Houses for Sale in Thailand 2026: Prices, Title

What a house means in Thailand, and why the word matters

Buyers search for a house; developers sell villas; the Land Office registers buildings and land as two different things. Understanding that vocabulary is the first practical step, because it decides what you can own and what you can only lease.

A villa in Thai marketing is a detached house with its own plot and, almost always, a private pool, sold inside a gated estate of anything from three to a hundred and forty homes. A house in the sense a Bangkok or Pattaya developer uses it is a detached or semi-detached home on a housing estate built by a volume builder, usually without a pool, aimed first at Thai families. A townhouse is a two- or three-storey terraced home on a small plot, the standard product of the outer Bangkok suburbs and increasingly of East Pattaya. All three sit on land, and that is the fact the law cares about.

The Land Code of 1954 bars a foreign individual from holding land freehold. The Condominium Act of 1979 carves out the exception that makes condominiums the freehold product for foreigners, up to 49 percent of a building’s saleable floor area. Houses are not in the exception. So a foreigner who buys a house in Thailand is buying two things at once: the building, which can be owned outright and registered in a foreign name at the Land Office, and a right to the land under it, which is a lease, a company shareholding or a spouse’s title. Every project on this page is sold on one of those three structures, and the card for each project states which one the developer offers when the developer has said so.

The distinction has a second consequence that buyers rarely hear from a portal. Foreign house purchases do not appear in Thailand’s official foreign-ownership statistics. The Real Estate Information Center counts condominium transfers to foreign nationals, 6,533 units worth 28.267 billion THB in the first half of 2025 by its own report, and it counts them because those transfers register in a foreign name. A villa leased for 30 years registers in the landowner’s name with the foreign lessee noted on the deed, so the size of the foreign house market is not measured by anyone. The catalogue below is the closest thing to a count that we can offer: what developers are selling to foreigners, market by market, at the prices they publish.

The six markets in one table, 6 September 2026

The figures are computed from the project cards on this site on the date shown. A starting price is the lowest price the developer published for the project, not an average; a median is the middle project’s starting price in that market, which says more about what a typical estate charges to get in than about any individual unit.

Market	Projects	Starting price from	Median starting price	Product	Status
Phuket	149 villa projects, 144 priced	5,490,000 THB (about $167,890 at 32.7 THB per dollar), Pa Khlok	26,911,000 THB (about $822,966)	Pool villa estates of 20 to 100 homes; Bang Tao 53 projects, Layan 32, Nai Yang 19	135 off-plan or under construction, 14 completed
Koh Samui	152 villa and house projects	3,200,000 THB (about $97,859), Maenam	12,850,000 THB (about $316,514)	Boutique estates: 23 of 38 have ten homes or fewer, 443 villas in total	32 completed, 9 under construction
Pattaya	8 villa projects and 5 house estates	8,290,000 THB (about $253,517), Huai Yai; villas from 16,030,000 THB	10,990,000 THB (houses), 17,100,000 THB (villas)	Volume-built estates in Huai Yai and Pong, private pool villas in Nong Prue and Pong	24 off-plan, 16 completed across all Pattaya cards
Bangkok	1 townhouse estate	8,900,000 THB (about $272,171), Suan Luang	8,900,000 THB	Three-storey townhomes of 150 to 153 sqm, 68 units	Completed
Hua Hin	149 villa estates and 29 house estates	1,250,000 THB (about $38,226), Cha-Am; villas from 2,499,000 THB	8,900,000 THB (villas)	Single-storey pool villas and estate homes on flat land west of the highway; Hin Lek Fai 11 villa estates, Thap Tai 10, Cha-Am 3, Pran Buri 3	11 completed, 21 under construction
Chiang Mai	4 villa estates and 2 house estates	8,300,000 THB (about $253,823), San Sai; villas from 9,900,000 THB	16,615,500 THB (villas)	Pool villas in Hang Dong and Mae Rim, estate homes in San Sai; small local estates and one 138-home estate	All 6 completed

Three things stand out. Phuket is the deep market and the expensive one: three quarters of its priced villa projects start above 18,900,000 THB, and the district medians in Bang Tao and Layan sit near 30,000,000 THB. Samui is where the entry prices are, and where the estates are small enough that the buyer usually deals with the builder rather than a sales office. Pattaya splits into two products that share a page but not a buyer: Thai-market housing estates by builders such as Patta and Apus, priced from 8,290,000 THB, and foreign-market pool villas from 16,030,000 THB. Bangkok barely appears, because the capital’s foreign buyers overwhelmingly buy condominiums, and the one townhouse estate here is listed for completeness rather than as a market. Hua Hin, added to the catalogue in September 2026, is the cheapest coast for a house on this site: 32 estates, most of them under construction on the flat land west of Petchkasem Road, from 2,390,000 THB, sold to retirees and Bangkok families, and described on the Hua Hin page.

