Property Insights

Purchasing a condominium in Foreign Name Freehold ownership is one of the most secure and straightforward ways for non-Thai nationals to legally own property in Thailand. While the process is not complicated, the most important step is obtaining the correct banking document — known as the Foreign Exchange Transaction Form, or Tor Tor 3 (TT3). At Cornerstone Real Estate, we are asked about this process frequently, so here is a detailed guide to help you understand exactly what is required. What Is a Foreign Exchange Document (Tor Tor 3)? The Foreign Exchange Transaction Form (FETF) — in Thai called Tor Tor Sam (ธ.ต.3) — is a document issued by a Thai bank when they receive foreign currency transferred from overseas. This document proves that the purchase funds came from outside Thailand and were converted into Thai Baht by a licensed Thai bank for the purpose of purchasing a condominium. Without this document, the Land Department will not allow a foreigner to register the property under their own name. How to Transfer the Funds Correctly To ensure the Tor Tor 3 is issued properly: Funds must be transferred from abroad The money must be sent in a foreign currency (e.g., USD, EUR, GBP, AUD, etc.) into a Thai bank. Do not transfer Thai Baht directly from abroad, as this will not qualify for a Foreign Exchange Certificate. Use Telegraphic Transfer (T.T.) When making the transfer, ensure the instructions clearly state: The full name of the purchaser (matching the name on the passport). The purpose of the transfer: “For purchase of a condominium in Thailand”. The condo project name, building address, and unit number. Third-party transfers are possible A family member or company can transfer funds, but the transfer instructions must still state: The name of the buyer receiving the funds. The purpose of the purchase. The money must arrive in the buyer’s Thai bank account and nowhere else. Information Shown on the Tor Tor 3 Document Once the bank processes your foreign transfer, they will issue the Tor Tor 3 form containing: Date of the transfer Amount received in foreign currency Equivalent Thai Baht amount converted Exchange rate applied Sender’s name Receiver’s name Purpose of the transfer This official document must be presented to the Land Office during the ownership transfer. Special Cases: Two Buyers or Joint Ownership If two foreigners are purchasing a condominium together, the funds should be split equally between them. Each buyer must make a separate transfer from overseas so that two Tor Tor 3 documents are issued — one for each name. The total transferred funds must cover the purchase price declared at the Land Department. If the amount falls short, ownership transfer may be delayed or rejected. Why Is This Step So Important? Mandatory for foreign ownership: Only condominiums purchased in foreign freehold name require the Tor Tor 3 document. Other forms of ownership (such as Thai Company Name or Leasehold) do not. Proof of compliance: It ensures your property purchase follows Thai banking and Land Department regulations. Resale requirement: When selling the condo in the future, you may need to show the original Tor Tor 3 as part of the repatriation process to send funds back overseas. How Cornerstone Real Estate Can Help With over 20 years of experience assisting clients with property transfers and Land Office procedures in Pattaya, Cornerstone Real Estate is here to guide you every step of the way. We provide clear instructions on how to send your funds. For clients without a Thai bank account, Cornerstone has a licensed client account that can receive foreign funds directly. This service saves you the hassle of opening a Thai bank account just for the transfer. Our multilingual team will coordinate with banks and ensure your Tor Tor 3 document is issued correctly before your ownership transfer at the Land Office.

Why Choose Zensiri Lakeside Mabprachan? Zensiri Lakeside Mabprachan is the newest luxury villa development just a few hundred metres from the peaceful Mabprachan Lake in East Pattaya. Designed for families, retirees, and investors, this project combines modern architecture with the natural charm of Pattaya’s greenest neighborhood. 🔗Full Details Of The Whole Development Living near Mabprachan Lake offers a unique lifestyle – open green spaces, cycling paths, and a peaceful atmosphere, all while being minutes from international schools, golf courses, and the city. It’s one of Pattaya’s most desirable residential areas for those looking for more space, privacy, and long-term value. Flexible Buying Opportunity With construction underway, now is the perfect time to buy. Early purchasers can secure flexible payment plans, spread across the build period, and even influence finishing touches and design elements to create a truly personal home. Developer Reputation Zensiri is a trusted name in Pattaya property, well-known for both condominium and villa projects with excellent build quality. Their track record ensures buyers confidence in construction standards, project delivery, and long-term value. Villa Options & Starting Prices Cornerstone Real Estate is proud to present a full range of villas at Zensiri Lakeside Mabprachan: 3 Bedroom Villas – Starting from 12,790,000 THB 🔗 View 3 Bedroom Layout & Details 4 Bedroom Villas – Starting from 18,250,000 THB 🔗 View 4 Bedroom Layout & Details 5 Bedroom Villas – Starting from 18,990,000 THB 🔗 View 5 Bedroom Layout & Details Location Highlights Just a few hundred metres from Mabprachan Lake 5 minutes to Regent’s and Rugby International Schools Easy access to Highway 7 & 36 for Bangkok, Rayong, or the Eastern Seaboard Close to Siam Country Club golf courses, Tara Pattana School, and essential shopping Why Invest Now? Compared with other new projects in the area, Zensiri Lakeside Mabprachan offers competitive pricing with premium specifications. Combining location, developer reputation, and buying flexibility, it represents one of the best opportunities in East Pattaya’s villa market right now.

