Buying a Condo in Phuket – The Ultimate 2025 Guide (Foreign Freehold)

Why This Guide to Buying a Condo in Phuket Matters (And Why Condos are Different)

If you’re buying a condo in Phuket as a foreigner, condominiums are uniquely powerful: they are the only property type you can legally own freehold in your own name. That single fact makes condos the safest, cleanest, and most liquid route into Phuket real estate.

This guide is your one-stop handbook. It covers every step, rule, fee, risk, document, and decision, plus the 2025 trends reshaping demand (pet-friendly living, villa-style condos, and compliance tailwinds). Nothing fluffy, just the exact knowledge you need to buy confidently and protect your investment.

For anyone buying a condo in Phuket, this guide ensures you avoid mistakes and make the smartest investment decisions.

What “Foreign Freehold” Really Means if Buying a Condo in Phuket

A foreign freehold condo is registered to you, personally, at the Land Office. You receive:

• Unit title deed (Chanote) in your name.
• A pro-rata share of the building’s common property (land, structure, corridors, lifts, gardens).
• Full rights to sell, bequeath, or mortgage your unit.

Key legal constraint: in every registered condominium, up to 49% of the total saleable area may be owned freehold by foreigners. Once that quota is filled, no additional foreign freehold titles can be issued in that project. (This is why checking quota availability is a must-do step before you reserve a unit.)

Why this matters: You’re not navigating workarounds. You’re not “holding” land. You own a titled property, cleanly and transparently, within Thai law.

The Legal Framework When Buying a Condo in Phuket (Plain-English)

Thailand’s Condominium Act governs how condos are formed, sold, owned, and managed. For buyers, the main touchpoints are:

1) Registration & title

• The building must be registered as a condominium with the Land Office.
• Your unit title is distinct and transferrable.
• You also share ownership of common property (through the juristic person).

2) Foreign ownership quota (49%)

• Applies to total area, not number of units.
• Your lawyer should verify current foreign quota with the juristic person before you pay a deposit, especially if you purchase a leasehold unit and expect it to be transferable to a freehold unit.

3) Funds from abroad (FET forms)

• For foreign freehold purchases, funds must be remitted into Thailand in foreign currency.
• The receiving bank issues Foreign Exchange Transaction Form (FETF) document stating the purpose (property purchase).
• Keep originals – you’ll need them at the Land Office. And also to repatriate monies when you sell.

4) By-laws & building rules

Every condo has rules (pets, Airbnb/short lets, renovations, balcony use, parking, etc.). Read them. They affect your lifestyle and your rental strategy.

When you’re buying a condo in Phuket, the legal framework is your foundation.

Who Runs the Building? (Juristic Person, CAM fees, Sinking Fund)

A condominium is a mini city. Its health lives and dies on transparent, competent management.

Condominium Juristic Person (CJP)

• The legally established body that manages the building.
• Oversees maintenance, security, staff, budgeting, and rule enforcement.
• Works with an elected owners’ committee; can appoint a professional management company.

Common Area Management (CAM) fees

• Recurring operating fees (monthly/quarterly/annually), usually per sqm of unit area.
• Cover: staff wages, security, cleaning, gardening, electricity for common areas, pool, gym, lifts, pest control, accounting, minor repairs, insurance.
• Healthy signs: realistic budgets, timely accounts, consistent collections, no chronic arrears.

Sinking Fund (Capital Reserve)

• One-time or periodic capital reserve for large works: repainting, re-waterproofing, lift replacement, roof, major MEP overhauls.
• Ask for: current sinking fund balance, recent major works, and forecasted projects.

Understanding CAM fees and sinking funds is critical when buying a condo in Phuket to avoid hidden costs later.

Due Diligence Checklist When Buying a Condo in Phuket (Management & Money):

• Last 2-3 years of audited accounts.
• Current arrears level (owners not paying CAM).
• Sinking fund balance today vs upcoming capital works.
• Insurance coverage (fire, public liability).
• Service contracts (lifts, pool, fire systems) up to date.

Buying a Condo in Phuket: Step-by-Step Process

The buying process for condos may feel daunting, but when you’re buying a condo in Phuket, it follows a clear timeline.