Chiang Mai joined the catalogue on 6 September 2026 with six completed estates in the valley around the city, described on the Chiang Mai page. Krabi has a house market of its own and is not on this page because none of its estates has yet passed our registry check with a price; when one does, it will appear in the grid with the same fields.

How a foreigner holds a house: the three structures compared

The structure is not a formality chosen at the end. It changes the price, the paperwork, the resale market and what your heirs receive, and it should be settled before a reservation fee is paid. The table sets out the three routes as the law stands in 2026, unchanged by the 99-year lease and 75 percent quota proposals that have been announced since 2024 and not enacted.

Structure	What you own	Registration	Term	Cost to register	Main risk	Who it suits
Registered land lease plus building ownership	The house outright; a lease of the plot	Lease registered on the land title at the Land Office; house sold by registered transfer or built under your own permit	30 years, the maximum registrable term; renewals are contractual	1 percent registration fee plus 0.1 percent stamp duty on the total rent for the term, usually 1.1 percent of the villa price	The renewal promise is only as good as the landowner who inherits it; a lease is a wasting asset at resale in year 20	Most foreign villa buyers on estates with a corporate landowner
Thai limited company	Shares in a company that owns the land and house	Company registered at the Department of Business Development; land in the company name	Indefinite, while the company is maintained	Set-up and annual accounts; 2 percent transfer fee when the company buys	Nominee shareholders are illegal under the Foreign Business Act and the Land Code; enforcement was stepped up in 2025 and 2026	Buyers with a genuine Thai business or Thai partners; not a device for a holiday home
Thai spouse	Nothing in your name; the land and house in the spouse’s name	Standard freehold transfer with a declaration that the funds are the spouse’s separate property	Indefinite	2 percent transfer fee	The declaration means the foreign spouse has no claim to the property on divorce or death beyond what a will or a usufruct grants	Mixed marriages where the couple accepts the legal position and documents it

Two rights from the Civil and Commercial Code are worth knowing because good lawyers use them alongside a lease. A usufruct gives the holder the right to use and take the fruits of the land for a term of up to 30 years or for life, and it can be granted to a foreigner; it is often registered for a foreign spouse over land held in the Thai spouse’s name. A superficies is the registered right to own a building on someone else’s land, which is the cleanest way to record that the villa is yours even though the plot is not. Neither replaces a lease for an estate purchase, but both belong in the conversation with counsel.

Insider tip: ask the developer for the land title deed number and pull the title yourself through your lawyer before paying anything. The deed shows who owns the land today, every registered lease and mortgage on it, and whether the plot the villa stands on has been subdivided yet. An estate that is still one undivided plot cannot register your lease against your villa’s plot until the subdivision is done, and that step has been known to take a year.

Prices by district, September 2026

The medians below are starting prices of projects, computed from the cards, and they are useful for one thing: knowing which district a budget can enter. They are not resale prices, not price per square metre, and not a forecast.

Phuket villas

District	Projects priced	Starting price from	Median starting price	Character
Bang Tao	53	8,990,000 THB	32,500,000 THB	The Laguna corridor and its inland estates; the largest and dearest pool of villa supply on the island
Layan	32	9,500,000 THB	29,210,000 THB	The quieter northern extension of Bang Tao; low-density estates and branded villas
Nai Yang	19	6,500,000 THB	17,800,000 THB	The airport corridor; the cheapest pool-villa estates on the west coast
Rawai	9	12,280,000 THB	20,000,000 THB	The south; owner-occupier estates near Nai Harn and Chalong
Kata	7	17,900,000 THB	29,800,000 THB	Hillside sea-view villas above the beach town
Mai Khao, Naithon, Patong, Chalong, Kamala, Nai Harn, Cape Yamu, Surin, Kathu, Karon, Pa Khlok, Ao Yon	24 in total	5,490,000 THB (Pa Khlok)	13,500,000 to 117,500,000 THB	Single projects or small clusters; Ao Yon carries the one project starting above 100,000,000 THB

Phuket’s villa supply is overwhelmingly off-plan: 135 of the 149 projects are under construction or selling from plans, and only 14 are finished estates with completed homes to walk through. That ratio is the single most important fact for a Phuket villa buyer, because it means most purchases are payment schedules against construction rather than transfers of a finished house, and the developer’s record of delivering on time becomes a due-diligence item in its own right. C9 Hotelworks’ 2026 review of Asia’s residential market puts Phuket first among the region’s resort markets by branded residence supply, with 3,465 units, which is the other side of the same coin: a great deal of the island’s new villa product is built to a hotel brand’s standard and sold with a rental programme attached.