Want to Rent Out Your Property in Pattaya? Here’s How. You can secure reliable tenants and steady income by offering your property on a 12-month contract. To succeed, it’s important to prepare your home, set the right rental price, and work with a professional agency you can trust — such as Cornerstone Real Estate, awarded “Best Pattaya Real Estate Customer Experience 2025”. Why Choose a Long-Term Contract? Long-term rentals are the most stable option for property owners in Pattaya. They reduce tenant turnover, provide consistent income, and appeal to expats, retirees, and families who prefer year-round living. A one-year lease also gives both landlords and tenants clear legal protection. Steps to Rent Out on a 1-Year Contract 1. Prepare the Property for Long-Term Living First impressions matter. To attract reliable tenants quickly, your condo or house should be clean, fully furnished, and in excellent working condition. Essential items include quality furniture, working air conditioning, Wi-Fi, and appliances such as a washing machine and refrigerator. Small upgrades — like fresh paint or modern lighting — can also make a big difference. For more tips on how presentation impacts speed of rental or sale, 👉 click here to read our blog: To sell or rent your home quickly, presenting it in its best condition is key. 2. Set a Competitive Market Price Work with a professional real estate agent who can provide comparative rental data and up-to-date market insights. Setting the right price from the start increases your chances of securing tenants quickly, reduces vacancy periods, and ensures a steady rental income. 3. Market to the Right Audience Choose reliable and active agents who can take the hard work off your shoulders. A trusted agency will promote your property across multiple platforms — including real estate websites, social media, and direct tenant networks — reaching the right audience of long-term renters such as expats, families, and working professionals. 4. Use a Professional Rental Agreement Long-term leases require clear legal contracts that protect both landlord and tenant. A professional agency will prepare agreements in line with Thai law, manage deposits securely, and make sure all terms are properly explained and signed. Who Can You Trust in Pattaya? Not every agent provides the same level of service. Look for an established company with a proven track record, transparent processes, and verified client reviews. Cornerstone Real Estate has more than 20 years of experience in the Pattaya property market, over 120 verified 5-star Trustpilot reviews, and was awarded “Best Pattaya Real Estate Customer Experience 2025”. We specialise in long-term rentals, helping landlords secure reliable tenants while ensuring the process is smooth, legal, and stress-free.

Because Pattaya continues to combine affordability, lifestyle, and future growth — making it attractive to retirees, families, and investors alike. Easy Access & Future Growth Pattaya is less than 90 minutes from Bangkok via the motorway and will soon benefit from the Bangkok–Pattaya High-Speed Rail Link. The Eastern Economic Corridor (EEC) is driving infrastructure upgrades, including U-Tapao Airport’s expansion into Thailand’s third international hub. These developments are expected to further boost property values and long-term demand. Lifestyle Advantages Compared to Bangkok, Pattaya offers: Less congestion and better air quality Beaches, golf courses, and outdoor lifestyle options A wide selection of international schools, healthcare, and family-friendly amenities For retirees and families, Pattaya offers a relaxed lifestyle with easy access to both leisure and essential services. A City With History & Resilience From its origins as a fishing village to a global tourist hub, Pattaya has shown resilience through economic cycles. Even during past global downturns, the property market here continued to attract foreign buyers. Compared to Bangkok, Phuket, or Koh Samui, Pattaya still offers better value per square metre. Property Choices in 2025 Condominiums High-rise condos along Wongamat, Jomtien, Pratumnak, and Bang Saray with panoramic sea views Prices: from 100,000–200,000 THB/sqm Low-rise resort-style projects inland with pools, gyms, and landscaped gardens Prices: from 65,000–100,000 THB/sqm Many investors favour low-rise projects for affordable entry points and strong rental demand. Houses & Villas Beachside homes: Rare and high-value, ranging 8M–80M+ THB East Pattaya villages: Family-friendly gated communities with pools and security Prices: from 3.5M–7M THB Private pool villas on large land plots: Space for gardens, guesthouses, and luxury living Prices: from 8M–45M THB This variety means there is something for every lifestyle and budget.

