Frequently Asked Questions
Everything you need to know about
buying a condo in Pattaya
29 questions, answered by Alexander Reifenschneider, your English-speaking real estate agent with 15 years of experience and 8 years based directly in Pattaya.
29questions
7topics
15+years of experience
8years in Pattaya
Last updated: 18 June 2026
01 · Topic
Legal Framework for Foreigners
What can you buy as an international buyer in Thailand?
Can I buy a condo in Thailand as a foreigner?
Yes, foreigners are allowed to acquire condominiums in Thailand as freehold owners. The Condominium Act permits up to 49% of all units in a building to be held in foreign ownership. You receive a full proof of ownership (Chanote/Title Deed) in your name, comparable to an entry in a land registry. Houses and land, on the other hand, generally cannot be owned directly by foreigners. Detailed legal guide →
What is the 49% rule?
Every condominium building in Thailand may sell a maximum of 49% of its total floor area to foreigners (freehold). The remaining 51% must stay in Thai ownership. Alexander Reifenschneider checks the current status of the available foreign quota for every project. Once the quota is exhausted, only leasehold remains, which is not an attractive option for many buyers.
What is an FET certificate (Thor Tor 3)?
The Foreign Exchange Transaction Certificate (FET, also Thor Tor 3) is a document from your Thai bank confirming that the purchase amount was transferred from abroad in foreign currency and exchanged into Thai Baht. It is a mandatory document for registering freehold ownership with the Land Department. Without an FET, there is no freehold registration in your name. Alexander Reifenschneider walks you through the process step by step. The full guide: the ownership transfer at the Land Office in Pattaya.
What is leasehold, and is it safe?
Leasehold means: you lease the land or the unit for 30 years with the option of two renewals (max. 90 years). The leaseholder has extensive usage rights but does not own the land. Leasehold is legal and widely used, but it comes with restrictions on resale, the buyer only takes over the remaining term. Freehold is generally the better choice for foreigners when the foreign quota is still available.
Can foreigners inherit property in Thailand?
Yes, but with restrictions. A foreign heir must sell the condo within 1 year if keeping it would push them over the building's foreign quota. If capacity remains, they may keep ownership. Legally sound estate planning (a will under Thai law) is therefore important. Alexander Reifenschneider can recommend trustworthy lawyers for estate planning.
02 · Topic
The Buying Process Step by Step
From first interest to holding the proof of ownership in your hand
How does buying a condo in Thailand work?
1. Project selection & viewing with Alexander Reifenschneider (free of charge). 2. Reservation: reservation fee of 50,000 to 100,000 THB, contract is signed. 3. Down payment: 20 to 30% of the purchase price within 30 days. 4. Construction phase: further installments according to construction progress as per the payment plan. 5. Final balance: on completion and handover. 6. Registration: at the Land Department, payment of transfer costs, handover of the Chanote. 7. Key handover and move-in. Alexander personally accompanies all 7 steps in English. What the contract must contain is explained in our guide to Pattaya real estate contracts.
How long does the entire buying process take?
For off-plan projects (new builds): from reservation to key handover it takes 2 to 4 years, depending on construction progress. The actual registration at the Land Department then takes only 1 to 3 days. For resale properties: the entire completion is possible in 4 to 8 weeks, provided all documents are in place.
Which documents do I need as a buyer?
You will need: a valid passport (all printed pages), the FET certificate from your Thai bank, bank statements as proof of payment, transfer receipts from abroad (SWIFT confirmation), and, where applicable, a marriage certificate if buying with a partner. Alexander Reifenschneider guides you through the entire document review in English, you receive a personal checklist.
Can I also buy a condo from abroad?
Yes, this is generally possible. For off-plan projects, passport copies and a bank transfer are sufficient. For the final ownership registration, however, you must be present in Thailand in person or with a notarized power of attorney. Alexander Reifenschneider coordinates everything remotely as well, many of his clients sign the reservation during a visit to Pattaya and complete the rest via video call.
03 · Topic
Costs & Fees
What does buying a condo in Pattaya really cost?
What does an agent in Pattaya cost?