Koh Samui villas

District	Projects	Starting price from	Median starting price	Character
Bo Phut	15	7,650,000 THB	11,000,000 THB	Fisherman’s Village, Plai Laem, Bang Rak, Chaweng Noi; nearest the airport
Maenam	14	3,650,000 THB	10,200,000 THB	The north coast; most of the island’s new small estates
Maret (Lamai)	4	7,900,000 THB	9,795,000 THB	Sea-view hillsides above Lamai beach
Na Mueang, Taling Ngam, Lipa Noi	5	6,200,000 THB	8,100,000 to 17,919,000 THB	The south and west; larger plots, longer drives

Samui’s numbers describe a different industry. Thirty-two of the 41 Samui projects on this site are completed, twenty-three of the 38 villa estates have ten homes or fewer, and the developer named on the card is frequently a construction company rather than a listed group. The Nation reported in 2026 that Samui’s villa-led development pipeline had reached 53 billion THB, and the island’s own market reports describe demand as overwhelmingly foreign and European; what that means at the level of a single purchase is that the buyer’s lawyer is checking a small company’s title and permits rather than a public developer’s prospectus, and that a completed villa with a registered lease is often available to move into within weeks.

Pattaya houses and villas

Product	Projects	Starting price from	Median starting price	Where
Housing estates (detached, two storeys)	5	8,290,000 THB	10,990,000 THB	Huai Yai, Pong, inland Nong Prue
Private pool villas	8	16,030,000 THB	17,100,000 THB	Pong (Lake Mabprachan), Nong Prue, Na Kluea

Pattaya’s houses are inland by design. The estates in Pong and Huai Yai sit ten to twenty minutes from the coast, near the two international schools and the golf courses, on plots large enough for a pool at prices that the coast cannot match. The Real Estate Information Center’s transfer data shows Chonburi province taking roughly a third of every condominium sold to a foreigner in Thailand, and Pattaya is the reason; the house market is smaller, more Thai and more family-driven, and the foreign buyers in it are usually relocating rather than investing.

What it costs to buy and to hold a house

The figures below are statutory rates and the fee ranges this office sees in contracts. They are the same in every province.

Cost	Rate or range	When	Notes
Transfer fee on a building or a freehold plot	2 percent of the appraised value	At the Land Office on transfer	Split by contract, commonly 50/50 or paid by the developer off-plan; the 0.01 percent relief in force until 30 June 2027 is for Thai individual buyers of homes up to 7,000,000 THB
Lease registration	1 percent registration fee plus 0.1 percent stamp duty on the total rent for the term	When the 30-year lease is registered	On a 20,000,000 THB villa about 220,000 THB, about $6,728 at 32.7 THB per dollar
Legal due diligence and closing	Fixed fees from about 60,000 THB for a straightforward leasehold purchase, more for company structures	Before reservation and through transfer	Choose a lawyer you appoint, not one the developer supplies
Land and Building Tax	0.02 percent of the assessed value a year for a residence up to 50,000,000 THB; 0.3 percent for vacant land, rising every three years	Yearly, due by the end of April	The 50,000,000 THB owner-occupier exemption needs the owner’s name on the house registration, which most foreign owners do not have
Estate common-area fees	Stated per project; Oceans Chaweng Phase 2 on Samui, for example, lists about 9,000 THB a month	Monthly or quarterly	Covers roads, security, landscaping and estate pools; ask for the last two years of accounts on a completed estate
Insurance	Building and contents cover, priced by insurer	Yearly	Required by most estates; ask what the estate policy already covers
Pool and garden	Weekly service contracts, priced locally	Ongoing	A private pool needs chemical balancing and a pump service whether or not anyone is in the house
Specific business tax on sale	3.3 percent of the higher of price and appraised value	If sold within five years of acquisition	Otherwise stamp duty of 0.5 percent
Withholding tax on sale	Progressive rates on the appraised value after a deduction of 92 to 50 percent by years held	At the Land Office on sale	Around 1 to 2 percent of value in practice; the tax guide has the worked example

A house costs more to hold than a condominium of the same value, and the reason is not tax. It is the pool, the garden, the roof and the fact that nobody else shares the bill. Buyers who model a villa on condominium assumptions discover in the first wet season that a house is a small business with one customer.

