Thailand · THA · snapshot 2026-10-06
Thailand
Measured
Currency movement
+1.8%
The local currency bought fewer euros at the end of this window than at the start — a cheaper entry for a euro-denominated buyer, and a worse exit for anyone already holding the asset.
What it does not show. It is not a forecast and not a property return. A currency move and a price move are different facts and routinely point opposite ways; nothing here says which way either is going next.
Foreign-buyer rules
12 of 12 published rules apply
These are the restrictions a foreign buyer meets before price is even discussed — approval regimes, surcharges, ownership limits.
What it does not show. It is not a completeness claim. A rule we have not read is not a rule that does not exist, and this row counts what is cited, not what is in force.
Cost of money
1%
The price of money to banks in this jurisdiction, which sets the floor everything else is priced from.
What it does not show. It is emphatically not a mortgage quote. What a non-resident is offered is a different number, usually much higher, and the gap between them is where a market's financing story actually lives.
Supply against absorption
Licence unconfirmed
Only one national statistics agency has been read and cleared for publication so far. For every other market the data exists and the permission to republish it does not.
Residential price cycle
Not measured
Thailand is not an area in the OECD analytical house prices dataflow.
Valuation against its own history
Not measured
Thailand is not an area in the OECD analytical house prices dataflow.
On the market now
Not measured
No listings platform has been read for this market. The one platform this site can read covers Russian cities only, and inventing a count for anywhere else would be worse than an empty row.
No dossier has been written for this market yet. What follows is the measured layers and the rules, each with its source — not an argument about whether to be here. A market reaches this page as soon as two layers can be cited, because an unwritten thesis is a reason to publish less, not a reason to publish nothing.
The series behind those figures, and the workings
Currency
+1.8%
Twelve-month move in THB per euro, 37.5485 in 2025-09 to 38.2395 in 2026-09. Positive means the local currency weakened. Source: European Central Bank monthly reference averages.
37.8360
Latest daily fixing, THB per euro on 2026-10-06. Shown because it is what a reader would see if they went and looked; the window above uses monthly averages, which one volatile day cannot move.
Against other base currencies
A market is cheap or dear relative to the capital entering it, so the same twelve months read differently depending on what the buyer holds. Both legs are quoted per euro, so the euro cancels and no third source is involved.
| Buyer holds | THB per unit, 2025-09 | THB per unit, 2026-09 | Twelve-month move |
|---|---|---|---|
| US dollar (USD) | 32.0046 | 33.2136 | +3.8% |
| Pound sterling (GBP) | 43.2116 | 44.5617 | +3.1% |
| Swiss franc (CHF) | 40.1606 | 40.5515 | +1.0% |
| Singapore dollar (SGD) | 24.9070 | 26.0988 | +4.8% |
| Australian dollar (AUD) | 21.1007 | 23.6545 | +12.1% |
Cost of money
1%
Central bank policy rate, 2026-08. Source: Bank for International Settlements.
This is the price of money to banks, not the price of money to a non-resident buying a building. The gap between those two is where a market’s financing story actually lives, and it is not in this number. A mortgage quote for a foreign buyer depends on the lender, the asset and the borrower, and no public dataset carries it.
BIS terms permit this figure on a free page and state that nothing in their statistics constitutes investment advice. They also allow inclusion in a commercial product only where it adds no charge, so this series is published here and is not priced into any paid work.
Background
Annual national statistics from the World Bank, under a licence that permits reuse with attribution. They describe the country; they do not time an entry, and they are not counted as measurements of this market — otherwise every territory on earth would claim to be measured on the strength of one dataset.
| Indicator | Value | Year |
|---|---|---|
| GDP per capita | 8,057 US$ | 2025 |
| Consumer price inflation | -0.1 % | 2025 |
| Population | 71,619,863 | 2025 |
| Urban population | 62.8 % of total | 2025 |
| Official exchange rate | 32.8828 per US$ | 2025 |
What the rules do to a foreign buyer
Each entry cites the instrument and the authority page it was read from, with the date it was retrieved. Facts of law change; the retrieval date is how you know how old this reading is.
