Step 1 · Eligibility

Foreign quota and what 49% really means.

Every Thai condo is capped at 49% foreign-owned floor area. Inside that 49%, foreigners own freehold with full title rights. Outside it, you cannot legally buy. Always confirm the unit is foreign-quota before signing anything. Prime Sukhumvit and Sathorn buildings fill quota fastest.

Step 2 · Funds inbound

The FET certificate is non-negotiable.

Wire your purchase funds in foreign currency from your home bank to the receiving Thai bank. The receiving bank issues a Foreign Exchange Transaction (FET) certificate · this is your repatriation passport. Without it, you cannot legally wire proceeds out at exit. Get the certificate at deposit time, file it, and never lose it.

Step 3 · Choose inventory type

Off-plan, new-build, or resale.

· Off-plan · phasing payments over 18 to 36 months, capital gains pre-completion potential, foreign-quota access at launch pricing. Higher developer-selection risk.
· New-build · move-in ready or recently completed, no construction risk, foreign quota typically partially filled, mid-priced.
· Resale · 6+ years old, in-place leases possible, day-one yield, deeper price discovery, narrower foreign-quota windows.

Step 4 · Underwrite the unit

Yield, appreciation, TCO. Not just price.

Bangkok prime condos deliver 5 to 7% net rental yield and 5 to 8% expected annual appreciation. We underwrite every unit on a 10-year basis · operating costs (juristic fees, taxes, management), occupancy assumptions, and exit transaction costs all baked in. Headline price is not yield.

Step 5 · Closing

Title transfer at the Land Department.

You (or your appointed lawyer) attend the Land Department transfer with the seller. The chanote (title deed) is amended to your name and registered. Transfer fees and specific business tax split between buyer and seller per the contract. Same-day completion · you walk out with the title.

Step 6 · Operate

Lease, manage, collect yield.

Rental management firms (us included) handle tenant sourcing, leases, collections, maintenance for 8 to 12% of gross rent. Income tax declared in Thailand at 5 to 15% effective. Treaty-credited against home-country liability.

Step 7 · Exit

Sell, present FET, repatriate.

When you sell, you (or your buyer) pay specific business tax + 0.5% stamp duty + transfer fees. Net proceeds wire out using the original FET certificate as repatriation authorisation. Capital gain taxed in Thailand under most treaties. Hold for any duration · no Thai capital gains carve-out for foreigners specifically.

What stops most foreign buyers

Selection, not the system.

The legal framework is solid. The mistakes we see foreign buyers make are almost all selection mistakes · wrong building, wrong developer, wrong area, wrong unit type for their actual stay pattern. The system is not the risk. Picking well is.

That is what we do. We underwrite the unit, the developer, and the building before we shortlist. Tell us your situation and we send the model.

How we work

Two service tracks. Pick the one that fits your situation.

Track 1 · new build and off-plan

Free for you

You buy at developer pricing · we wrap the operations stack around it.

Same headline unit price as any other channel. Khorna earns from the developer side, then sponsors a complete onboarding-to-rental pipeline so your unit is generating yield from day one · without the typical setup costs and friction.

· Developer-direct access · Alexandre's relationships earn launch / phase-1 pricing and foreign-quota allocations not on the public list. This is the access the verdict system measures.
· Free full due diligence · developer financials, title, foreign-quota verification, juristic-person condition, building aging trajectory, our 12-question vetting checklist · all done before you sign.
· 6 months free Maison Siam management · Khorna sponsors your first 6 months of full-service rental ops via Maison Siam (20% condo / 25% house tier value). Yield starts immediately, zero setup-to-cash drag. After 6 months, standard Maison Siam fees apply if you keep us on.
· Interior design + furnishing included · for empty-handover units, Maison Siam Cat-4 setup (THB 65K+ value) sponsored by Khorna · curated furniture pack built for your target rental tenant pool. Goods at cost, no markup, full receipts. Unit rental-ready at handover.

Track 2 · resale property hunter (turnkey or refurb)

3% commission

You hire us as your property hunter (chasseur immobilier) for Bangkok resale · turnkey or with full refurb.

For investors and personal residences. We act on your side of the table · negotiate price, stress-test the unit, run the due diligence, close on your behalf. 3% on the transaction value.

· Proprietary off-market sourcing · our tech surfaces deals before they hit DDproperty, FazWaz, or LivingInsider. Owner-direct supply nobody else has access to.
· Negotiation on your side · most Bangkok brokers work for the seller. We work for you · leveraged price discovery, not lipstick.
· Same due-diligence stack · juristic, sinking fund, building aging, owner-occupier ratio, in-place lease verification. The 12-question checklist applied to resales.
· Optional refurb mode · for older prime-area buildings with 50-100% more space than new builds, we run the complete redesign + refurbishment + refurnishing through Maison Siam · architecture-grade design, vetted contractors, proprietary product-sourcing tech (15-35% off retail on furniture). End-to-end. see the space play.
· Optional Maison Siam ops hand-off · post-close, rental management at standard tiers (15% / 20% / 25%). No 6mo sponsorship on resale (developer-funded incentive is new-investment only). full terms.

Most Bangkok agencies operate on the seller side and disappear at handover. We built Khorna on the other side · buyer-aligned, ops-coordinated, off-market access. Maison Siam handles everything after the keys land in your hand · transparent fees, no hidden retainers.

Talk to us

Want the buyer's playbook + our shortlist?

Five projects fitting your budget and stay pattern. Foreign-quota verified. FET checklist and the underwriting model included.

khorna.

Buy a condo · Bangkok

Buy a condo in Bangkok.

Foreigners can own Bangkok condominium units freehold, in their own name, with the same chanote title Thai nationals get. The legal framework has been operating continuously since 1979. Here is the end-to-end playbook · what to do, in order.