外国人在清迈买公寓：名额、费用与步骤
外国人合计最多只能持有公寓楼单元面积的49%。买方须出示不少于单元价格的外币资金证明。过户登记费为评估价的2%；适用时，卖方缴纳3.3%的特定业务税。
阅读英文版 (Read this guide in English)
付定金之前，先问一个问题：这栋楼已经被外国人持有多少？外国人合计最多只能持有公寓楼单元面积的49%。
49%的外国人名额
名额写在《公寓法》第19条之二里，按整栋楼的总单元面积计算。单元转让给外国人时，卖方要告诉工作人员哪些外国人已经持有单元、已占多少面积。付定金前，把这个数字书面确认下来。
谁能买，怎么证明资金
如果你是依据移民法获准在泰国居留的外国人，就可以买。如果你把外币带入泰国，或从境外居住者的泰铢账户、外币存款账户取款，也可以买。这条资金路径没有限定签证类别。这对持长期居留签证的退休人士很重要，因为尚不确定你的居留许可是否算作第一条所说的居留。
无论走哪条路，都要出示金额不少于单元价格的外币资金证明。下面两段引文出自第19条之三。
การโอนกรรมสิทธิ์ในห้องชุดให้แก่คนต่างด้าวหรือนิติบุคคลตามที่ระบุไว้ในมาตรา ๑๙ ให้ผู้ขอโอนกรรมสิทธิ์ในห้องชุดแจ้งรายชื่อคนต่างด้าวหรือนิติบุคคลตามที่ระบุไว้ในมาตรา ๑๙ พร้อมทั้งอัตราส่วนเนื้อที่ของห้องชุดที่คนต่างด้าวหรือนิติบุคคลดังกล่าวถือกรรมสิทธิ์อยู่แล้วต่อพนักงานเจ้าหน้าที่
编者译文：将单元所有权转让给第19条所指的外国人或法人时，申请转让的人必须向主管工作人员申报第19条所指的外国人或法人的姓名，以及他们已持有的单元面积比例。
หรือถอนเงินจากบัญชีเงินฝากเงินตราต่างประเทศในจํานวนไม่น้อยกว่าค่าห้องชุดที่จะซื้อ
编者译文：……或从外币存款账户取款，金额不少于所购单元的价格。
《公寓法》佛历2522年（1979年）第19条之三（มาตรา ๑๙ ตรี）
证明资金的银行凭证
别理会那些让你去办“外汇表格”的旧攻略：泰国央行已经取消了这个表格。现在银行出具的贷记或借记通知就是你的证明。钱到账当天就向收款银行索取这份通知，然后在过户前拿给土地局的公共关系专员看，因为土地厅的文件里没有写明是哪一种凭证。
资金从哪里来，可能会被问到。低于200,000美元时，你申报用途，银行不要求提供文件。达到200,000美元或以上时，银行会要求提供资金来源文件。
汇款方面，请看清迈换汇：持牌兑换点与汇率和外国人如何在清迈开银行账户（2026）。
从付定金到过户的步骤
- 查清大楼的外国人份额是否在49%上限以内。
- 确认你属于哪一类：依据移民法获准居留，或带入外币。
- 向楼宇经理索取无债务证明。只有当单元没有第18条所列债务、并出示该证明时，工作人员才会办理过户登记，而这份证明必须由经理安排出具。
- 准备好资金证明，金额不少于单元价格。
- 去清迈府土地局，先见公共关系专员，咨询、核对文件并取排队号。
土地局在清迈府政府中心 (Chiang Mai Provincial Government Centre)，Chotana Road, Chang Phueak, Mueang Chiang Mai, 50300。电话是0-5311-2983-4。
ศูนย์ราชการ, Chotana Rd, Tambon Chang Phueak, Mueang Chiang Mai District, Chiang Mai 50300, Thailand · 在 Google 地图中打开 (在新标签页中打开)
周一至周五办公，法定假日除外，时间为08:30–16:30。过户在单元所在地区的土地局或分局办理。
过户费用
特定业务税由卖方缴纳。登记费和印花税由谁承担，没有任何规定，所以在买卖合同里写清分摊方式。有偿转让房产时，要按收据缴印花税。
| 费用 | 费率 |
|---|---|
| 过户登记费，公寓单元 | 评估价的2%，最低20泰铢 |
| 特定业务税，由卖方缴纳 | 评估价或成交价中较高者的3.3% |
| 印花税 | 每200泰铢或其不足200泰铢的部分1泰铢 |
| 预扣所得税，卖方为公司或法人合伙 | 成交价或评估价中较高者的1% |
| 预扣所得税，卖方为个人 | 按土地局公式以评估价计算；持有年数最多按十年计 |
算例：过户总费用
假设成交价为三百万泰铢，评估价为两百万泰铢。土地厅按它自己的评估价计算，这个价格可能和你的成交价不一样。
| 项目 | 计算方式 | 结果 |
|---|---|---|
| 过户登记费 | 两百万泰铢的2% | 40,000泰铢 |
| 特定业务税（如适用） | 三百万泰铢的3.3% | 99,000泰铢 |
| 印花税（如不缴特定业务税） | 三百万泰铢每200泰铢收1泰铢 | 15,000泰铢 |
| 预扣税（公司卖家） | 三百万泰铢的1% | 30,000泰铢 |