| Topic | How it fails you | In force | When it bites | Applies to | What applies | Instrument | Read on |
|---|---|---|---|---|---|---|---|
| Condominium quota for foreign buyers | A cap that can be fullMoney does not open it | In forceNot stated by the source | On the way in | Residential onlyYour passport | Foreign ownership in a condominium is capped at 49% of the aggregate floor area of all units in the building. Once that quota is full, a foreign buyer cannot acquire another unit under this route. Building-specific remaining capacity is not established here. | Condominium Act B.E. 2522 (1979), as amended | 2026-08-10 |
| Land is a different question | Not allowedMoney does not open itThe transaction never happened | In forceNot stated by the source | On the way in | Land onlyYour passport | The 49% route applies to condominium units. It is not a route to land: foreign freehold ownership of land is not generally available, which is why structures involving Thai companies or long leases are common, and why the ownership question in Thailand is structural before it is financial. | Condominium Act B.E. 2522 (1979); Land Code | 2026-08-10 |
| Annual land and building tax on a condominium unit | It costs | In forcefrom 2020-01-01 | While you hold it | All propertyEveryone | The person owning land, a building or a condominium unit on 1 January owes that year's local land and building tax on its official assessed value. For a residence, an individual who occupies the property and is listed in its house register on 1 January can exempt the first THB 50 million of qualifying land-and-building value, or THB 10 million for a building without land. Whether a foreign owner qualifies for that register-based relief, whether a let unit is residential for this tax, and any 2026 reduction or local rate increase are not established. | Land and Building Tax Act B.E. 2562. | 2026-09-28 |
| Thai rental income of a non-resident individual | It costs | In forceNot stated by the source | While you hold it | All propertyWhere you liveLet to a tenant | A non-resident individual owes Thai income tax on rent from property situated in Thailand, including land and buildings. Final liability is assessed on net income at progressive rates; withholding is a credit rather than an established final tax. Whether a return is required and the current progressive schedule and treaty effects were not established from the statutory schedule. | Revenue Code, sections 40–60. | 2026-09-28 |
| Stamp duty on a building lease | It costs | In forceNot stated by the source | While you hold it | All propertyEveryoneLet to a tenant | The lessor owes stamp duty of THB 1 for each THB 1,000 of rent over the full term of a lease of land, a building or another construction. Whether any exemption applies to a particular lease was not established. | Revenue Code, Stamp Duty Schedule item 1. | 2026-09-28 |
| Income tax withheld when an individual sells a unit | It costsFalls on the other side of the deal | In forceNot stated by the source | On the way out | All propertyEveryone | On an individual's sale of immovable property, including land or a building, the buyer withholds the seller's income tax at registration using the official appraisal. The statutory calculation deducts expenses, annualises the remainder over at most ten years, applies progressive rates, then multiplies by years held. Property acquired by inheritance or gift instead uses a 50% deduction. A transfer to an heir by inheritance is outside the Revenue Code's sale definition. The current progressive schedule was not established from its statutory schedule. | Revenue Code, sections 40–52. | 2026-09-28 |
| Stamp duty when a property sale is outside specific business tax | It costs | In forceNot stated by the source | On the way out | All propertyEveryone | The seller, as issuer of a registered immovable-property-transfer receipt, owes stamp duty of THB 1 per THB 200, or 0.5%, if the receipt is not subject to specific business tax. The two charges do not apply together. The effective date of the current item 28 rate was not established. | Revenue Code, Stamp Duty Schedule item 28(b). | 2026-09-28 |
| Succession by a foreign heir eligible under section 19 | Something must be filedThe property goes to the state | In forceNot stated by the source | When it passes on | Residential onlyYour passport | A foreign heir qualifying under section 19 may retain an inherited unit within the building's 49% foreign floor-area quota. If the inheritance exceeds that quota, the excess unit must be sold within one year; the heir must notify the official in writing within 60 days, and the Director-General can order a sale if the deadline passes. Whether inheritance requires the remittance evidence used for a purchase under section 19 ter(5) is not established. | Condominium Act B.E. 2522, as amended by Acts No. 2 B.E. 2534 and No. 4 B.E. 2551. | 2026-09-28 |
