Real estate in Thailand

Owning real estate in Thailand

Thailand offers one of Asia's most liveable propositions: warm weather, world-class healthcare, an international community and a cost of living that stretches capital further than most Western capitals. Bangkok, Phuket and Chiang Mai each attract a different buyer, from the city professional to the coastal retiree. It is important, however, to be precise about what a foreign national may and may not own. Foreigners generally cannot own land in Thailand outright. What you can own is a condominium unit, held in freehold, provided foreign ownership in the building does not exceed the 49 per cent foreign quota of the total unit space. Beyond the condo route, foreigners typically access houses and land through a long-term lease (commonly structured for up to 30 years, with renewal terms) rather than direct freehold title current lease-term and renewal treatment. These are established, workable structures, but they must be entered into with clear eyes and proper legal review.

How Thailand Privilege actually works

Thailand's best-known long-stay route is the Thailand Privilege programme (formerly Thailand Elite). It is essential to understand what it is and what it is not. Thailand Privilege is a one-time membership that grants a multi-year privilege entry and long-stay visa, with tiers typically ranging from around five to twenty years depending on the package chosen. Membership fees are tiered, beginning at roughly THB 900,000 and rising to several million baht for the top tiers current Thailand Privilege tiers and prices. Critically, it is a long-stay visa, not permanent residency and not citizenship, and it is not obtained by purchasing property. Buying a Bangkok or Phuket condo does not grant you the right to reside; the visa and the asset are entirely separate matters. For qualifying wealthy individuals, professionals or retirees, the Long-Term Resident (LTR) visa may be a suitable alternative, offering a ten-year framework subject to eligibility criteria current LTR categories and requirements. You can review the membership route in more detail on our Thailand Privilege residency page.

Two decisions, guided with candour

Mirabello Consultancy treats Thailand as two distinct decisions that should never be conflated. The first is your right to stay: securing the appropriate long-stay visa, whether through Thailand Privilege membership or the LTR route, matched honestly to your circumstances and how much time you intend to spend in the country. The second is your property decision: whether a condominium in the foreign quota, or a carefully structured lease, genuinely serves your lifestyle and your wider portfolio. Mirabello will tell you plainly when a purchase is a sound lifestyle asset and when it is not, and we will never suggest that owning property shortens, strengthens or substitutes for the immigration route. Clarity on both, kept separate, is how you avoid the costly misunderstandings that trouble less carefully advised buyers.

Speak to a Mirabello specialist

If Thailand is on your shortlist, a short conversation will help you weigh the long-stay options and the property question with full candour and no pressure. Speak to a Mirabello specialist and we will map both decisions clearly around your goals.