Thailand’s real estate sector is undergoing a notable shift in 2024–2025, driven by rising foreign investment, policy reforms, a resilient tourism rebound, and evolving legal precedents. The changes promise new opportunities while introducing complexities for both Thai and international buyers, with impact felt across Bangkok, Phuket, Chiang Mai, and coastal tourism hubs.
Data indicates a robust rise in foreign interest. In 2024, foreign direct investment in real estate climbed sharply, underscoring Thailand’s appeal as a top regional property destination. The economy grew around 3.4% that year, supported by infrastructure spending and a tourism revival, fueling activity in Bangkok, Phuket, and Chiang Mai. Transactions in these cities rose by the mid-teens year over year, signaling strong market momentum even as leftover pandemic-era inventory tempers price growth.
Policy changes have been essential drivers. In mid-2024, Thailand expanded foreign leaseholds from 30 years to 99 years and increased the foreign ownership cap for condominiums from 49% to 75% in designated projects. A Long-Term Resident visa for property investors surpassing US$500,000 in real estate purchases was also introduced. Experts view these measures as turning Thailand into one of the most foreigner-friendly markets in the region, while a Bangkok-based legal adviser notes that competition for prime assets is intensifying and the market is becoming more transparent and standardized.
Tourism’s resurgence remains a bellwether for real estate. Projections point to a continued influx of visitors in 2025, with strong demand for hospitality and rental properties. Luxury villas in Phuket and Koh Samui are attracting investors seeking yield above 6% annually. In Bangkok, new condo launches and short-term rental opportunities near transit corridors are also drawing interest. The Eastern Economic Corridor (EEC) continues to attract both logistics firms and expat residents, reinforcing the link between tourism, urban development, and rental markets.
At the same time, new legal rulings inject caution for buyers. A 2024 Supreme Court decision invalidated automatic 30-year lease renewals, prompting investors to scrutinize contract terms more closely. Legal experts emphasize due diligence as essential, particularly for high-end villa projects in Phuket and Hua Hin that marketed perpetual tenure. This ruling affects how long-term leases are structured and enforceable, making professional guidance critical for both Thai and foreign buyers.
Market dynamics show a shift toward low-rise housing. In Bangkok, major developers report that a large share of early 2024 presales came from low-rise housing and townhomes, with suburban family homes and luxury villas growing fastest. Affordability remains a key driver, as land prices in outer Bangkok districts support viable alternatives to central high-rise condos. Conversely, downtown condo segments face higher mortgage rejection rates and oversupply in parts of the market.
The commercial property sector is adapting as well. Office spaces face competition and pricing pressure as companies embrace flexible work. Buildings that emphasize sustainability and energy efficiency are gaining traction with international firms and digital nomads. Retail development is increasingly focusing on outskirts of Bangkok and in areas connected to mass transit expansions, aligned with broader infrastructure plans. Phuket continues to show momentum in new condo and villa offerings, reflecting sustained domestic and international demand for leisure-focused projects.
Investment risk and tax considerations remain essential. Thailand’s tax regime includes transfer fees, stamp duty, specific business tax, and income withholding tax, with rates varying by ownership duration and transaction type. A new set of rules effective April 2025 temporarily lowers some registration fees for Thai buyers of homes and condos under seven million baht, aiding affordability. Rental income and capital gains are taxable, and both buyers and lessees may share tax obligations, underscoring the need for careful planning and professional advice.
Technology and innovation are shaping the market’s evolution. Proptech concepts, green building initiatives, and blockchain-enabled transfers are gradually entering the scene, though adoption is uneven. Financing still leans on traditional channels such as bank mortgages and asset-backed lending, with non-performing loans remaining a concern in certain segments of the market.
For Thai buyers and investors, practical steps are clear. Conduct thorough due diligence with reputable agents, legal advisers, and independent appraisers under the new regulatory framework. Focus on condominiums in high-demand districts or leverage 99-year leasehold structures for villas and townhouses through licensed channels to avoid grey-area arrangements. Stay aware of ongoing tax obligations and anticipate additional costs related to registration and legal services. Finally, monitor political and infrastructure developments to identify upcoming hotspots while managing risk in slower regions.
Thailand’s real estate market reflects broader social and economic forces. By approaching opportunities with diligence, cultural awareness, and strategic partnerships, both Thai buyers and international investors can navigate the evolving landscape and capitalize on growth while mitigating potential pitfalls.