New rules for buying property in Thailand 2025: what has changed for foreigners?

Every year, rumors circulate among foreign investors that Thailand will finally allow land purchases or simplify property ownership rules. However, laws change gradually, and in 2025 key restrictions remain, though there are new nuances investors should be aware of before buying.

In this article, we will discuss:

• Can foreigners buy land in Thailand in 2025? (spoiler: no, but there are loopholes).

• New taxes and inspections – what has changed for buyers?

• DTV Visa (5 years for €1000) – how does it help investors?

• Is it worth investing in Phuket real estate now?

1. Can foreigners buy land in Thailand in 2025?

Short answer: No, directly – still impossible.

According to Thai laws, land can only be owned by Thai citizens or companies with Thai majority ownership (51% or more). However, foreigners can own houses and buildings, but not the land beneath them.

What are the legal ways to own property?

✅ Option 1: Long-term land lease (Leasehold, 30+30+30 years)

• The most popular way.
• You can lease land for 30 years with an option to extend for another 60.
• Important: The contract must be properly drawn up, otherwise, an extension is not guaranteed.

✅ Option 2: Purchase through a Thai company (but with risks)

• This used to be a popular method, but as of 2025, checks have intensified.
• If the company was created solely for owning real estate, it could be classified as a shell company and forced to sell the land.
• Advice: If using this option, the company should have a genuine business (hotel, restaurant, consulting).

✅ Option 3: Condominiums (apartments) – 100% ownership for foreigners

• In apartment buildings, foreigners can own 100% of an apartment, but no more than 49% of all units in the building may be sold to foreigners in full ownership.
• The safest investment option.

Conclusion: Direct land purchase remains prohibited, but leasing and condos remain the best alternatives.

2. New taxes and inspections in 2025

In 2025, Thai authorities tightened control over real estate transactions. Here are the main changes:

🔹 Property tax for foreigners

• Previously, the tax was paid only upon sale; now it is an annual fee (0.3–1% of cadastral value).
• For leased land, the tax is paid by the owner, but this may affect your rental rate.

🔹 Checks on sources of income

• Banks now more frequently require proof of funds' origins (especially for overseas transfers).
• Advice: When buying real estate, prepare bank statements and income documents in advance.

🔹 Luxury tax (for expensive properties)

Since 2025, an additional tax of 2–5% applies to properties valued above 10 million baht (~€250,000).

3. DTV Visa (5 years for €1000) – how does it help investors?

Since 2024, Thailand introduced the Digital Nomad Visa (DTV), ideal for real estate investors.

🔹 Conditions of DTV in 2025:

• Duration: 5 years (renewable).

• Cost: ~€1000 (depending on the agent).

• Requirements:

  • Proof of income €80,000+ in the account or €40,000+/year.

  • Medical insurance.

🔹 How does DTV benefit property owners?

• No need to exit every 90 days (unlike with a tourist visa).

• Can officially lease or manage your property.

• Children can attend Thai schools (important for families).

Important: DTV does not grant the right to work in Thailand, but it is excellent for rentiers and investors.

4. Is it worth buying property in Phuket in 2025?

Pros:

✔ Stable rental income (12% during peak season – December-March).

✔ Price growth – housing demand is rising, especially in premium areas (Bang Tao, Kata).

✔ Year-round climate – rainy season barely affects tourism.

✔ Developed infrastructure for families (international schools, hospitals).

Cons:

❌ Expensive for families (schools from €10,000/year, kindergartens from €1000/month).

❌ Increased taxes (new fees for foreigners).

❌ Land ownership restrictions (only lease or condos).

Conclusion: What should an investor do in 2025?

1. If you want a safe option, buy a condo (apartment) in your name.

2. If land is needed, choose a long-term lease of 30+30 years.

3. Get the DTV visa to stay in Thailand without unnecessary exits.

4. Consider new taxes – calculate investment profitability in advance.

Phuket remains one of the best locations for living and investment, but the rules are changing – it’s crucial to act wisely!

💡 Need help buying property in Phuket? RestProperty specializes in legally secure transactions for foreigners. Contact us – we’ll help!