如果卖家在五年内卖出，过户登记费加特定业务税一共139,000泰铢，不用缴印花税。如果卖家持有更久，过户登记费加印花税一共55,000泰铢。
什么时候要缴特定业务税
卖家在取得公寓后五年内卖出，就要缴这笔税；开发商作为公寓的注册人出售，也要缴。取得五年之后才登记出售的，不在征税范围内。收款方缴了特定业务税，就不再收印花税。
租赁权的期限上限
超过三年的租约必须写成书面合同并登记，费用是租期内全部租金的1%，或转让费的1%，或两者合计金额的1%。土地厅不登记超过30年的租约；更长的租约会缩短到30年。商业和工业用途、超过30年但不超过50年的租约另有一部法律管。
租房相关内容见在清迈租公寓：押金、合同、TM30和住在清迈哪里：区域、租金、各适合谁。
图片 (1)
- Chiang Mai viewed from Suthep mountain, Wikimedia Commons (Public domain (在新标签页中打开))
英文指南中的图表
图表中的文字为英文。
步骤
- 查清大楼的外国人份额上限是总单元面积的49%。卖方须申报外国人业主的名单和他们已持有的面积比例。
- 确认你属于哪一类根据移民法获准在泰国居留的外国人可以持有单元。第19(5)条涵盖把外币带入泰国的外国人。
- 拿到无债务证明单元没有第18条所列债务、并出示该证明时，工作人员才会办理登记。这份证明由物业经理负责安排出具。
- 准备好资金证明出示外币资金证明，金额不少于单元价格。向收款银行索取贷记通知。
- 去土地局先去见公共关系专员，咨询、核对文件并取排队号。
未确认： 土地局认可哪种银行凭证作为外币资金证明。先带着银行的贷记通知去问土地局的公共关系专员。登记费和预扣税由谁承担。在买卖合同中约定清楚。维修基金和预付的公共管理费。向大楼的法人询问缴费时间表。
常见问题
外国人能在清迈直接拥有公寓吗？
可以，前提是你获准在泰国居留，或者你汇入不少于单元价格的外币。外国人合计最多只能持有一栋楼的49%。
外国人最多能持有一栋楼的多少？
外国人合计最多只能持有该公寓总单元面积的49%。卖方须向工作人员申报外国人业主的名单和他们已持有的面积比例。
土地局要看什么资金证明？
该法要求提供汇入泰国的外币证明，或从境外居住者的泰铢账户取款的证明。从外币存款账户取款也算，金额不少于单元价格。银行会出具贷记或借记通知，作为外币交易的证明。
公寓过户总共要花多少钱？
假设成交价为三百万泰铢、评估价为二百万泰铢，登记费是40,000泰铢。如果卖方在五年内卖出，还要加99,000泰铢特定业务税；如果不是，则加15,000泰铢印花税。
土地局什么时候办公？
周一至周五办公，法定假日除外，时间为08:30–16:30。过户在单元所在地区的土地局或分局办理。
特定业务税由谁缴纳？
由卖方缴纳。取得单元后五年内出售，以及开发商出售，都适用这项税。
过户的印花税是多少？
每200泰铢或其不足200泰铢的部分，缴1泰铢。如果收款方需缴特定业务税，就不收印花税。
租约最长可以签多久？
土地局不登记超过30年的租约。商业或工业用途的租赁超过30年、最长50年的，另有法律规定。
无债务证明是什么？
只有当单元没有第18条所列债务、并出示法人出具的无债务证明时，工作人员才会办理过户登记。这份证明由物业经理负责安排出具。
清迈土地局在哪里？
在清迈府政府中心 (Chiang Mai Provincial Government Centre)，Chotana Road, Chang Phueak, Mueang Chiang Mai, 50300。电话是0-5311-2983-4。
更多中文指南
本文是依据上述来源核实的一般信息，不构成针对你个人情况的法律意见。价格、规定和营业时间可能变化，请到现场再确认一次。指南的核实方式见： How we check （英文）。
发现错误？ 请告知编辑。
评论 (10)
MarcusSurealius
I'm 50, married with two kids, 11 and 14, four cats, and meet all the criteria for a 5 year retirement visa. What do I do now? I'll keep this simple, and thanks in advance. As mentioned, I'm retired and have the funds to move from Oregon to Chang Mai. I'm not rich, but can manage a 13 million Baht home and the requirements of the visa. I'd rather rent out my current house in Oregon than sell it, so I'll likely need a home loan because I wouldn't have the money otherwise. I'm also a 100% disabled veteran. It's epilepsy and managed. I want to immigrate. What do I do now?
