Foreign Quota vs. Thai Quota in Pattaya: What the Foreign Ownership Share Really Costs

It is one of the first questions DACH buyers ask me: "Do I actually pay more than a Thai as a foreigner in Pattaya?" The honest answer is: sometimes yes, sometimes not at all, and when yes, usually less than expected. In this article I show you the real price difference with figures from the price lists we hold as a sales partner — not guesswork.

Foreign Quota and Thai Quota, briefly explained

In Thailand, foreigners may purchase condominiums under full ownership (freehold), but only within a limit: the Condominium Act allows up to 49% of a building's total floor area to be owned by foreigners under freehold. These 49% are called the foreign quota. The remaining 51% (Thai quota) are reserved for Thai nationals or Thai companies. You can read more in my article Foreign Quota, Freehold and Leasehold explained clearly.

Because the foreign quota is limited, scarcity arises in popular projects — and scarcity has a price. That is exactly why the same unit type in the foreign quota can cost a little more than in the Thai quota. How much exactly? Here are the numbers.

The real price difference, with numbers

The overview below compares the foreign quota premium for projects whose official price lists we hold. All figures come from dated developer lists, not from portal estimates. Full price-per-square-metre figures by location are available in the Pattaya Price Index.

Source: Developer price lists 2025 and 2026, analysed by Der Pattaya Makler. Premiums calculated against the median or matched unit pairs, rounded.

The pattern is clear: the premium at most projects sits in a single-digit percentage range. The outlier at the top is a single studio at Grand Solaire Noble at around 12%; the outliers at the bottom are the two Zenith projects, where Thai and foreign quota prices are identical.

Why the premium exists at all

The reason is almost always supply and demand within the quota, not superior construction quality. A developer has only 49% of a building's floor area available for foreign freehold buyers. When overseas demand is high and the quota runs short, the developer raises the price of the remaining foreign quota units. Conversely, when plenty of foreign quota is still available or the developer wants to sell quickly, they deliberately set the foreign price equal to the Thai price — as with Zenith.

This also explains why the premium is not a fixed market value but varies from project to project. It is a signal of how sought-after a project's foreign quota currently is.

What this means for your purchase

• Buying early pays off doubly: At the start of sales, the foreign quota is still open, the premium is low or zero, and you have the full choice of location, floor and view.
• The premium is usually small compared to the security it provides: For roughly 5 to 8% you receive genuine full ownership in your name under foreign freehold — the legally cleanest form available to foreigners.
• If the foreign quota is sold out, alternatives such as leasehold or the company structure exist. Which makes sense in that case is explained in Foreign quota sold out — what options remain.
• Comparing projects is worthwhile: Because the premium is project-specific, a project with a low or zero foreign quota surcharge in the same location can represent better value. Exactly these kinds of comparisons are what I do for my buyers.

Frequently asked questions

Do I always pay more as a foreigner in Pattaya?

No. The foreign quota premium ranges from 0 to around 12% depending on the project. At the Zenith projects, the foreign quota costs exactly the same as the Thai quota; at most others it is roughly 5 to 8% higher.

How high is the foreign quota premium on average?

Among the projects we analysed, the typical premium is in the single-digit percentage range, usually around 5 to 8%. The highest observed value was around 12% for a single studio; the lowest was 0%.

Why does the foreign ownership share cost more at all?

Because only 49% of a building's floor area may be sold under foreign freehold. When demand for this quota is high and supply runs low, the developer prices the remaining foreign quota units higher. The apartments themselves are structurally identical.

Is the premium worth it?

For most foreign buyers, yes. The surcharge of usually 5 to 8% buys you genuine full ownership in your name under foreign freehold — the legally clearest and most easily resaleable form of ownership in Thailand.

What happens when the foreign quota is sold out?

Then leasehold (a long-term right of use) or the Thai company structure remain as options. Both have pros and cons, which I go through openly with you before any purchase decision.

Want to know the foreign quota premium for a specific project you are interested in? I have the current price lists on hand and will calculate it honestly for you. Enquire with no obligation — the consultation is free for buyers.