Asked by a buyer on a budget

“I've found a cheap condo in an older building. Is it worth doing it up?”

My answerShane Ruddle, 20+ years in Pattaya

Be careful. Plenty of people renovate beautifully and then can't sell at the price they want, because the building is still old.

It's like putting flashy alloy wheels on a 1980s car. It doesn't make the car worth any more.

If you want to live there and you like the building, fine. But don't expect the renovation to come back to you in the price.

Look at the building and its management first. A fantastic unit in a badly run building can lose value fast.

Up to date as of November 2026. Rules in Thailand change often, so check the current position before you act.

The full story

Article

Buying a Condo in Pattaya as a Foreigner: What I Tell Every Buyer

Can foreigners own a condo in Thailand? Yes. Here's how the 49% rule really works, the buying steps, the fees, off-plan vs resale, and how to buy smart in Pattaya.

Ask Shane

Thinking of buying in Pattaya?

I'll know which answer you've just read.

More questions: Buying & sellingAll 43 questions →
Buying & selling · Asked by a buyer planning a first visit“Can I actually buy a condo in Pattaya as a foreigner, in my own name?”Yes. Foreigners can own a condo unit outright, in their own name, as long as it's in the building's foreign quota.My full answer Buying & selling · Asked by a buyer looking at a new development“The agent says the foreign quota in a building is almost full. How does the 49% actually work?”The 49% is counted by floor area, not by the number of units, so what's left depends on the size of the units still available.My full answer Buying & selling · Asked by a couple who want a garden“Can I buy a house with a bit of land as a foreigner?”Not the land. Foreigners can't own land in Thailand, and my honest advice to anyone who wants a house is to rent one.My full answer Buying & selling · Asked by a buyer looking at villas“Is a 30-year lease on a house safe? The seller says it renews for another 30.”The 30 years are well protected. The renewal promise is the part I wouldn't count on.My full answer Buying & selling · Asked by a married couple“My wife is Thai. Should we just buy the house in her name?”You can, but think hard about what happens if the marriage ends, and get independent legal advice first.My full answer Buying & selling · Asked by a first-time buyer“What fees will I pay on top of the price when I buy a condo?”The seller pays the agency's commission. The transfer fees at the land office are usually split 50-50.My full answer