Guide for Polish Buyers: Buying Property in Thailand 2026

Polish citizens can legally purchase freehold condominium units in Thailand with no nationality-based restrictions. Under the Thai Condominium Act, foreigners may own up to 49% of units in any registered condo building with full Chanote title deed ownership. Polish buyers typically invest between $100,000 and $250,000 (approximately PLN 400,000–1,000,000 at 1 PLN ≈ 8 THB, or equivalently ฿3.7M–฿9.3M) in Phuket, making them active participants in the mid-range segment. Poland has a double tax treaty with Thailand, providing Polish residents with protection against double taxation on rental income. The Polish buyer market in Phuket has grown significantly in recent years, with Rawai and Karon emerging as the most popular areas.

Can Polish Citizens Buy Property in Thailand?

Yes — Polish citizens can buy property in Thailand under the same rules as any other foreign national. There are zero nationality-based restrictions. The most legally sound option is purchasing a freehold condominium unit within the 49% foreign ownership quota, registered on a Chanote title deed (NS4j) — Thailand’s strongest form of property title.

For those interested in houses or villas (which involve land ownership), the standard structure is a 30-year renewable leasehold. No foreigner can own Thai land outright regardless of nationality, but a well-drafted lease gives effective long-term occupancy rights.

Key Considerations for Polish Buyers

Factor	Details
Ownership type	Freehold condo (49% foreign quota) or leasehold 30yr
Taxes back home	Rental income must be declared in Poland; DTA applies
Currency	PLN → THB, rate approx 1 PLN ≈ 8 THB
Popular areas	Rawai, Karon, Chalong
Average budget	$100,000 – $250,000 (PLN 400,000 – 1,000,000)
Double tax treaty	Yes — Poland–Thailand DTA in force

Tax Implications for Polish Buyers

Rental income: Poland taxes its residents on worldwide income. Rental income from your Thai property must be declared in Poland. Standard Polish rental income tax rates apply (8.5% flat for income up to PLN 100,000/year, 12.5% above that under ryczałt, or progressive scale). The Poland–Thailand Double Tax Agreement prevents double taxation — any Thai tax withheld on rental income is credited against your Polish tax liability.

Capital gains: If you sell your Thai property at a profit, the gain is subject to Polish capital gains tax (PIT, 19% flat rate for property income). The DTA provisions determine where the gain is taxable. Gains from immovable property in Thailand may be primarily taxed in Thailand, with Poland granting an exemption or credit. Consult a Polish tax adviser for your specific situation.

Practical tip: Many Polish buyers who participate in developer rental programs receive net rental income with Thai tax already deducted. The documentation from these programs (income statements, tax withholding certificates) is what you need for your Polish tax return to claim the DTA credit.

Currency and Payment

The Polish zloty (PLN) is a stable EU-adjacent currency. At approximately 1 PLN ≈ 8 THB, Polish buyers need to account for a less favourable exchange rate than EUR-based buyers, but Phuket’s mid-range condo market ($100K–$250K) is very accessible.

Key conversion reference:

• $100,000 ≈ PLN 400,000 ≈ ฿3,700,000
• $200,000 ≈ PLN 800,000 ≈ ฿7,400,000
• $250,000 ≈ PLN 1,000,000 ≈ ฿9,250,000

Payment process:

1. Transfer PLN or EUR from your Polish bank (PKO BP, Santander PL, mBank, ING Bank Śląski) via SWIFT to the developer’s Thai bank
2. It is often more cost-effective to convert PLN to EUR first, then wire EUR to Thailand — check exchange rate margins at your Polish bank
3. The Thai bank issues a Foreign Exchange Transaction (FET) certificate — essential for registering freehold ownership
4. Wise (TransferWise) or Revolut can reduce conversion costs for smaller amounts up to ~PLN 200,000

Most Popular Areas for Polish Buyers in Phuket

Rawai

Rawai has become one of Phuket’s most established expat hubs, and Polish buyers form a visible part of this community. The southern location offers lower property prices than the west coast, a seafront promenade, Nai Harn Beach within 5 minutes, and a lively local market scene. Entry-level condos in Rawai start from approximately $70,000–$100,000.

Karon

Karon is one of Phuket’s most active tourist beaches and offers strong short-term rental yields. Mid-range condo projects here typically run $90,000–$200,000. Karon’s proximity to Kata and Patong gives renters entertainment options, boosting occupancy rates for investment-focused Polish buyers.

