Question 1

Can foreigners buy land in Phuket, Thailand?

Accepted Answer

Foreigners cannot directly own land in Thailand. Legal alternatives include freehold condominium ownership (up to 49% foreign quota per building), 30-year registered leasehold agreements, usufruct rights, or ownership through a Thai limited company. Launay Properties advises on the most appropriate structure based on each client's investment objectives and risk tolerance.

Question 2

What is a Chanote title deed in Thailand?

Accepted Answer

A Chanote (Nor Sor 4 Jor) is Thailand's highest form of land title deed, featuring GPS-surveyed boundaries and full legal ownership rights. It is the only title type recommended for luxury property development or foreign investment in Phuket. Lower-grade titles such as Nor Sor 3 Gor carry additional risks and require careful due diligence.

Question 3

What does 30+30+30 leasehold mean in Thailand and is it safe?

Accepted Answer

The 30+30+30 structure refers to a 30-year lease with two pre-agreed 30-year renewals totaling 90 years. Thailand's Supreme Court ruled in March 2025 (Case No. 4655/2566) that pre-agreed renewal structures beyond 30 years are void and unenforceable under Section 540 of the Civil and Commercial Code. Investors should be cautious of any property marketed with this structure, as only the initial 30-year term is legally enforceable.

Question 4

Has Thailand passed the 99-year leasehold law?

Accepted Answer

No. As of early 2026, the proposed 99-year leasehold legislation has not been submitted to Cabinet, let alone passed through Parliament. The bill remains in pre-Cabinet consultation at the Ministry of Interior despite government announcements since June 2024. Thailand has attempted to liberalize foreign property ownership in 2002, 2014, and 2022 with a 0% success rate. Investors should base all decisions on existing legal frameworks.

Question 5

How much does a luxury villa cost in Phuket?

Accepted Answer

Luxury pool villas in Phuket typically range from 12 to 45 million THB (approximately $340,000 to $1.3 million USD) depending on location, size, and specifications. Prime areas like Nai Harn, Bang Tao, Kamala, and Cherng Talay command higher prices. Beachfront and ultra-luxury villas can exceed 100 million THB. Condominiums start from approximately 3-5 million THB for studios.

Question 6

What taxes and fees apply when buying property in Phuket?

Accepted Answer

Property transfer costs in Thailand include a transfer fee of 2% of the government-assessed value, specific business tax of 3.3% (if sold within 5 years of acquisition), or stamp duty of 0.5%, and withholding tax that varies by seller type and holding period. The total buyer-side costs typically range from 1% to 6% depending on how fees are negotiated between buyer and seller.

Question 7

What is the best area to buy property in Phuket?

Accepted Answer

The best area depends on your goals. Nai Harn and Rawai offer excellent value for families and long-term residents. Bang Tao and Cherng Talay are premium areas with international schools and resort infrastructure, commanding prices of 120,000-140,000 THB per square meter. Kamala offers a quiet luxury lifestyle. Patong suits investors targeting short-term rental yields. Launay Properties provides area-specific market data and honest assessments to help clients choose the right location.

Question 8

How is Launay Properties different from other Phuket real estate agents?

Accepted Answer

Launay Properties operates as a fiduciary, not a transaction-driven brokerage. LP's in-house retired Land Office official with 30+ years of experience provides title verification expertise unavailable at other agencies. LP sometimes advises clients NOT to buy when properties fail due diligence - a practice that commission-dependent agencies rarely adopt. LP covers Phuket, Phang Nga, Krabi, and Surat Thani.

Question 9

What is the step-by-step process for buying property in Thailand?

Accepted Answer

The typical process includes: 1) Define your objectives and budget. 2) Identify suitable properties through research or a trusted advisor. 3) Conduct thorough due diligence including title verification, zoning checks, and boundary surveys. 4) Choose the right legal structure (leasehold, freehold via Thai company, or usufruct). 5) Negotiate terms and sign a reservation agreement with deposit. 6) Engage a licensed Thai lawyer for contract review. 7) Complete the transfer at the Land Office. 8) Register the ownership or lease. Launay Properties guides clients through every step with independent verification.