3 条回复
bcycle240
You need to do a bit more research. As a foreigner you can not own land. The only way to buy a house is through a shell company with majority Thai ownership. That is a legal grey area. You won't get a loan to build your palace. Without a work permit and strong long term ties to the country any loan is off the table. A "normal" house costs around 400k and a luxurious pool villa 3 million. 13 million would be a mansion. As for the visa, the 5 year is not common, the one year is what people normally get. Just go on the website of the embassy near you to get the list of required documents. If you don't want to then contact an agent in Thailand. Maybe it would be a good idea to come for a couple months first before committing to a big move.
Nyasce
As a long-term Chiang Mai resident and someone who knows the market well, this is correct. An entry-level luxurious pool villa is 8-10m, between 15-20m and you’re looking at something bigger in a nice area. For a mansion-style pool villa, in a prime area, you can expect 25-30m+.
Nyasce
Anyway, OP, come and live here first. Spend 2-3 years renting and figuring out the area you like, the type of house you want to build, learn the language a bit and connect with people who have been through this, and evaluate whether it’s for you. For most foreigners, buying property in Thailand is a bad investment, not just because it doesn’t tend to increase in value especially considered against other investment vehicles available to you, but also because it’s a legal grey area. Most foreigners buy a house through a shell company, and they do have to live with the risk that Thailand could one day decide to change the law and they could risk losing their home. Is it unlikely? Probably. But possible.
EducationalRat
Practical to buy a Condo here? Has anyone done or considered this? Looking at potentially buying a condo here where I can leave my things and have a desk, computer here that I can easily come back to after visiting and have CM as my Asian base to travel Asia and relax here, main residence will be in UK This sort of lifestyle attracts me, maybe 6 months in each continent as I work remote, do you think it's practical though or waste of money, is there ways to do the same thing for less?
5 条回复
Alone-Squash5875
my CM condo is 5,800/m, 70k/y it's for sale at 1.2m, equal to 17 years of rent if you're not 100% sure that you will still need the condo after 17 years, seems better to rent I don't even trust the Thai government enough, that I can still come and go as I please the next 17 years
Pervynstuff
If you really want to have your own place that you can decorate etc then it can certainly work to buy a condo here. But as an investment it's generally a bad idea. Most condos here are poor quality build and deteriorate fast and there are constantly new condos being built. This means that the value of your condo is very unlikely to appreciate by any significant amount that would make it a worthwhile investment. You are generally much better off just renting a condo and then investing your money somewhere else that gives a better return.
Pervynstuff
Renting a condo out less than 30 days at a time is illegal unless you have a hotel license. It's not generally enforced, but more condos are starting to crack down on this because residents are sick of lots of airbnb customers coming an going. My condo has said that they will start to report owners doing short-term airbnb to the police.
Appropriate_Sugar221
IMO the fact that within a short walk of Nimman there is plenty of vacant land to build on means theres not potential supply shortage of condo's. Maybe not the best investment. Dealing with some agents here to get a rental I found a number of condo's that been up for sale for 6+ months, some over a year and they had resorted to renting them out as they couldn't sell. I think Alone-squash's comment about the Thai gov is correct too. You could be on an elite visa but you're still a third class citizen here at best. You'll never vote, have the same access to healthcare etc. There is nothing stopping the government from deciding one day that you won't be allowed back in for x and y reasons and there is nothing you can do about it. Wish you all the best
almightyme
I bought my own condo here a few years and I don’t regret it at all. I don’t see it as an investment though, it’s my home first and foremost. I was able to renovate the whole interior and decorate everything exactly how I want it without having to worry about a landlord. It’s pretty awesome having my own little hangout. I’m also financially comfortable enough that I don’t have to worry about the value of my condo. If I had to leave tomorrow and sell it for 100 baht it honestly wouldn’t impact my life at all. I would only buy in case you can consider the money gone once you spent it, otherwise just rent, it’s cheap enough.