Chalong

Chalong is a practical residential hub popular with long-stay expats. It’s inland but close to the marina, muay thai gyms, international clinics, and restaurants. Property prices are among the lowest on the island — studios and 1-beds from $60,000–$130,000 — making Chalong the most accessible entry point for budget-conscious Polish buyers.

Popular Projects for Polish Buyers

The Title Adora Rawai — modern condo project in Rawai by a reputable developer, prices from ~$80,000. Good rental demand from long-stay guests.

VIP Tropika Bang Tao — if stretching budget, this Bang Tao project offers 6% guaranteed yield program, from ~$100,000. Increasingly popular with Polish yield-focused buyers.

So Origin Kata — upscale Kata Beach condo with strong resale demand, prices from ~$130,000. Good balance of lifestyle and investment.

Step-by-Step Buying Process for Polish Buyers

1. Reserve the unit — Booking fee of $2,500–$5,000. Get written confirmation in English (have lawyer translate key clauses if needed)
2. Sign the Sale and Purchase Agreement (SPA) — Within 30–60 days. MORE Group provides legal support; have a Thai lawyer review the SPA
3. Transfer funds via SWIFT — Wire PLN or EUR from your Polish bank. Thai bank issues FET certificate upon receipt
4. Pay installments — Typical schedule: 10–20% on SPA, 10–20% at construction stages, 30–40% on completion
5. Attend or issue Power of Attorney — For Land Office registration. Power of Attorney can be executed in Poland before a notary and apostilled
6. Receive Chanote title deed — Registered in your name at the Land Department

Documents needed from Poland:

• Valid Polish passport
• Proof of address (utility bill, bank statement)
• Source of funds documentation for transfers over PLN 200,000

FAQ

Frequently Asked Questions

Can Polish citizens own property in Thailand? +

Yes. Polish citizens can own freehold condominium units in Thailand under the 49% foreign quota rule. There are no nationality-based restrictions — the same rules apply to Polish nationals as to any other foreign buyer. Polish citizens cannot own land outright in Thailand, but 30-year leasehold structures are widely used for villas and houses.

Do I need to declare Thai rental income in Poland? +

Yes. Poland taxes its residents on worldwide income, including rental income from overseas property like Thailand. The Poland–Thailand double tax treaty prevents double taxation — any Thai withholding tax paid on rental income is credited against your Polish tax obligation. Declare rental income on your annual Polish PIT return and attach documentation of Thai taxes paid.

What is the process for transferring money to Thailand from Poland? +

Wire transfer via SWIFT is standard. You can send PLN or EUR from a Polish bank (PKO BP, mBank, Santander PL) to the developer's Thai bank account. Converting PLN to EUR before transferring may offer better exchange rates. The Thai bank issues a Foreign Exchange Transaction (FET) certificate upon receipt — this document is mandatory for registering freehold condo ownership.

Is there a double tax treaty between Poland and Thailand? +

Yes. Poland and Thailand have a double tax treaty in force. It covers income taxes and prevents Polish residents from being taxed twice on Thai-sourced income including rental income. Capital gains provisions determine which country has primary taxing rights on property sale profits — typically the country where the property is located (Thailand), with Poland providing an exemption or credit.

What budget do most Polish buyers have in Phuket? +

Polish buyers typically invest between $100,000 and $250,000 in Phuket, focusing on 1-bedroom condos in Rawai, Karon, and Chalong. Budget-conscious buyers can find quality studios in Rawai from $70,000–$90,000. Polish buyers with higher budgets (PLN 800,000–1,200,000) increasingly look at Bang Tao for better capital appreciation prospects.

Related Guides

• Freehold vs Leasehold in Thailand: What Foreign Buyers Need to Know
• Can Foreigners Buy Property in Thailand?
• Hidden Costs of Buying Property in Thailand
• International Transfers for Thai Property Purchases
• Best Areas to Invest in Phuket 2026

Get Your Phuket Property Shortlist

Tell us your budget and goals — our expert sends a shortlist within 2 hours.

Your name *

WhatsApp / Email *

Your budget — Select budget — Under $100,000 $100,000 – $200,000 $200,000 – $500,000 $500,000 – $1,000,000 $1,000,000+

Your goal — Select goal — Investment / rental income Lifestyle / vacation home Full relocation Just exploring

Any questions or comments

I agree to the processing of my personal data and consent to be contacted by MORE Group.

Get Your Phuket Shortlist — 0% Commission

Thank you! Our expert will contact you within 2 hours.

Something went wrong. Please try WhatsApp or email directly.