Frequently asked questions

Foreigners cannot own land directly. Land is held via long-term leasehold (typically 30 years renewable) or through a Thai company structure. The building itself can be owned outright in the foreigner's name.

Freehold (Chanote, Title Deed) = full ownership recorded at the Land Office. For condominiums, foreigners can hold freehold in the foreign-quota (up to 49% of the building). For villas, foreigners typically hold leasehold on land + freehold on the structure. Leasehold = registered long lease, usually 30 years, with renewal options agreed in the contract. The lease is registered at the Land Office and protects the holder against most challenges.

Yes. Both freehold and leasehold can be sold, gifted, or inherited. Leasehold inheritance must be explicitly named in the lease agreement; otherwise it terminates on death of the lessee.

Typical closing costs (paid at the Land Office on transfer): • Transfer fee — 2% of appraised value (often split 50/50 buyer/seller) • Specific Business Tax — 3.3% (only if seller owned <5 years) • Stamp duty — 0.5% (if not subject to SBT) • Withholding tax — based on seller's personal income bracket For primary purchases, the developer normally states which costs are included in the price.

Yes. The Land and Building Tax Act 2019 introduced an annual tax on land and structures. Rates vary by use: • Residential (primary): 0.02–0.10% • Residential (secondary/rental): 0.02–0.10% + surcharge • Commercial: 0.30–0.70% • Undeveloped: 0.30% rising every 3 years if vacant For most boutique villas/apartments on Samui, expect $100–400/year.

Rental income is subject to Thai personal income tax (progressive 5–35%) after deductions. Non-resident owners can use a Thai property management company that withholds and reports tax on their behalf. Tax treaty between Thailand and your country may apply.

Pre-sale projects usually follow a staged schedule tied to construction milestones: • Reservation fee — fixed sum (THB 200,000–500,000) to lock the unit • 1st installment at SPA signing — 25–30% within 30 days • Construction milestones — 20–40% split across 2–4 stages • Final balance — 30–40% on handover Exact percentages vary per project. See the Sales Kit Fact Sheet for project-specific terms.

Payments are typically denominated in USD or THB. For foreigners, USD is common with conversion to THB at the Bank of Thailand reference rate on the day of transfer. Funds must enter Thailand as a Foreign Exchange Transaction (FET) — keep the bank certificate, it's required for future resale and visa applications.

Reservation fees are typically non-refundable but can be applied toward the next installment. Once the SPA is signed, refund conditions are defined in the contract — usually the developer must deliver on time and to spec; failure releases the buyer.

No. Property ownership alone does not grant a visa or residency. However, owners use several visa pathways: LTR Visa (10 years, for high-net-worth and remote workers), Elite Visa (Thailand Privilege, 5–20 years), Retirement Visa (50+, financial requirements), or business visas.

The Long-Term Resident Visa is a 10-year multiple-entry visa launched 2022. Categories include Wealthy Global Citizens (USD 1M assets), Wealthy Pensioners (USD 80k annual pension), Work-from-Thailand Professionals, and Highly-Skilled Professionals. Comes with tax benefits, fast-track immigration, and 1-year reporting (vs 90-day).

B2 Development operates property management for all active projects. Standard service covers cleaning, maintenance, utility payments, guest check-in/out for short-term rentals, and accounting. Fees are typically 15–25% of gross rental income, or a flat monthly retainer for owner-occupied units.

For well-located boutique villas on Samui (Maenam, Chaweng, Bo Phut, Bang Por), realistic gross yields range 6–10% annually after management. High season (Dec–Mar) drives most of the revenue; low season covers operating costs. Historical performance for Forest Residence and Secret Garden Villas is documented in the Fact Sheet.

Resale follows standard SPA flow: list with us or external agents, due diligence, FET certificate (proves foreign-currency origin of funds), transfer at Land Office. Capital gains tax is paid at the standard rates. We assist with the full process for units we manage.