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Off-plan or completed: what the ratio means for you

One hundred and thirty-five of Phuket’s 149 villa projects and nine of Samui’s 41 projects are sold from plans or during construction. An off-plan villa is not a worse purchase than a completed one, but it is a different transaction, and it asks for different checks.

The money moves differently. A completed villa is paid for at transfer, typically a reservation fee, a deposit of 10 to 30 percent on signing and the balance at the Land Office. An off-plan villa is paid for in instalments tied to construction milestones over 12 to 36 months, which is the closest thing to financing most foreign buyers will find in Thailand, and the developer holds your money while it builds. The questions that matter are whether the developer holds a construction permit for your specific plot, whether the estate’s environmental approval is in place where the project size requires one, what the contract says happens to your instalments if delivery is late, and what the developer delivered last time against the dates it advertised. The off-plan guide sets out the contract clauses to insist on.

The title moves differently too. On a completed estate the plots are subdivided and the lease can be registered against your villa’s own deed on the day you pay. On an off-plan estate the subdivision may not exist yet, and buyers sign a lease agreement now that will be registered later; the interval between the two is the period in which a developer’s insolvency would leave you with a contract claim rather than a registered right. Shorter is better, and a developer who can show subdivided deeds before construction has done the buyer a favour.

Samui’s ratio runs the other way, and it changes the buyer’s task. A completed Samui villa with a registered lease can be inspected, surveyed, and moved into; the risk shifts from delivery to construction quality and to the small developer’s ability to maintain the estate. Ask who owns the estate roads and the water supply, and what happens to the common areas when the last villa is sold.

Renting the house out, and the rules that apply

Every second question about a Thai villa is whether it can earn while the owner is away. It can, and the rules are clearer than the forums suggest.

Long lets, meaning 30 days or more, are permitted for any owner on any structure, subject only to the estate’s own regulations and to tax. Nightly letting is a licensed activity under the Hotel Act of 2004: a house let by the night needs a hotel licence unless it qualifies for the exemption for small establishments of up to four rooms and twenty guests, registered with the district office, and estates increasingly write their own limits into the regulations that every owner signs. Whatever the length of stay, a foreign guest must be reported to immigration on a TM30 form within 24 hours of arrival, and the operator who does that for you should be able to show you the confirmations.

Tax follows residence, not nationality. An owner who spends fewer than 180 days a year in Thailand is a non-resident whose rent carries 15 percent withholding at source, generally a final tax with no Thai return to file; an owner who crosses 180 days becomes a Thai tax resident and files progressive personal income tax with a 30 percent standard deduction against the rent. A management company that collects the rent is the party positioned to withhold and remit, and it should give you the certificates your home tax authority will ask for.

No figure for income, occupancy or nightly rate appears on this page or on any project card, because Thailand keeps no letting register and no reliable dataset exists for either. A developer’s rental projection is a projection; ask instead for the estate’s actual letting history, the management contract, and the split of gross rent between owner and operator, and model the result yourself.

Due diligence for a house, step by step

The checks for a house are longer than for a condominium because there are two assets and two registrations. The order below is the one our lawyers follow.

Identify the land. Ask for the title deed number and the deed type. Chanote (Nor Sor 4 Jor) is the full surveyed title and the standard for a purchase you mean to hold for decades. Nor Sor 3 Gor is surveyed, transferable and upgradable to Chanote. Nor Sor 3 without the Gor has no survey and transactions require a 30-day notice. Sor Kor 1 and possession certificates are claims, not titles.
Pull the deed. Confirm the registered owner, every lease, mortgage, servitude and encumbrance, and whether the plot has been subdivided to match the villa you are buying.
Check the land use. Coastal, hillside and forest zoning in Phuket and Samui restricts building height, distance from the shore and slope; a villa that breaches the zoning can be ordered demolished long after you have paid for it.
Check the building permit. The permit should name the plot, the building and the developer, and match what is being built. For an estate large enough to need an environmental impact assessment, ask for the approval.
Check the seller. Company registration, directors, paid-up capital, litigation search, and the last two completed projects with advertised and actual completion dates.
Read the estate regulations and accounts. Common-area fees, sinking fund, letting rules, and, on a completed estate, two years of audited accounts.
Structure the purchase. Lease with building ownership, company or spouse, and, alongside a lease, whether a usufruct or superficies should be registered as well.
Route the money. For any structure, bring the purchase funds from abroad in foreign currency and keep the Foreign Exchange Transaction records from the receiving Thai bank; they are needed to repatriate proceeds on a later sale.
Register at the Land Office. Lease registration and building transfer on the same day where possible, with a lawyer present, and copies of every registered document in your file before you leave.