1. Define Your Brief

   Budget, lifestyle vs investment, location, pet needs, unit size, outlook (garden/sea/mountain), building rules.

2. Shortlist & Inspection

   Compare real projects, not renderings. Walk the corridors, check lighting, smell damp, test water pressure, ask residents how they feel about management.

3. Reserve the Unit

• Reservation agreement + booking fee (commonly 5% or even 10% of purchase price for resales; varies for off-plan).
• Include clear refund conditions (e.g., if legal DD checks fail or foreign quota unavailable).

4. Legal Due Diligence When Buying a Condo in Phuket (Non-Negotiable)

   Your lawyer should verify:

• Condo registration & developer’s corporate status (if off-plan).
• Foreign quota availability (in writing).
• Clean title: unit not encumbered beyond agreed mortgage release.
• No undisclosed liens/encumbrances.
• By-laws (pets, short-term rentals, renovations).
• Accounts: CAM arrears, sinking fund, planned capital works.

5. Sales & Purchase Agreement (SPA)

• Defines price, payment schedule, inclusions (furniture package, appliances), defects liability, handover condition, timing, who pays which taxes/fees.
• For resales: ensure seller clears CAM arrears and provides letter of debt-free status from the juristic person before transfer.

6. Remit Funds (with correct purpose)

• Send in foreign currency; obtain FET with property purpose noted.
• Keep copies for the Land Office.

7. Transfer at the Land Office

• Buyer, seller (or their attorneys-in-fact), and juristic person’s representative attend.
• Government fees/taxes settled per SPA.
• New title deed issued in the buyer’s name.

Buying a Condo in Phuket: Costs & Fees to Budget For

• Purchase price (obviously).
• Transfer fee, Stamp Duty etc.: Usually all fees are split 50% between the buyer and seller. For resales, the longer the seller has held the unit, the lower the fees and taxes (over 5 years mean lower taxes). New builds are usually an absolute maximum of 3.15% for a buyer (50% share of 6.3%).
• Legal fees: fixed/ad-valorem, worth every Thai Baht for proper due diligence.
• CAM fees: ongoing, per sqm (know the rate and payment cycle).
• Sinking fund: one-time (new build) or topped up as needed (resales).
• Insurance: building policy via CJP + optional contents insurance for your unit.
• Utilities: electric (PEA meter or building rate), water (per unit or building rate), internet (private or building deal).

Pro tip: Ask whether electricity/water are direct-metered at utility rates or billed via building (sometimes pricier). Direct meters are preferable.

Being aware of these expenses ensures your budget planning for buying a condo in Phuket is realistic.

Off-Plan, Hotel-Licensed Condotels & Resale (which path fits you if buying a condo in Phuket?)

Resale When Buying a Condo in Phuket (ready-to-own)

• Pros: immediate title transfer; real condition, community, and management track record; proven rental yield history; no construction risk.
• Cons: less flexible payment schedules; premium prices for prime units.

Off-Plan When Buying a Condo in Phuket (developer new build)

• Pros: staged payments; brand-new finishes; early-bird pricing; potential appreciation at completion.
• Risks: delivery delays, spec downgrades, developer weakness, market shifts.
• Protect yourself: only buy from credible developers; insist on escrow-like payment structures where possible; keep a tight, specific SPA; verify permits and EIA where applicable.

Hotel-licensed condotels (for yields)

• Pros: legal nightly rentals; professional operations; marketing/distribution handled; often hands-off.
• Watch-outs: revenue splits, black-out dates, owner usage rules, higher wear-and-tear, and running a hotel is a business – yields vary with occupancy and management quality. Always examine real P&Ls, not just brochures.

Investment Logic When Buying a Condo in Phuket: Yields, Occupancy & Exit Value

• Long-stay expat demand (Rawai, Nai Harn, Chalong, Cherng Talay: steady 6-8% gross possible on well-chosen units; lower churn, less wear.
• Short-stay holiday demand (Patong, Kata, Karon, Kamala, Bang Tao): higher seasonal peaks; yields depend on license/compliance and professional marketing.
• Luxury & sea-view (Bang Tao, Surin, Kamala, Cape Panwa): typically lower gross yield, higher capital preservation and resale desirability.
• Pet-friendly & villa-style condos: growing niche; scarcity supports pricing and exit value, especially among lifestyle buyers relocating long-term.

