{"id":11087,"date":"2026-06-22T18:02:27","date_gmt":"2026-06-22T15:02:27","guid":{"rendered":"https:\/\/thaicost.com\/?p=11087"},"modified":"2026-07-02T10:57:57","modified_gmt":"2026-07-02T07:57:57","slug":"foreign-quota-in-thailand","status":"publish","type":"post","link":"https:\/\/thaicost.com\/en\/all\/foreign-quota-in-thailand\/","title":{"rendered":"Foreign Quota in Thailand"},"content":{"rendered":"

One of the first questions a foreigner faces when choosing an apartment in Thailand is: \u201cCan I register this apartment in my name?\u201d The answer depends not on the price of the unit, not on the floor, and not on the neighborhood\u2014but on whether there is an available foreign quota<\/strong>.<\/p>\n\n\n\n

Thailand allows foreign nationals to fully own a condominium unit\u2014with title registered with the Land Department. However, this right is limited by law: collectively, foreigners may not own more than 49% of the total area of all units in a specific building. Any portion exceeding this limit falls under the Thai quota and is not available for registration as freehold property in a foreigner\u2019s name.<\/p>\n\n\n\n\n\n\n

In practice, this means that two buyers may simultaneously be selecting apartments in the same building, viewing similar units, and receiving similar offers\u2014yet only one will be able to register the property in their name as a freehold; while the other will have to consider a different unit, a leasehold, or other options that require a separate legal review.<\/p>\n\n\n\n

That is exactly why the quota status needs to be checked Before making a deposit<\/strong>, rather than after selecting an apartment. A mistake at this stage can be costly: the advance payment may be non-refundable, and it is not possible to transfer a unit from the Thai quota to the foreign quota at the buyer\u2019s request\u2014registration in a foreigner\u2019s name is possible only if there is an available foreign quota and the Land Department\u2019s requirements are met at the time of the transaction.<\/p>\n\n\n\n

This article provides a practical breakdown of how the foreign ownership quota works, how to check its availability, what to do if the quota is full, and how all of this affects your choice of property in Pattaya, Phuket, Koh Samui, or Bangkok.<\/p>\n\n\n\n

\"Foreign<\/figure>\n\n\n\n
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What Is the Foreign Quota?<\/h2>\n\n\n\n

The foreign quota is the portion of the total area of a registered condominium within which foreign citizens and foreign legal entities that meet the requirements of the Condominium Act may register ownership of a unit. Specifically, this refers to freehold ownership<\/strong> \u2014 a right registered in the state registry, with a title deed (condominium unit title deed) issued in the buyer\u2019s name upon successful registration.<\/p>\n\n\n\n

It\u2019s important to clear up one common misconception right away: a \u201cforeign quota\u201d apartment is not a separate \u201ctype\u201d of apartment based on floor plan, finishes, or location. It is the legal status of a specific unit in a specific building. Two identical apartments on the same floor may differ only in this respect: one is registered to a foreigner, and the other is not.<\/p>\n\n\n\n

This rule applies exclusively to condominiums registered under Thai law\u2014the Condominium Act B.E. 2522 (as amended). The property must have the status of a registered condominium. Villas, townhouses, and aparthotels without condominium status are not subject to this rule\u2014they are governed by their own legal framework.<\/p>\n\n\n\n

The foreign quota does not refer to a separate, privileged segment.<\/strong> Sellers sometimes market \u201capartments under the foreign quota\u201d as something special, but in essence, they are simply units for which there is still available capacity under the foreign registration quota. The legal status of the quota does not affect the building\u2019s finishes, view, floor level, or infrastructure.<\/p>\n\n\n\n

In the primary market, the developer often determines in advance which units will be sold under the foreign quota. In the secondary market, you need to look at the specific unit: was it purchased by a foreigner, what is the current remaining quota for the building, and has the title been registered correctly?<\/p>\n\n\n\n

A foreigner's right to own a unit in a condominium is governed by Condominium Act B.E. 2522, as amended by Amendment No. 4 B.E. 2551<\/a>: Section 19 sets forth the conditions for foreign buyers, while Section 19 bis establishes a general limit on foreign ownership\u2014no more than 49% of the total area of all units in the condominium.<\/p>\n\n\n\n

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How Rule 49% Works<\/h2>\n\n\n\n
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49% is calculated based on floor area, not the number of apartments.<\/strong> This is a key point that is often misunderstood.<\/p>\n<\/blockquote>\n\n\n\n

The law stipulates that the total area of units owned by foreigners may not exceed 49% of the total area of all units in the condominium. The remaining share must be held by owners who, under Thai law, are not classified as foreigners or foreign legal entities.<\/p>\n\n\n\n

Why is this important? Because apartments in the same building can vary significantly in size. A single large penthouse with an area of 300 m\u00b2 \u201ctakes up\u201d as much of the quota as approximately 8\u201310 standard studio apartments. Formally, the number of apartments in the foreign quota may be less than 49%, but in terms of square meters, the quota will already be exhausted\u2014or vice versa. <\/p>\n\n\n\n

\"Foreign<\/figure>\n\n\n\n

Sample calculation:<\/strong><\/p>\n\n\n\n

Let's say a condominium consists of 200 units with a total area of 10,000 m\u00b2.<\/p>\n\n\n\n