Purchasing land in Thailand — especially in Rayong — can be one of the most rewarding investments you’ll ever make. However, to ensure a safe and legal purchase, it’s essential to understand local regulations, title deed classifications, and the right acquisition methods for foreigners. This comprehensive guide explains how to buy land in Rayong safely while maximizing your investment potential.
1. Why Invest in Land in Rayong
Rayong’s coastal charm, rapid development under the Eastern Economic Corridor (EEC), and relatively low prices make it one of Thailand’s most promising provinces for land acquisition. Many investors are purchasing land to build villas, resorts, or warehouses as infrastructure expands. Land near Ban Chang and Mae Ramphueng Beach has seen a 15–25% increase in value since 2020, according to local agencies.
2. Understanding Thai Land Titles
Thailand has several types of land titles, but not all provide the same ownership rights. Before buying, confirm the land has a Chanote title deed — the only type that offers full ownership with exact boundaries verified by the Land Department.
| Title Type | Ownership Rights | Can Transfer? |
|---|---|---|
| Chanote (Nor Sor 4 Jor) | Full ownership | Yes |
| Nor Sor 3 Gor | Confirmed boundaries | Yes, with process |
| Nor Sor 3 | Unsurveyed land | Transferable, but risky |
| Sor Kor 1 | Possession claim only | No |
Always hire a lawyer to verify the title deed, ensure it’s clear of encumbrances, and confirm that the seller has the legal right to transfer ownership.
3. Can Foreigners Buy Land in Rayong?
Foreigners cannot directly own land in Thailand, but there are several legitimate structures to do so safely:
- Long-term leasehold: Lease the land for up to 30 years, renewable twice (total 90 years).
- Thai Limited Company: Set up a legal Thai company where you hold up to 49% ownership, with proper shareholder agreements.
- Spouse ownership: A Thai spouse can legally buy the land under her/his name, with a declaration that the funds are not foreign assets.
It’s crucial to avoid illegal “nominee” structures. A legitimate company or lease contract drafted by a local lawyer ensures you comply fully with Thai law.
4. The Buying Process
- Hire a certified property lawyer to handle due diligence.
- Request a copy of the title deed (Chanote) and map from the Land Office.
- Conduct a land survey to verify boundaries and access rights.
- Negotiate the price and sign a Sale and Purchase Agreement (SPA).
- Pay a deposit (usually 10%) and complete transfer at the Land Department.
5. Taxes and Fees
Expect to pay approximately 6–7% of the land’s value in total transfer fees and taxes (shared between buyer and seller). Foreign buyers must also transfer the purchase funds from abroad and obtain a Foreign Exchange Transaction Form as proof.
6. Areas with Strong Potential
- Ban Chang: Near U-Tapao Airport and EEC development zones.
- Mae Ramphueng: Excellent for residential and resort development.
- Map Ta Phut: Strategic for commercial and warehouse projects.
7. Conclusion
With due diligence and the right legal support, buying land in Rayong can be both safe and profitable. Visit Properties in Rayong to explore verified listings and connect with professional legal advisors.
External resource: Tilleke & Gibbins – Foreign Ownership Guide