Returns vary widely, but the fundamentals of location and management remain the same when buying a condo in Phuket

What Drives Performance Most?

1. Location & outlook. 2) Building management quality. 3) Floor plan (light, ceilings, storage). 4) Compliance (by-laws, hotel license if nightly lets). 5) Developer/brand credibility.

 Best Areas for Buying a Condo in Phuket (Each with Lifestyle + Price + Buyer Fit)

Rawai

• Vibe: Laid-back, year-round expat village with cafés, gyms, markets; close to seafront and boat trips.
• Buyers: Long-stay expats, retirees, digital nomads.
• Why it works: Lifestyle + value; great for long-term rentals.
• Notes: Ask about pet rules; check traffic to Nai Harn in peak hours.

Nai Harn

• Vibe: Family-friendly, green, swim-safe lagoon/beach area.
• Buyers: Families, retirees, high repeat visitors.
• Why it works: Limited supply close to the beach supports values.
• Notes: Focus on buildings with strong maintenance, salt air is real.

Kata

• Vibe: Surf culture, beach living, lively but not manic.
• Buyers: Younger lifestyle buyers, investors chasing high-season demand.
• Why it works: Sea-view demand and brand recognition drive bookings.
• Notes: Hillside projects = views and stairs/slopes—factor mobility.

Karon

• Vibe: Long sandy bay, slightly quieter than Kata.
• Buyers: Family investors seeking balance of yield and calm.
• Why it works: Diverse stock; strong seasonal performance.
• Notes: Check beach access; road crossings can be busy.

Patong

• Vibe: Phuket’s entertainment capital.
• Buyers: Yield-focused investors (where nightly rentals are legal).
• Why it works: Year-round visibility; high ADRs in peak.
• Notes: Verify hotel license if planning nightly rentals; noise tolerance required.

Kamala

• Vibe: Upscale yet relaxed; “Millionaire’s Mile.”
• Buyers: Luxury lifestyle & investment buyers; retirees wanting sea views.
• Why it works: Brand names, sea-view scarcity, strong image.
• Notes: Hillside access, shuttle reliance; check maintenance budgets.

Surin

• Vibe: Boutique luxury near postcard-perfect beach.
• Buyers: High-end holiday homes and investors.
• Why it works: Intimate scale; premium dining scene nearby.
• Notes: Tight supply; due diligence on older stock’s upkeep.

Bang Tao

• Vibe: Beach clubs, golf, restaurants, Phuket’s luxury heartbeat.
• Buyers: Lifestyle buyers, brand-conscious investors.
• Why it works: Amenity-rich, prestige addresses, resilient pricing.
• Notes: Premium pricing; focus on standout layouts/views.

Laguna

• Vibe: Master-planned resort community with hotel brands, golf, lagoons.
• Buyers: Global families & investors who want brand standards and services.
• Why it works: Integrated infrastructure, management, and resale liquidity.
• Notes: Compare HOA/CAM structures and owner privileges.

Cape Panwa

• Vibe: Peaceful peninsula living; panoramic sea views; low density.
• Buyers: Discerning lifestyle owners; writers, retirees, yachting crowd.
• Why it works: Serenity + scenery; boutique luxury.
• Notes: Car essential; check commute times to schools/healthcare.

Phuket Town

• Vibe: Historic, cultural, foodie city vibe; real Thai life.
• Buyers: Long-term residents, professionals, students.
• Why it works: Year-round demand, affordability, convenience.
• Notes: Lower tourist yields; emphasize long-stay rentals.

Chalong

• Vibe: Marina gateway with mooring facilities; gyms, schools, supermarkets.
• Buyers: Live-in owners and long-term tenants.
• Why it works: Practical base with good road links.
• Notes: Not a beach zone—price expectations accordingly.

Phuket Condo Price Snapshot 2025

When buying a condo in Phuket, pricing varies widely depending on location, views, and development quality. Below is a quick overview of average per square metre (sqm) prices across Phuket’s most popular areas in 2025.

