Condo in Thailand via USDT: the financial chain
A foreigner may buy a condominium in Thailand as an individual, provided the 49% foreign ownership quota in the building is not exceeded. To register the deal at the Land Department you need an FET form — a document confirming the foreign origin of the funds.
Thai law: condos for foreigners
- Foreigners may own a condo unit in freehold
- Restriction: no more than 49% of building floor area may be foreign-owned
- The land beneath the building remains Thai property — this is the norm
- Buying a standalone house with land is not allowed (only leasehold: 30+30+30 years)
FET form: why you need it
A Foreign Exchange Transaction (FET) form is a document issued by a Thai bank when it receives funds from abroad in foreign currency. The Land Department requires the FET as proof the money came from overseas — this is a condition of foreign ownership rights.
To obtain an FET the money must arrive at a Thai bank account in foreign currency (USD, EUR etc.), not in baht. This means: USDT → conversion → transfer in USD or EUR to your Thai account, then the bank converts to THB and issues the FET.
Practical deal structure
- Open an account at a Thai bank (Kasikorn, Bangkok Bank, SCB)
- Convert USDT to USD through us — receive a USD transfer to your Thai account
- The bank converts USD to THB and issues the FET form
- Hire a Thai lawyer, verify the Chanote (title deed)
- Sign the sale and purchase agreement (SPA), pay the deposit
- Complete payment, register ownership at the Land Department with the FET
Additional costs on purchase
- Transfer Fee: 2% of assessed value — split between buyer and seller
- Specific Business Tax (SBT): 3.3% if seller has owned less than 5 years
- Stamp Duty: 0.5% (if SBT is exempted)
- Lawyer fee: 0.5–1% of transaction value
- Condo sinking fund: one-time contribution at purchase (depends on property)
We do not provide legal support for real estate transactions. Always engage a licensed Thai lawyer before signing any documents or paying a deposit. The FET form scheme requires an open Thai bank account.
Common questions about buying a condo
Can I buy without being physically present? Yes, through a notarised power of attorney for a Thai lawyer.
How do I sell later? The sale works the same way — the buyer transfers funds from abroad, obtains an FET, and the deal is registered at the Land Department.
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