Bangkok’s streets. Phuket’s shores.

Foreigners can own freehold condominium units within the foreign quota of a building, typically 49 per cent. Land ownership requires alternative structures, which we walk you through case by case.

A condominium unit can be owned outright, within the building’s 49 per cent foreign quota, with the title registered at the Land Department in your name. Land cannot be owned by a foreigner directly, so villa estates sell on a registered lease, typically 30 years. What matters is whether the renewals are written into the lease as the landowner’s obligation.

Four government charges settle at the Land Department on transfer day. The transfer fee is 2 per cent of the appraised value, customarily split between buyer and seller; the seller carries the specific business tax or stamp duty, and the withholding tax. A buyer’s own share is usually about 1 per cent of the appraised value. Standard rates for foreign buyers, as of July 2026.

Wire the funds in foreign currency. Your Thai bank converts them to baht and issues the Foreign Exchange Transaction Form, the paper that makes a foreign freehold registration possible.

Our advisory is free to the buyer. We are remunerated by the developer or seller on a successful transaction. There are no upfront fees and no obligation to proceed.

In Bangkok, Embark is an appointed sales partner with Swire Properties and City Realty for Upper House Residences and The Wireless Residences by Upper House, an appointed sales agency with One Bangkok for EI8HTEEN SEVEN and ONE89 Wireless, covering both sale and rental, and, since October 2026, an appointed sales agency with Elysian Park for SLS Residences Bangkok Sukhumvit 24. On the coast, Embark is an appointed sales agency for Banyan Group, PROUD Real Estate, Montara Hospitality Group and Sansiri, covering 31 projects on Phuket, in Hua Hin and at Jomtien. Every one of these is held in writing and gives direct access to that developer’s sales desk, live inventory and price list. An appointment is never a reason to recommend a building. From 12 October 2026 Embark is also an appointed resale and rental agency for Dusit Residences and Dusit Parkside at Dusit Central Park, appointed in writing by the developer.

A first conversation is by phone or video, usually before you fly. Viewings are then arranged around the days you are here, in Bangkok and on Phuket.

In Bangkok, the streets around Lumphini Park: Wireless Road, Langsuan, Ratchadamri, Sarasin, Chidlom and Upper Sathorn, plus branded residences on Sukhumvit and along the river. On Phuket, the west coast: Layan, Bang Tao, Surin and Kamala.