Figures are approximate market ranges as of 2025, based on developer launches and resale listings. Prices can shift depending on project maintenance, reputation, facilities, and sea views.

What This Means for Buyers & Investors

These ranges highlight how Phuket’s southern zones like Rawai and Nai Harn remain affordable entry points, while Bang Tao and Laguna command top-tier luxury pricing. Cape Panwa continues to offer excellent value for buyers seeking sea views without the northern price tag.

For investors, condos near beaches and lifestyle hubs tend to achieve the strongest rental yields. For lifestyle buyers, the choice often comes down to whether you want the buzz of Patong, the luxury of Laguna, or the laid-back community vibe of the south.

Explore our curated condo listings in each area to see live prices and opportunities below:

Where to Buy Condos in Phuket – Main Area Links

Looking beyond the big picture, Phuket’s condo market is very area-driven. Each neighborhood attracts a different type of buyer, lifestyle seeker, or investor. Use the links below to explore dedicated condo pages in each area:

• Rawai Condos for Sale – A favorite with long-stay expats and retirees, Rawai offers affordable condos close to Nai Harn Beach, seafood markets, and a year-round community.
• Nai Harn Condos for Sale – Family-friendly and relaxed, Nai Harn condos are prized for proximity to Phuket’s most famous beach, ideal for permanent living or holiday homes.
• Kata Condos for Sale – Kata is popular with younger buyers, surfers, and lifestyle investors who want vibrant dining, nightlife, and rental appeal.
• Karon Condos for Sale – A balance between lifestyle and affordability, Karon offers spacious condos within walking distance of its long sandy beach.
• Patong Condos for Sale – Phuket’s busiest hub, Patong is focused on investment potential, with high rental demand and modern condo developments.
• Kamala Condos for Sale – Known for Millionaire’s Mile, Kamala has everything from budget condos to luxury sea-view apartments catering to investors and holidaymakers.
• Surin Condos for Sale – A boutique luxury area, Surin condos offer exclusivity, high-end finishes, and easy access to upscale beach clubs.
• Bang Tao Condos for Sale – One of Phuket’s most in-demand northern beaches, Bang Tao features a mix of premium condos with strong rental returns and luxury appeal.
• Laguna Condos for Sale – Home to Phuket’s largest integrated resort, Laguna offers branded residences and investment-driven condominiums with resort-style facilities.
• Layan Condos for Sale – A quieter alternative to Bang Tao, Layan offers low-density luxury developments near one of Phuket’s most tranquil beaches, appealing to buyers seeking privacy, exclusivity, and strong long-term value.
• Cherng Talay Condos for Sale – The inland neighbor to Bang Tao, but also encompasses Surin and Layan, Cherng Talay is booming with new mid-range and luxury condos close to lifestyle hubs, cafés, and shopping.

Pet-friendly & Villa-Style Condos (the 2025 Breakthrough)

Phuket is seeing a decisive shift toward homes you can live in full-time:

• Pet-friendly policies: scarce = valuable. Projects with pet areas, garden access, durable finishes, and pragmatic by-laws are winning buyers who relocate with pets.
• Villa-style layouts: high ceilings, larger kitchens, utility rooms, storage, outdoor terraces and lawns, private pools/plunge pools – all condos with villa DNA.
• Wellness-first amenities: natural light, ventilation, co-working lounges, EV chargers, cold/warm plunge, proper gyms.

Why it matters: Scarcity + livability = price resilience and resale appeal. These are the condos end-users actually want to inhabit.

Compliance & the 2025-2030 Outlook (Why Values Can Rise)

• Nominee crackdowns are nudging buyers away from “creative” land structures and into clean foreign freehold – exactly what condos offer.
• Global transparency (OECD momentum) favors clear, registered ownership. Condos fit the brief; this tailwind grows the buyer pool.
• Infrastructure & amenity upgrades (roads, schools, hospitals, marinas, retail) lift perceived quality of life, supporting capital values.
• Boutique luxury will outpace cookie-cutter stock; pet-friendly, villa-style, branded residences will command the premium.

