Buyer Guides
First-hand guides written by Hua Hin agents and reviewed by Thai-qualified professionals
Every guide opens with a self-contained quick answer for direct citation by readers and answer engines. Figures, dates, and benchmarks are based on first-hand transactions in the Hua Hin market, with sources cited inline.
Legal guides
Legal
Updated 2026-07-26
Buying Property in Thailand as a Foreigner: A Buyer Guide
A foreigner can own a condominium unit in Thailand freehold in their own name, subject to the 49 percent foreign ownership quota of the building, but cannot own land freehold. For a villa we recommend a 30 year leasehold, or a registered usufruct where it fits. We do not recommend setting up a Thai company to hold the land. Land Department charges sit on top of the price. A lawyer's fee is separate, and most lawyers work to a flat rate of 50,000 to 100,000 THB.
By Mark Puttkammer, Managing Director
Legal
Updated 2026-07-26
Freehold vs Leasehold in Thailand: The Foreign Buyer Decision
A freehold condominium in Thailand is owned outright by a foreign individual in their own name under the 49 percent foreign quota. A leasehold villa is a 30 year registered lease on the land under the villa, renewable contractually but not enforceable beyond 30 years pre-agreement.
By Mark Puttkammer, Managing Director
Legal
Updated 2026-07-26
Thai Company Ownership of Property: Why We Do Not Recommend It
Lord's Property Consultants does not recommend that a foreign buyer set up a Thai company to hold land or a villa. A foreigner can own a condominium freehold in their own name under the 49 percent quota. For a villa, we recommend a registered 30 year leasehold, or a usufruct where it fits. A company used only to hold land for a foreigner is a structure we will not advise.
By Mark Puttkammer, Managing Director
Legal
Updated 2026-07-26
Chanote Title Deeds in Thailand Explained
A Chanote, formally Nor Sor 4, is the red title, with surveyed boundaries and full legal rights of ownership, transfer, and mortgage. Nor Sor 3 Gor is the green title, and it is also a good title for a residential purchase. A green title can later be applied for as a red title. Nor Sor 3, without the Gor, is a lower possessory title. Sor Por Kor 4-01 and a brown book are not suitable for a residential purchase, as of Q3 2026.
By Mark Puttkammer, Managing Director
Legal
Updated 2026-07-26
The Thailand Retirement Visa and Property Ownership in 2026
The Thailand retirement visa, either the Non-Immigrant O-A long stay visa or the Long Term Resident LTR retirement visa, is independent of property ownership as of Q3 2026. Owning a villa in Hua Hin does not grant or renew a retirement visa, and a retirement visa does not require owning property. The qualifying tests are age 50, plus 800,000 THB seasoned in a Thai bank or 65,000 THB monthly income, with health insurance and a clean criminal record.
By Mark Puttkammer, Managing Director
Legal
Updated 2026-07-26
Inheritance and Thai Property: The Foreign Owner Position
Thai property held by a foreigner passes on death under the law of the owner nationality, not automatically under Thai law, under the Thai Conflict of Laws Act as of Q3 2026. A freehold condominium in a foreign name is inherited through the Land Department. A company held villa passes by share inheritance. A leasehold passes for the remaining term only. A Thai will and a home country will covering the Thai asset are both needed, and they must not conflict.
By Mark Puttkammer, Managing Director
Tax guides
Tax
Updated 2026-07-26
Thailand Property Transfer Taxes and Fees (2026)
Land Department charges on a transfer, as of Q3 2026, are the 2 percent transfer fee, 3.3 percent specific business tax or 0.5 percent stamp duty, and withholding tax, calculated on the appraised value. Appraised value is typically 60 to 80 percent of the transaction price. A lawyer's fee is separate. Most lawyers work to a flat rate of 50,000 to 100,000 THB.
By Mark Puttkammer, Managing Director
Tax
Updated 2026-07-26
Foreign Currency Transfer for Thailand Property Purchase
A foreign individual buying freehold Thai property in their own name must remit the funds into Thailand in foreign currency, and the receiving bank issues a Foreign Exchange Transaction (FET) form that is required at the Land Department at transfer and again to repatriate the sale proceeds. The Bank of Thailand sets the rules and the reporting threshold at 50,000 USD or equivalent as of Q3 2026. There is no tax on the inbound transfer itself.
By Nada Ehgartner, International Sales Agent
Practical guides
Practical
Updated 2026-07-26
Thailand Property Due Diligence Checklist
A Thai property due diligence checklist runs 24 line items across title verification, encumbrances and mortgage release, construction permit, setback, easement, corporate seller standing, hoa or juristic person financials, tax arrears, and utility verification. A complete due diligence takes 7 to 14 working days with a Thai-qualified lawyer and costs 50,000 to 150,000 THB depending on transaction size, as of Q3 2026.
By Mark Puttkammer, Managing Director
Practical
Updated 2026-07-26
The Thailand Property Transfer Process at the Land Office
A Thai property transfer happens at the local Land Department in a single visit of approximately 3 to 5 hours, with the buyer, seller, their lawyers, and the property documents physically present. Total transfer fee at the counter is approximately 6.3 percent of the appraised value as of Q3 2026. A cellular property transfer fund flow is arranged in advance by the buyer's bank on the transfer day.
By Mark Puttkammer, Managing Director
Practical
Updated 2026-07-26
The Real Running Costs of a Pool Villa in Hua Hin
A line-by-line running cost budget for a 4 bedroom pool villa in Hua Hin in 2026. Pool, garden, utilities, common area fee, preventative maintenance, and insurance.
By Mark Puttkammer, Managing Director
Practical
Updated 2026-07-26
Property Scams in Thailand and How to Avoid Them
The five most common Thailand property scams as of Q3 2026 are the duplicate sale of a unit already under contract, the leasehold marketed as freehold, the nominee shareholder company, the off-plan escrow diversion, and the title-deed encumbrance concealment. Each is avoidable with a Thai-qualified lawyer, an in-person Land Department title check, a registered escrow account, and independent due diligence. Every scam on this list has a specific counter.
By Mark Puttkammer, Managing Director
Practical
Updated 2026-07-26
Building a House in Hua Hin: The Process and the Cost in 2026
Building a house in Hua Hin from a titled Chanote plot to handover takes 10 to 18 months. The process runs plot title check, architect and construction permit at the OrBorTor, foundation and structure, roof and waterproofing, MEP fit out, and the final habitation certificate.
By Mark Puttkammer, Managing Director