Pattaya
Property Lawyer in Pattaya for Foreigners — Condominiums, 30-Year Leases, Villas, Due Diligence
Foreigners can own freehold condominiums in Thailand (subject to the 49% per-building foreign quota), can hold a 30-year registered lease on land or villas, and can hold land via a properly structured Thai company — but each route has trade-offs that need to be explained before any deposit is paid. We act for foreign buyers across the full transaction: title search, off-plan contract review, escrow and deposit safeguards, transfer at the Land Office, and the post-completion paperwork (FET, tax, foreign-quota letter).
Scope of property lawyer for foreigners work in Pattaya
- Condominium freehold — foreign quota verification, FET (Foreign Exchange Transaction) compliance
- 30-year registered leases on land or houses, with renewal option drafting
- Villa purchase via lease + corporate ownership — risk-mapped structuring
- Title due diligence — Chanote/NS3K/NS3 verification, encumbrance check, boundary survey
- Sale-and-purchase agreement review and negotiation
- Off-plan project review — developer financial health, escrow protections, completion guarantees
- Land Office transfer attendance and FET letter preparation
Process
- 1Initial consultation — confirm ownership route fits your visa, tax, and exit plans
- 2Title search and physical site verification (we visit, not just photos)
- 3Contract review and negotiation — deposit safeguards, completion conditions, penalties
- 4FET coordination with your bank if buying a condo (funds must arrive as foreign currency)
- 5Land Office attendance on transfer day — translation, signing, tax payment
- 6Post-transfer: foreign-quota letter, household registration, ongoing common-area fees setup
Documents to prepare
- •Passport (signed pages + valid visa pages)
- •Existing title deed and any prior sale-purchase contract
- •Seller's ID and household registration (we collect on your behalf)
- •Proof of funds and FET-eligible bank transfer slips (for condo purchases)
- •Power of attorney if you can't attend the transfer in person
Courts we appear at in Pattaya
- •Pattaya Provincial Court
Pattaya, Chonburi, Rayong, and Chachoengsao
Contact our Pattaya attorneys
We serve clients across Thailand. Initial consultation.
Frequently asked questions — property lawyer for foreigners in Pattaya
3 questions answered
It's a hard statutory limit, enforced at the Land Office. If the foreign quota is already full, you cannot register a foreign freehold — you'd take a long lease instead (often 30 years + renewal, structured at the same building). Always verify the foreign quota status with a current letter from the juristic person before paying any deposit. Buying without this letter is the most common foreign-buyer mistake we see.