A condo in Thailand is the only form of property in which a foreigner can acquire full, perpetual ownership in their own name. Thanks to the special registration of a building as a condominium, Thai law permits freehold here, whereas a house with land remains out of a foreigner's reach. Below we explain exactly what a condo in Phuket is, why this distinction matters so much and how the entire purchase process works with no commission from us.
What a condo (condominium) is in Thailand
The word condo is often used colloquially for any apartment. In Thai law, however, it has a precise meaning: a unit in a building that has undergone formal registration under the Condominium Act and obtained land title (Chanote) for the property as a whole. Only a registered building allows separate titles to be carved out for individual units - so that each resident receives their own Chanote with their name on it.
Not every apartment, then, is a condominium in the legal sense. Developments sold as "apartments" or "suites" may be registered differently - as a hotel, serviced apartments or ordinary land ownership held by the developer. In such a building a foreigner usually buys only leasehold (a long-term lease), not full ownership. This distinction is fundamental to the security of your investment.
A glossary of terms relating to buying an apartment in Thailand, including definitions of Chanote, SPA and juristic person, can be found in the article Glossary of Thai property terms.
- Condominium - a building registered under the Condominium Act; each unit has its own Chanote title.
- Condo ≠ any apartment - the building's registration determines whether freehold can be bought. Always check the building's legal status before reserving.
- Chanote - the strongest Thai title of ownership; registered in the buyer's name once the transaction is completed at the Land Office.
Why a condo in Thailand is the best option for a foreigner
As a rule, Thai law prohibits foreigners from owning land. A house with land, a villa, a plot - all of these can only be leased by a foreigner (leasehold) or bought through a Thai company, which entails additional legal requirements and risk. The sole exception is the condominium - and that is precisely why it is the most common choice of foreign buyers in Phuket.
Freehold in a condo in Phuket means:
- Perpetual ownership - the unit belongs to you for as long as you wish; there is no expiry date and no need to renew any agreement.
- Your own Chanote - title registered in your name in the Thai land registry (Land Office).
- Full ownership rights - you can sell, rent out, mortgage or bequeath the apartment.
- Financial transparency - the purchase funds must arrive from abroad in foreign currency; the bank issues an FET (Foreign Exchange Transaction Form), which certifies the foreign origin of the capital and is essential for registration and for any future repatriation of funds.
A full overview of available condo listings in Phuket can be found on the page of current Twins Real Estate properties. More about the island's property market - on the property in Thailand page.
Foreign quota - the 49% limit and what it means
The law allows foreigners to own a maximum of 49% of the total usable floor area of the units in a given building. This portion is the so-called foreign quota. The remaining 51% or more must belong to Thai citizens or Thai legal entities (the Thai quota).
The practical consequences are significant. Once 49% of the floor area has been sold to foreigners, the next foreign buyer can only purchase a unit in that building on leasehold, not freehold. In popular developments around Kamala or Karon beach the foreign quota can be used up quickly - often as early as the pre-sale stage.
Before reserving, you should obtain written confirmation from the management body (juristic person) that the foreign quota is available for the chosen unit. This is one of the due-diligence steps that we check for you before any financial commitment.
- The 49% limit applies to the floor area of the whole building, not the number of units.
- An exhausted foreign quota means no freehold in that building; what remains is leasehold, or we look for another project.
- Confirming quota availability is a mandatory step before reserving - we do it on your behalf.
Fees: CAM, sinking fund and what you pay each month
Owning a condo involves two types of regular fees payable to the management body. Both are market standard and worth factoring into your cost-of-ownership calculation.
Common Area Maintenance (CAM) - an operating fee covering the day-to-day running of the common areas: security, pool, garden, reception, lifts, lighting, cleaning. The typical range for Phuket is around 50-90 THB per m² per month. For a 50 m² apartment that works out at roughly 2,500-4,500 THB per month. The rate depends on the project and the range of amenities.
Sinking fund - a one-off payment on purchase (or, occasionally, recurring), building a reserve fund for major repairs and replacements: roof, lifts, installations. It is typically anything from a few hundred to a few thousand THB per m². The funds are often paid at the transfer of ownership at the Land Office.
These fees are disclosed and must be set out in the condominium's documentation. Before purchase we ask for written confirmation of them - one of the documents we review as part of our standard client service.
Condo freehold vs leasehold - the key difference
On the Phuket primary market you will encounter both models. Developers often offer a choice: freehold within the 49% limit, or leasehold for the remaining units. The difference is not merely formal.
| Feature | Condo freehold | Condo leasehold |
|---|---|---|
| Duration of rights | Perpetual | Typically 30 years (renewal options written into the contract, not necessarily guaranteed) |
| Title of ownership | Chanote in the buyer's name | Chanote stays with the landowner; the buyer holds a lease deed |
| Market liquidity | Higher - the buyer takes over full ownership | Lower - the buyer takes over the remaining lease term |
| FET requirement | Yes - funds from abroad mandatory | Not legally required, but recommended |
| Typical price | Usually higher by a few to a dozen-odd percent | Lower entry point, but a limited time horizon |
For most buyers who value security and the ability to resell, the choice falls on freehold. Leasehold can be justified when freehold is already exhausted, or when a project offers clearly more favourable lease terms (e.g. 90 years under a 30+30+30 structure with a suitable contract). A detailed comparison of both forms of ownership - with up-to-date case-law analysis - can be found in the article Buying a condo in Thailand as a foreigner.
How we buy a condo together with you
Twins Real Estate is a real-estate agency specialising exclusively in Phuket. We work on a 0% commission for the buyer basis - we are paid by the developer, and your interests are our priority, not the seller's.
Our standard service includes:
- Selecting projects aligned with your budget, expectations and goal (own use vs investment rental).
- Verifying foreign-quota availability before reservation.
- Coordinating legal due diligence - we recommend trusted Thai lawyers and explain the documents.
- Assistance in arranging the transfer of funds from abroad and obtaining the FET document.
- Attendance or representation at the Land Office on the day ownership is transferred.
- Post-purchase support: rental management, looking after the unit in your absence.
The entire process can be carried out remotely - including signing the documents and receiving title. We can also arrange a visit to Phuket if you would like to see the project in person before deciding.
The information in this article is general in nature and does not constitute legal or tax advice. Thai property law may change; consult a licensed lawyer before making any investment decision. Last updated: 6 June 2026.