Why Bang Saen
Bang Saen is a quieter, more Thai alternative to Pattaya: about an hour from Bangkok on Motorway 7, with a long public beach, Burapha University, and easy access to the Amata City industrial estate and Sri Racha. Weekdays are calm; weekends and holidays bring crowds from Bangkok. Most condos sit along Bang Saen Sai 1 and Sai 2, around Laem Taen, and near the university.
Can foreigners own a condo?
Yes. Under the Condominium Act a foreigner can hold a freehold condo unit in their own name — the only property type that allows it. Land and houses cannot be owned directly by a foreigner.
- Foreign quota — foreigners together may own no more than 49% of the total unit area in a building. Ask the juristic person office to confirm the remaining quota before you pay a deposit.
- Money from abroad — the full purchase price must come into Thailand in foreign currency and be converted by a Thai bank, which issues a Foreign Exchange Transaction (FET) form or credit advice naming the purpose as a condominium purchase. The Land Office will not register a foreign-quota transfer without it.
- Title deed — ownership is recorded on a condominium title deed (Chanote Hong Chud) registered at the Land Office.
Costs at transfer
- Transfer fee — 2% of the appraised value, usually split 50/50 (negotiable)
- Specific business tax — 3.3% of the higher of sale price or appraised value, if the seller has owned the unit for less than 5 years · seller
- Stamp duty — 0.5%, only when specific business tax does not apply · seller
- Withholding tax — 1% for a company seller, progressive rate for an individual · seller
- Sinking fund — one-off, per square metre, for new units · buyer
Who pays what is set in the sale contract, so read it before signing. Government measures sometimes reduce the transfer fee for lower-priced units — check with the Land Office on the day.
Buying off-plan
- Check that the project has an approved environmental impact assessment (EIA) and a building permit.
- Payments are usually a reservation fee, a contract deposit and instalments during construction, with the balance at transfer.
- Insist on a contract in Thai with an English translation, and have a lawyer review it.
- Thai banks rarely lend to foreigners without Thai income, so most foreign buyers pay cash.
Renting in Bang Saen
- Standard terms — 6- or 12-month leases, two months' deposit plus one month in advance. Electricity is billed per unit; check the rate in the contract.
- Long leases — a lease longer than 3 years must be registered at the Land Office to be enforceable beyond 3 years. The maximum is 30 years.
- TM30 — the owner must report you to immigration within 24 hours. You need the receipt for visa extensions.
- Daily rentals — renting out a unit for less than 30 days needs a hotel licence, and most building rules forbid it.
Common area fees and the juristic person
Every building is run by a juristic person that collects a monthly common area fee per square metre. Before transfer the seller must obtain a debt-free letter from the juristic person — the Land Office requires it. Ask for the building rules, the latest accounts, and any planned special levies.
If you pass away
A foreign heir can inherit the unit only if they qualify under the foreign quota; otherwise it must be sold within the time the Land Office sets. A Thai will covering the condo makes this far easier for your family.