The structure decides the return as much as the building does. Here is what is in force today, what is only proposed, and the questions we ask before a client signs.
Foreigners can own condo units outright, but together they may hold no more than 49% of a building's total unit floor area. The cap applies per building.
Insider read. Confirm the remaining foreign quota with the juristic office before you reserve. Popular Phuket buildings sell out their quota first, which also limits your resale buyer pool.
Villas and land are usually held on a registered lease of up to 30 years. Renewal beyond that is contractual. In March 2025 the Supreme Court held automatic "30 + 30 + 30" renewals unenforceable beyond the first term.
Insider read. Price a villa lease on 30 years, not 90. Any renewal value is upside, not something to pay for today.
Up to one rai of residential land, but only with a qualifying investment of at least ฿40 million held for five years and Ministry of Interior approval.
Insider read. Discretionary and rarely used. For most clients a well-drafted lease or a freehold condo is the practical route.
| PROJECT | SCHEME | TERMS AS ADVERTISED |
|---|---|---|
| The Marin Phuket, Kamala | Rental guarantee | 7% a year for 3 years |
| Kata Rocks, Kata | Rental guarantee | Up to 6% |
| Anava Samui, Bophut | Fixed-return guarantee | Rate and term not published |
| Wing Samui, Bophut | Buy-back option | 5-year optional buy-back |
Under the Hotel Act 2004, renting for less than 30 days counts as a hotel operation. Condo units can only be let nightly where the building holds a hotel licence, and many juristic offices ban it outright. Small houses (4 rooms or fewer, 20 guests or fewer) can use a non-hotel licence, which the source describes as restricted to Thai nationals.
A renewable 10-year permission to stay. Since a BOI announcement in February 2025, property counts as a qualifying investment.
Eligible property: freehold condos, buildings or villas, or leaseholds with at least 10 years left.
| TIER | FEE | VISA |
|---|---|---|
| Bronze | ฿650,000 | 5 years |
| Gold | ฿900,000 | 5 years |
| Platinum | ฿1,500,000 | 10 years |
| Diamond | ฿2,500,000 | 15 years |
| Reserve (invitation) | ฿5,000,000 | 20 years |
A residency membership, not a property scheme: no purchase is needed, which makes it the simpler route for buyers below the LTR thresholds.