Bottom line: Expect steady appreciation, with the sharpest gains in scarce, lifestyle-led, impeccably managed buildings.

Buyer Toolkit (Copy-Paste Checklists)

Documents & checks to collect

• Foreign quota confirmation (in writing).
• CJP debt-free letter for the unit (resales).
• Audited accounts (2-3 years), arrears report, sinking fund balance.
• By-laws: pets, short-term lets, renovation rules.
• Service contracts (lifts, fire systems).
• Insurance policy.
• FET forms (keep originals).

SPA must-haves

• Clear payment schedule and late-delivery penalties (off-plan).
• Defects liability periods & processes.
• Inclusions list: appliances, brand models, furniture pack specs.
• Tax & fee split (transfer, stamp/SBT/withholding).
• Handover condition and CAM/sinking fund status at transfer.

Handover snag list (top items that catch buyers out)

• Balcony waterproofing & drainage.
• AC: leaks, noise, proper BTU capacity.
• Negative water pressure in showers.
• Cabinet alignment, soft-close hardware, silicone finishing.
• Window/door seals (rain, insects).
• Paint & grout finishing; floor lippage.

Risks & How to Avoid Them (Straight Talk)

• Buying where foreign quota is full: you cannot register freehold – walk away.
• Weak juristic person: low sinking fund, high arrears = future special levies and value erosion.
• Illegal nightly rentals: only hotel-licensed buildings can do short-term stays legally.
• Spec-heavy off-plan with no brand or balance sheet: ask for proof of financing, escrow-like schedules, and permits.
• Tiny, window-poor layouts: hard to rent, harder to sell – prioritize light, proportion, storage.
• Ignoring humidity/salt air: coastal tropics punish mediocre waterproofing and hardware – buy where maintenance culture is strong.

Frequently Asked Questions About Buying a Condo in Phuket

Can foreigners really own condos freehold?
Yes, up to 49% of the total saleable area in a registered condominium can be foreign freehold. Verify quota before you pay a deposit.

What are CAM fees and how much are they?
CAM funds day-to-day operations (security, cleaning, common electricity, pool, gym, landscaping, admin). Rates vary by building/quality; always confirm rate per sqm and budget discipline.

What is a sinking fund and when do I pay it?
A capital reserve for major works (lifts, waterproofing, repainting). New builds collect it at completion; resales inherit the building’s existing fund. Ask for the current balance and upcoming works.

Can I rent my condo short-term (nightly/weekly)?
Only if the building has a hotel license and the by-laws allow it. Otherwise, focus on monthly/long-term rentals.

How long does the purchase process take?
Resales can complete in 2-6 weeks once due diligence and funds are sorted. Off-plan follows the construction schedule; title transfer happens at completion.

Do I need a lawyer?
Yes. The lawyer protects you on title, quotas, contracts, and transfer – this is not a corner to cut.

What kind of yields can I expect?
Broadly 6-8% gross for well-chosen units with proper management. Higher in legal hotel-licensed operations with strong occupancy; lower for ultra-luxury (but better capital preservation).

What adds the most resale value?
View/outlook, natural light, proportionate layouts with storage, pet-friendly policies, spotless management, and a recognized brand or location.

Conclusion: Why Buying a Condo in Phuket Remains the Smartest Path

For foreign buyers, condos are the safest and most straightforward way to own property in Thailand, full stop. You get a freehold title in your name, governance by law, and a real community backed by professional management.

In 2025 and beyond, demand is set to favour liveable, villa-style, pet-friendly, impeccably managed homes in proven locations.

If you want security, lifestyle, and a strong exit when it’s time to sell, buying a condo in Phuket, the right condo, in the right building, with the right governance, is the move.

Make Sure You Use a Trusted Real Estate Expert When Buying a Condo in Phuket

With over 25 years of experience, Thai Residential has built a reputation as Phuket’s most trusted real estate agency. We know the foreign freehold condo market inside out and can help you:

• Find the right property to match your goals

• Negotiate the best terms and protect your interests

• Ensure every transaction is safe, secure, and fully compliant

When it comes to buying a condo in Phuket, working with experts who put integrity first makes all the difference.