For buyers, the advice and brokerage provided by Alexander Reifenschneider is completely free of charge. The agent's commission is paid solely by the developer or seller. You pay not a cent on top of the purchase price, and still receive personal guidance in English throughout the entire process. How independent Pattaya property purchase advice works in practice is described in the buying guide.
What additional purchase costs apply?
Transfer fee: 2% of the official assessed value (usually split 50/50 between buyer and seller). Specific Business Tax (SBT): 3.3% on sales within a 5-year holding period, usually borne by the seller. Stamp duty: 0.5% (as an alternative to SBT for a longer holding period). Withholding Tax: income-dependent, borne by the seller. For new-build projects, many developers cover the transfer fee as a purchase incentive. Detailed cost overview →
What are the Sinking Fund and CAM?
The Sinking Fund is a one-time reserve for major maintenance work (lift replacement, roof repairs). It typically amounts to 600 to 1,000 THB per m² and is payable once at handover. The Common Area Maintenance (CAM) is the monthly building-management fee covering cleaning, security, the pool and common areas, usually 50 to 80 THB/m²/month. For a 35 m² unit, that works out to roughly 1,750 to 2,800 THB/month.
Do I need a lawyer when buying a condo?
When buying directly from the developer (off-plan), a lawyer is not strictly required by law, but is recommended for reviewing the contract. For resale purchases (from private individuals), a lawyer should always be involved for title checks, due diligence and contract security. Alexander Reifenschneider works with a network of trusted English-speaking lawyers in Pattaya.
04 · Topic
Rental Yields & Investment
Pattaya as an investment, what's realistic?
What rental yields are realistic in Pattaya?
Gross yields of 5 to 8% p.a. are realistic for good locations with professional management. Tourism-driven premium areas (Wongamat, Pratumnak) can achieve up to 8 to 10% gross through short-term rentals. After deducting management (10 to 15%), CAM, vacancy and taxes, net yields of 4 to 6% remain, plus long-term capital appreciation. 2026 market analysis →
Can I rent out my condo in Thailand as a foreigner?
Yes, renting out a condo you own is generally permitted. For short-term rentals (less than 30 days, Airbnb-style) you need a Hotel License, or the rental must be handled through the building's management, which holds that license. Many new-build projects in Pattaya offer integrated rental programmes that take care of everything for you.
Which districts are the most worthwhile?
For maximum yield: Wongamat Beach (North Pattaya), high tourist density, premium rents. For capital growth: Pratumnak Hill and Na Jomtien, exclusive and growing strongly thanks to EEC development. For a solid all-round investment: Central Pattaya, always in demand, broad target market, good liquidity. For the most affordable entry: Jomtien, the widest choice and rapidly rising prices. Alexander Reifenschneider analyses your goals and recommends the ideal location for you personally.
05 · Topic
Living in Pattaya
Moving to Thailand, what you need to know
What is life in Pattaya like for international residents?
After Bangkok, Pattaya is Thailand's most international city, with a large expat community. There are English-speaking doctors, international restaurants and bakeries, Western supermarkets, and regular expat meet-ups. The climate is tropically warm (26 to 35°C year-round). The cost of a comfortable lifestyle: from €2,500 to 3,500 / month. The infrastructure is excellent: a motorway to Bangkok (90 minutes) and U-Tapao airport just 30 minutes away.
Which visa do I need?
For retirees: the Non-Immigrant Visa O-A (Retirement Visa) from age 50, renewable annually, with proof of 800,000 THB in the bank or 65,000 THB/month in income. For working professionals: the Thailand Elite Visa (5 to 30 years of premium residency) or the LTR Visa (Long-Term Resident, for high earners/investors). As the owner of a Thai property you don't get an automatic visa benefit, but the Retirement Visa is straightforward for seniors.
06 · Topic
About Alexander Reifenschneider
Your English-speaking expert on the ground
Who is Alexander Reifenschneider?
Alexander Reifenschneider is a Pattaya-based real estate agent with 15 years of experience in the industry and 8 years directly on the ground. He moved here himself, speaks German, English and Thai, and has successfully guided hundreds of international buyers through buying a condo in Pattaya. His advice is free for buyers. More about Alexander →
Why work with Alexander rather than another agent?
