Thailand Property Guide
Guides for foreign buyers in Thailand — ownership, taxes, visas, Phuket areas, and the practical buying process.
Land Office transfer day in Thailand — what actually happens
Step-by-step walkthrough of property transfer day at the Thai Land Office for foreign buyers — documents, payment mechanics, fees, and pitfalls.
Layan area guide — Phuket's premium villa appreciation zone
Layan Beach property guide for foreign buyers — quieter than Bang Tao, premium villa concentration, strong 2024 appreciation, constrained supply.
30-year leasehold in Thailand — registration, renewal, and what to negotiate
How a Thai 30-year lease works at the Land Office, what the 2025 Supreme Court ruling killed about automatic renewals, and what to negotiate.
Long-term rental contracts in Thailand — landlord and tenant essentials
Thailand long-term rental contracts for foreign owners — standard terms, deposit, landlord and tenant duties, eviction, drafting a defensible lease.
Thailand LTR visa for property buyers — qualifying with a USD 500k investment
Thailand LTR visa for property buyers in 2026 — categories, USD 500k qualification, tax exemptions, vs Privilege, DTV, and retirement visas.
Mai Khao and Nai Yang area guide — Phuket's quiet north coast
Mai Khao and Nai Yang property guide for foreign buyers — Sirinat-protected northern beaches, premium resort developments, who fits this quiet area.
Buying property in Thailand via a Thai spouse — what's actually allowed
Thai-spouse property purchases for foreigners — the funds-from-Thai-spouse declaration, what happens in divorce, and the safer alternative structures.
Mortgages for foreigners buying property in Thailand
Whether foreigners can get a Thai mortgage in 2026 — which banks lend, typical LTV and rates, and how most buyers actually fund the purchase.
Nor Sor 3 Gor — the second-tier land title in Thailand
Nor Sor 3 Gor (น.ส. 3 ก.) explained — what this Thai land title means, how it differs from Chanote, when it's acceptable for foreign buyers.
Off-plan investment risks in Phuket — what foreign buyers actually face
Off-plan investment risks in Phuket — developer default, completion delays, specification slip, foreign-quota timing, and how to mitigate each.
Off-plan payment schedules in Phuket — what is normal, what is predatory
How off-plan payment schedules work in Phuket in 2026 — typical milestone structures, front-loaded vs back-loaded plans, and developer red flags.
Off-plan vs resale property in Thailand — risk profiles, payment schedules, when each makes sense
Off-plan vs resale in Thailand for foreign buyers — payment schedules, developer default risk, defect warranty, price gaps, which fits which buyer.
Patong area guide — Phuket's STR-investor-only beach
Patong property guide for foreign investors — highest gross rental yields in Phuket, highest Hotel Act enforcement risk, rarely a personal residence.
Buying property in Phuket — complete guide for foreign buyers
How to buy property in Phuket as a foreigner — areas, prices, ownership structures, lifestyle, and west coast vs east coast buying differences.
Phuket districts overview — every area compared for foreign property buyers
Phuket districts compared for foreign property buyers — west, south, east, and north coast. Lifestyle, schools, and rental demand by area.
Phuket Town area guide — historic core, budget entry, digital nomad scene
Phuket Town property guide for foreign buyers — lowest condo prices on the island, JCI hospitals, digital-nomad market, life away from the beach.
Property management fees in Phuket — what to expect for short-term and long-term rental
Phuket property management fees — short-term and long-term rental, what's included vs extra, villa vs condo cost, how to evaluate operators.
Property transfer fees in Thailand — the 2% rule and the Thai-only stimulus
How Thailand's 2% property transfer fee works, who pays it, the 0.01% Thai-only 2025–2026 stimulus, and why foreigners pay the full rate.
Sale and Purchase Agreement (SPA) for property in Thailand — what foreigners need to know
Thailand property SPA explained — deposit norms, mandatory clauses for foreigners, off-plan vs resale, and what to negotiate before signing.
Rawai and Nai Harn area guide — buying property in southern Phuket
Rawai and Nai Harn property guide for foreign buyers — beaches, year-round expat community, schools, and trade-offs of southern Phuket.
Rental income tax for foreign property owners in Thailand
How Thailand taxes rental income for foreign owners — progressive rates, 30% standard deduction, PND.94 and PND.90 filings, WHT, VAT thresholds.
Rental pool and guaranteed return programs in Phuket — how they actually work
Phuket developer rental pool and guaranteed-yield programs — typical terms, how guarantees are funded, when they're traps and when they're fair.
Rental yields in Phuket — what investors actually earn
Phuket rental yields for foreign investors — gross vs net, short-term vs long-term, cost stack, Hotel Act risk, why headline numbers mislead.
Thailand retirement visa for property owners — O-A and O-X compared
Thailand retirement visas (O-A, O-X) for foreign property owners — financial requirements, mandatory health insurance, renewal, how property fits.