $1,400–1,900 | $2,000–3,000 | from $3,800 | Mass-market tourists, long-term expats | Project-dependent, large supply |
| Koh Samui | $1,800–2,400 | $2,800–4,000 | from $4,800 | Tourists, holiday villas | Limited: fewer buyers than Phuket |
| Chiang Mai | $900–1,300 | $1,500–2,100 | from $2,800 | Long-term expats, remote workers, students | Low for foreign buyers |
October 2026 benchmarks calculated by Layan Real Estate from developer price lists and public data. Method and a region-by-region breakdown are in our article “Thailand Property Prices by Region” (updated 15 October 2026). Official house price indices are published by REIC.
Mid-segment range from the table above; the budget is divided by the range limits. An illustration, not an offer of a specific unit.
| Region | Mid segment, $/sqm | Area for $250,000 | What that buys |
|---|---|---|---|
| Bangkok (city) | $2,800–4,500 | ≈ 56–89 m² | 1–2 bedrooms in a good district near BTS/MRT |
| Phuket (west coast) | $3,500–5,000 | ≈ 50–71 m² | Studio or 1-bedroom in a managed project near the west-coast beaches |
| Phuket (east and centre) | $2,200–3,200 | ≈ 78–114 m² | 2 bedrooms, but weaker rental demand |
| Pattaya | $2,000–3,000 | ≈ 83–125 m² | 2 bedrooms by the sea |
| Koh Samui | $2,800–4,000 | ≈ 63–89 m² | 1–2 bedrooms in a low-rise condo |
| Chiang Mai | $1,500–2,100 | ≈ 119–167 m² | Spacious apartment or townhouse to live in |
What the law allows versus what only a contract promises.
A foreigner directly, within the 49 % foreign quota of the building’s saleable area · Perpetual
Registration requires funds remitted in foreign currency with an FET certificate. Transfer fee 2 % of the appraised value, split with the seller or developer by contract.
A foreigner, not tied to the quota · 30 years by law; 30+30 renewals are a contractual obligation
Registration at the Land Department costs 1.1 % of the lease value. Developers usually grant a right to convert the unit to freehold while quota remains in the building.
A foreigner · 30 years plus contractual renewals
Foreigners cannot own land directly. The key check is who the lessor is and whether it will still exist in 30 years.
A foreigner; the right is registered at the Land Department · By contract; usufruct is often for life
A right to build and a right to use, both used for villa land; each has its own limits on transfer and inheritance.
A legal entity with Thai shareholders · Perpetual for the company
Lawful only with genuine business and genuine partners; nominee structures are a risk zone. Only after advice from a lawyer.
On the west coast the renters are premium tourists, relocators and long-stay guests, a different price level from Pattaya’s mass-market visitors or Chiang Mai’s students and remote workers.
Seasonality is pronounced, so the income model runs through a hotel operator’s rental pool rather than the owner finding guests. Yields are the developer’s forecast under the contract, not a fixed payout.
Selling a unit near a west-coast beach is easier than on Samui (fewer buyers) or in Chiang Mai (low liquidity for foreigners). It depends on the developer, which is why we check the developer first.
West coast: $3,500–5,000/m² in the mid segment and from $6,000 on the first line of Layan and Bang Tao; east and centre: $2,200–3,200/m². You can change strategy without changing region.
We work on the island and look at land titles, permits and delivery history. Entry to the Layan flagships: Layan Green Park resale studios from $142,602, Layan Verde studios from $235,995 (price lists as of 2 September 2026).
Yes. A condominium unit can be owned outright (freehold) within the 49 % foreign quota of the building, or held on a registered 30-year leasehold with contractual renewals. Foreigners cannot own land directly, so villas use a land lease with ownership of the house, superficies or usufruct.
Chiang Mai, at $900–1,300/m² in the budget segment and $1,500–2,100/m² mid-market (October 2026), followed by Pattaya and the east of Phuket. Cheap per square metre is not cheap per dollar earned: Chiang Mai has low liquidity for foreign buyers and almost no tourist rental demand, so it suits living rather than renting out.
For a rental-income strategy Phuket’s west coast has the strongest combination in the country: premium tenants, a November–April high season served by hotel-run rental pools, and high resale liquidity on the first line. It is also the most expensive region, $3,500–5,000/m² mid-market and from $6,000 on the first line, and yields are a developer forecast under contract, not a fixed return.
From $1,500–2,100/m² mid-market in Chiang Mai to $3,500–5,000/m² on Phuket’s west coast (October 2026). For $250,000 that is roughly 50–71 m² near Phuket’s west-coast beaches or 119–167 m² in Chiang Mai. Entry to the Layan flagships starts at $142,602 for a Layan Green Park resale studio (price list as of 2 September 2026).
Freehold is perpetual ownership and a wider pool of buyers at resale. Leasehold is a lower entry price with fewer formalities, and while the building has quota left developers usually grant a right to convert to freehold. The choice depends on your holding period and how you want to pay.
Leasehold registration is 1.1 % of the lease value; the freehold transfer fee is 2 % of the appraised value, split with the seller by contract. Reselling freehold within 5 years adds specific business tax of 3.3 % and withholding income tax. How your home country taxes the rental income is a question for your tax adviser.
On the Thai side, no: the quota, lease terms and registration are the same for a buyer from the UK, the US, Australia, India or the UAE. The differences are at home: US persons report foreign financial accounts, UK and Australian residents declare worldwide income, Indian residents remit under the RBI’s Liberalised Remittance Scheme with an annual cap. Check the current rules with your adviser before transferring funds.
Payments go by international bank transfer in foreign currency; for freehold registration the receiving Thai bank issues an FET certificate confirming the inbound remittance. Price lists are fixed in baht and the dollar amount moves with the USD/THB rate on each payment date, so check the Bank of Thailand rate before each instalment.
This page is for information only and is not legal or tax advice. Prices are benchmarks as of the stated date, not an offer; verify ownership terms and taxes with a lawyer for the specific property.
Department of Lands, Thailand · Bank of Thailand · REIC · Numbeo
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