Alexander is an expat himself and understands his clients' perspective firsthand. He explains everything clearly, without jargon. He works exclusively with verified developers, inspects projects personally before recommending them, and supports you after the purchase too, with rentals and property management. He is permanently based in Pattaya, no remote agent, no call centre. The 7 most common buyer mistakes →
How can I contact Alexander Reifenschneider?
The easiest way is WhatsApp: +66 95 712 3215, Alexander replies personally, usually within a few hours. Alternatively, email via the contact form on the website. A video call (Zoom, Teams) is also available on request, so you can discuss everything conveniently from home before you travel to Pattaya.
Can I finance the condo purchase?
Thai banks generally do not grant mortgages to foreigners on condos, so most international buyers pay from their own funds. For off-plan new-builds, the payment plan spreads the purchase price over the construction period, a deposit plus instalments, with the largest portion due only on completion.
Does Alexander support me after the purchase too?
Yes. Alexander Reifenschneider supports his clients after the purchase as well: handover inspection with a snagging review, furniture recommendations from local suppliers, rental setup through reliable property-management firms, tax questions and resale. Many of his clients return years later for a second or third investment. Building a long-term relationship matters more to him than a quick deal.
07 · Topic
Buyer Protection & Contracts
What really protects you in Thailand: standard contract, warranty, burden of proof, reservation.
What buyer protection do I have when buying a new-build condo in Thailand?
More than many expect. Since the 2008 amendment, the Thai Condominium Act obliges developers to use a government-prescribed standard sales contract; any clause that puts the buyer in a worse position than that standard is void. On top of that, the Consumer Case Procedure Act (2008) treats buyers as consumers: consumer cases are free of court fees, and for facts within the developer's own sphere (construction, contract drafting) the burden of proof lies with the developer. The supervising authority is the Office of the Consumer Protection Board (OCPB). The condo buying guide walks through the process step by step.
How long is the developer liable for construction defects?
Under the Condominium Act the developer is liable for defects in the load-bearing structure for five years and for other components for two years, counted from registration or handover. A proper handover with a written snagging report is essential: Alexander Reifenschneider attends the inspection in person and his permanent Thai team coordinates the rectification with the developer. See the handover checklist.
Who carries the burden of proof for defects, me or the developer?
In consumer cases, the developer. The Consumer Case Procedure Act of 2008 shifts the burden of proof for facts within the business operator's knowledge (production, workmanship, contract content) to the operator. You document the defect; you do not have to prove its technical cause. Dated photos and a signed handover report are therefore your most important tools.
Is there a right of withdrawal, and is the reservation fee refundable?
There is no statutory cooling-off right comparable to EU distance-selling rules. The reservation fee (usually 50,000 to 200,000 THB) secures the unit and is credited against the purchase price; whether it is refunded on withdrawal depends on the reservation agreement, and in practice it is not. The government standard contract protects you elsewhere: if completion is delayed beyond the agreed date, you may terminate and recover the payments made plus interest. Read both documents before reserving; Alexander explains every clause in English or German.
Do I need a Thai bank account to buy?
No. The purchase price is transferred from abroad directly to the developer's account; the receiving Thai bank issues the FET certificate required for registration as Foreign Freehold. Your own Thai account only becomes useful later, for common fees, electricity and rental income, and can usually be opened after handover with the sales contract or Chanote. Details: transferring money to Thailand.
Is short-term letting via Airbnb legal in Thailand?
Only to a limited extent. Rentals of less than 30 days fall under the Hotel Act and are not permitted without a hotel licence, and most condominium juristic persons additionally prohibit daily rentals in their house rules. Monthly and longer lets are unproblematic and the usual route for owners based in Europe. How remote letting is organised is explained in the guide to renting out from abroad.
Question not covered here?
Alexander Reifenschneider will answer your personal question about buying a condo in Pattaya free of charge and with no obligation, in English, via WhatsApp or video call.
Further reading
Further reading
LegalBuying a condo as a foreigner, the complete legal guideFreehold, the 49% rule, FET certificate, the buying process, all explained.Market analysisPattaya property market 2026, outlookPrices, locations, the EEC effect and the best projects of the year.Guide7 mistakes when buying a condo in PattayaThe most common mistakes, and how to avoid them from the start.ReferenceGlossary: real estate terminologyLeasehold, Freehold, Chanote, FET and more, briefly explained.