The due diligence guide expands each step; the land ownership guide and the 30-year lease guide explain the law behind steps one and seven.

Financing a house in Thailand

Foreign buyers mostly pay cash, and the market is built around that fact. Thai banks lend against condominiums to some foreign nationalities through specific programmes, typically at loan-to-value ratios well below what buyers know from home, and they almost never lend against land-based property held on a lease or through a company, because the collateral is a lease rather than freehold. The mortgage guide lists the programmes that do exist.

What replaces a mortgage is the developer’s instalment plan on an off-plan villa, which spreads the price over construction without interest but without a lender’s protection either, and, for buyers with assets at home, a loan raised in their own country against those assets and remitted to Thailand as purchase funds. The second route has a documentary advantage: the money arrives as a foreign-currency transfer with a Foreign Exchange Transaction record, which is exactly what the Land Office and the Bank of Thailand rules require for later repatriation.

Who buys a house here, and where each buyer tends to land

The relocating family. Two or three children, an international school on the shortlist, a car. This buyer ends up in East Pattaya or Huai Yai, where a four-bedroom estate home starts near 8,290,000 THB and the schools are ten minutes away, or in Rawai and Chalong on Phuket, where the estates are quieter and the drive to the west-coast schools is the price. The catalogue’s cheapest house product is built for exactly this buyer.

The retiree. Age 50 or over, a retirement extension or a long-stay membership, a preference for a finished home near a hospital. This buyer is best served on Samui, where completed villas dominate the catalogue and 23 of 38 estates have ten homes or fewer, or in Nai Yang and Rawai on Phuket. The retirement visa guide covers the immigration side; the property side is a completed estate with two years of accounts.

The investor who wants a villa rather than a condominium. Bang Tao and Layan, and the branded estates near Laguna, at medians near 30,000,000 THB. This buyer is buying into a rental programme and a brand, and the diligence is on the operator’s contract as much as on the title.

The remote worker on a DTV. Usually a renter first and a buyer later, and usually a condominium buyer when the time comes. Where a house makes sense, Maenam on Samui at 3,650,000 to 10,000,000 THB is the entry, with the caveat that a house needs looking after while its owner is elsewhere. The DTV guide sets out the visa.

What the market data says, and what it cannot say

Thailand publishes good data on condominiums and almost none on houses sold to foreigners, for the reason set out at the top of this page. The figures that exist are worth reading for what they imply.

The Real Estate Information Center reported 6,533 condominium transfers to foreign nationals worth 28.267 billion THB in the first half of 2025, down 8.8 percent in units and 1.5 percent in value on the year, with Chinese buyers the largest group by value and Chonburi the province with the most transfers. Reporting on the first quarter of 2026, The Nation cited REIC figures showing transfers to Russian buyers up by a third in units and by 75.9 percent in value to 3.6 billion THB, concentrated in Phuket and Chonburi. C9 Hotelworks, in its 2026 review of Asia’s residential market, ranked Phuket first among the region’s resort markets for branded residence supply with 3,465 units and named Samui as the next branded villa market. The Nation put Samui’s villa-led pipeline at 53 billion THB in 2026.

What none of those sources can tell you is what a villa earns, what it will be worth in five years, or how long it takes to sell, because no register records any of it. This page therefore carries no yield, no appreciation and no days-on-market figure, and treats any page that does as a projection dressed as a measurement.

How MORE Group works on a house purchase

MORE Group is a licensed Phuket agency that also handles Koh Samui, Pattaya, Bangkok, Hua Hin and Chiang Mai purchases through its own team. On a developer sale the developer pays our fee, so the buyer pays the developer’s list price and nothing to us. What the buyer gets is the project shortlist against a written brief, the title and permit checks through a lawyer the buyer appoints, the contract review, the Land Office day, and a straight answer when a project does not stand up. Buyers who want the wider picture first can compare the four markets on the Thailand property for sale page, narrow to pool villas or condominiums, or go straight to a market: Phuket villas, Koh Samui villas, Pattaya houses, Hua Hin villas and houses, Chiang Mai houses.

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Houses and villas on this site, 502 projects