| Inherited unit must be sold by an ineligible foreign heir | Something must be filedThe property goes to the state | In forcefrom 1991-10-01 | When it passes on | Residential onlyYour passport | A foreign heir outside section 19 must notify the official within 60 days of acquiring the unit and sell it within one year of acquiring ownership. If the deadline passes, the Director-General may sell it; failure to notify can also attract the section 66 fine. How estate administration affects the acquisition date is not established. | Condominium Act B.E. 2522, section 19 septem, added by Act No. 2 B.E. 2534. | 2026-09-28 |
| Inheritance tax on a Thai condominium unit | It costs | In forceNot stated by the source | When it passes on | All propertyEveryone | A non-Thai heir is taxed on Thai-situated inherited immovable property, including land and buildings, to the extent the net inheritance from one deceased person exceeds THB 100 million. The tax is 10% of the excess, or 5% for an ascendant or descendant; a deceased person's spouse is exempt. Immovable property uses its official registration appraisal, and a liable heir files within 150 days. Whether the THB 100 million threshold has been revised under the Act's periodic review is not established; the Act's exact commencement day is also not independently established. | Inheritance Tax Act B.E. 2558. | 2026-09-28 |
| Residential land and building tax rate bands | It costs | In forcefrom 2022-01-01 | While you hold it | Residential onlyEveryone | For residential use from tax year 2022, the land and building tax decree sets value bands from 0.02% to 0.1%. Which band applies to a foreign owner, whether a let unit is residential, and any 2026 reduction or local increase are not established. | Royal Decree Prescribing Land and Building Tax Rates B.E. 2564. | 2026-09-28 |
| Payer withholding on rent to a non-resident | It costsFalls on the other side of the deal | In forceNot stated by the source | While you hold it | Residential onlyWhere you liveLet to a tenant | The payer of rent to a non-resident individual must withhold 15% and remit it within seven days; failure to withhold can make the payer jointly liable. Whether an individual tenant withholds in practice is not established. | Revenue Code, sections 50–54. | 2026-09-28 |
Rules we know of and have not established
These are not entries in the ledger above and carry no coverage. Each names a rule that bears on a foreign purchase here and says what has not been settled about it. Treat this page as silent on them — not as saying they do not apply.
Specific business tax on a sale within five years — not established
Whether Royal Decree No. 342's five-year specific-business-tax category still applies to sales of immovable property, including land and buildings, must be established from a current official text. Its exceptions, including any relief tied to a seller's residence and house-register entry, and their availability to foreign sellers also need verification. These questions determine whether a sale may face specific business tax rather than stamp duty.
Ceiling on condominium transfer registration fee — not established
The applicable ceiling and current fee for registering a condominium transfer with a capital value need to be established from the governing schedule and ministerial regulation, including any temporary 2026 reduction. Which contracting party bears the fee also needs confirmation from the transaction terms or applicable rule. Until the amount and payer are established, this entry cannot support a directional cost projection.
Condominium Act B.E. 2522, section 5 and fee schedule item (7)(a).
What is missing, and why
valuation — Source does not cover this market
The dataset simply does not include this territory. Absent, not zero.
Thailand is not an area in the OECD analytical house prices dataflow.
What supports this, what would make it wrong, and how it could go
Record
| Why this market is on the list | Recorded in ADR-0003 §5 as a second destination module. Added here because its foreign-ownership rule is a hard quota rather than a tax, which changes what a buyer can do rather than what it costs them. |
|---|---|
| Dossier | None written. Layers and rules only, which is why this market reads as “Measured” rather than reviewed. |
| Next review | 2026-11-10 |
| Evidence snapshot | 2026-10-06 |