Buying Property in Chiang Mai: A Complete Guide

Short answer: Foreigners can own a Chiang Mai condo unit freehold as long as foreign ownership in that building stays within the 49% floor-area quota (unchanged in 2026). Foreigners cannot own land, so houses sit on a registered 30-year lease. Get the title deed, the building's foreign-quota letter, and the sale contract checked in writing before you pay a deposit.

What can foreigners own — and what to avoid in 2026

• Condominiums — freehold: held in your own name within the 49% foreign quota. Ask the juristic person for a written quota certificate confirming room for your unit.
• Houses and land — leasehold: the lawful route is a registered lease, capped at 30 years. Note the Supreme Court in March 2025 rejected pre-agreed "30+30+30" auto-renewal structures, so treat any promised renewal as a hope, not a guarantee.
• Company structures — high risk now: using a Thai company purely to hold land for a foreigner is a nominee arrangement. A 2025–26 crackdown flagged 46,000+ nominee companies with active prosecutions; do not use this route without independent legal advice.

Which title deed is safest?

A Chanote (Nor Sor 4 Jor) is the strongest, GPS-surveyed freehold deed — insist on it where possible. Nor Sor 3 Gor is a lesser confirmed-boundary document; anything weaker (Sor Kor 1, possessory claims) needs extra caution and legal review.

The buying process, step by step

1. Budget and area. Add ~4–6% for fees/taxes on top of the price.
2. View and shortlist the exact unit, floor and orientation.
3. Due diligence: verify the deed at the Land Office, check for mortgages/liens, unpaid common-area fees, and (condos) the foreign-quota letter.
4. Reserve and sign a contract; pay the reservation deposit.
5. Remit funds from abroad in foreign currency and get the Foreign Exchange Transaction (FET) form from the receiving Thai bank — required for amounts around USD 50,000+ and essential to repatriate money when you sell.
6. Transfer at the Land Office; settle the balance.
7. Pay taxes and fees and collect the updated deed.

Costs and taxes — a worked example

On a ฿3,000,000 condo, budget roughly: transfer fee 2% (฿60,000, usually split 50/50, so ~฿30,000 each — negotiable); the seller pays either specific business tax 3.3% (if they owned under 5 years) or stamp duty 0.5%, plus withholding tax. The 0.01% reduced transfer fee announced for 2025/26 applies to Thai nationals only (caps ~฿3M condos), so foreign buyers plan for the full 2%. Confirm current rates with the Land Department (dol.go.th) and Revenue Department (rd.go.th).

Buying does not give you a visa

Ownership and immigration are separate. Common long-stay routes in 2026: the DTV (proof of ~฿500,000, 5-year multi-entry, 180 days per entry), the retirement visa (฿800,000 deposit or ฿65,000/month income, age 50+), and the 10-year LTR. Check the Thai e-Visa portal and BOI LTR.

Checklist before you pay a deposit

• Deed is a Chanote and the seller is the registered owner.
• No mortgage, lien or unpaid CAM/sinking-fund on the unit.
• Condo: written foreign-quota certificate with room for your unit.
• Off-plan: developer track record, construction permit and EIA status.
• An independent lawyer has reviewed the contract and deposit terms.

Ready? Browse homes for sale or ask KESORN for a title and quota check.

Frequently asked questions

Can a foreigner buy a house in Chiang Mai in 2026?

Not the land in their own name. Use a registered 30-year lease or buy a condo. Company nominee structures are actively being prosecuted — take legal advice first.

How much are the total buying costs?

Typically around 2.5–6% of the appraised value in fees and taxes, split between buyer and seller by negotiation, on top of the price.

Do I need a lawyer?

Yes — for title verification, the quota letter, and to protect your deposit, especially on off-plan and leasehold deals.

General information only, last reviewed July 2026 — not legal or tax advice. Laws, taxes and quotas change. Consult a licensed Thai lawyer and verify current rules with official sources before committing.