Thailand’s luxury retail market is booming, fuelled by tourism, affluent locals, and world-class malls. Discover why global brands are investing here. Introduction Thailand is no longer just famous for its beaches, temples, and nightlife. The country is now establishing itself as Southeast Asia’s premier luxury retail hub, attracting the world’s leading brands, international investors, and high-spending tourists. With luxury malls in Bangkok, booming tourism, and rising domestic wealth, Thailand’s retail scene is entering a new golden era. Market Growth and Opportunity Thailand’s luxury retail sector is valued at over USD 4 billion and is projected to grow 5–7% annually through 2028. International consultancies rank Thailand among the top 10 luxury markets in Asia Pacific, ahead of many of its regional competitors. This rapid growth is supported by a mix of high-end shopping malls, flagship brand stores, and increasing demand from both local and international buyers. Key Drivers Behind the Boom 1. Tourism Rebound Millions of tourists return to Thailand each year, and high-spending travellers from China, the Middle East, and Europe are once again filling Bangkok, Pattaya, and Phuket. These visitors often view luxury shopping as an essential part of their trip. 2. Rising Domestic Affluence Thailand’s growing middle and upper classes are spending more on fashion, watches, jewellery, and lifestyle products. Local buyers are now just as important as tourists for sustaining demand. 3. World-Class Shopping Destinations Developments such as Iconsiam, Siam Paragon, Central Embassy, and EmQuartier have transformed Bangkok into one of Asia’s leading luxury shopping capitals. Pattaya, Phuket, and Chiang Mai are also seeing investment in high-end retail. 4. Global Brand Expansion Luxury names including Louis Vuitton, Chanel, Dior, and Rolex are expanding flagship stores and introducing new shopping experiences across Thailand. Comparative Advantage in Southeast Asia While Singapore and Hong Kong have long dominated Asia’s luxury sector, Thailand’s blend of affordability, tourism appeal, and retail innovation makes it a rising competitor. Its central location in ASEAN allows easy access for regional travellers, helping boost its role as a shopping destination. Challenges and Risks Competition from other luxury hubs like Singapore and Hong Kong Import duties and taxation on luxury items Counterfeit markets and digital disruption Despite these challenges, strong demand and continuous infrastructure investment suggest long-term growth. Outlook for the Future Thailand’s luxury retail sector will continue to expand in the years ahead, with: More flagship stores and mixed-use retail complexes Stronger digital and omni-channel shopping experiences Growing consumer interest in sustainability and ethical luxury For real estate investors, retail developers, and global brands, Thailand offers an exciting landscape for expansion. Conclusion Thailand’s transformation into a luxury retail powerhouse is reshaping its economy and global image. With world-class malls, affluent consumers, and a vibrant tourism industry, the country is set to remain a leader in Southeast Asia’s high-end retail market.

Affordable, profitable, and lifestyle-friendly – Pattaya offers a winning formula for expats and property investors alike. Why Are Long-Term Rentals Thriving in Pattaya? Pattaya’s long-term rental market continues to grow due to its affordability, international appeal, and excellent infrastructure. From digital nomads to retirees, thousands of expats are choosing Pattaya as their long-term base—creating strong, consistent demand for rentals across a wide price range. What Makes Pattaya Ideal for Rental Property Investment? ✔️ High Occupancy Rates – Steady demand from working professionals, retirees, and long-stay tourists ✔️ Strong Yields – Rental returns of 6–10% per year in popular locations ✔️ Legal Simplicity – Straightforward rental contracts, long-term lease options, and manageable regulations Whether you're an investor seeking stable income or a tenant looking for a comfortable home, Pattaya delivers unmatched value. Which Areas Are Best for Long-Term Rentals? 🏙️ City Centre Live steps from malls, restaurants, and nightlife. High-rise condos dominate here—ideal for young professionals or active retirees. 🏖️ Jomtien Calmer, family-friendly, and right on the beach. A great mix of condos, villas, and serviced apartments. 🌿 Pratumnak Hill An upscale, peaceful neighborhood with panoramic sea views. Popular with retirees and long-term expats. 🏡 East Pattaya Spacious homes, quieter suburbs, and close to international schools. Perfect for families or anyone seeking space and value. What Are the Costs and Benefits of Long-Term Rentals? Long-term rentals offer: Lower monthly rates (20–40% less than short-term) Fully furnished options Better lease terms (6–12 months with renewals) Lower utility and maintenance costs You can rent a quality condo from as little as 15,000–20,000 THB/month or a great house from 20,000–30,000 THB/month, depending on the location and amenities. Why Is Pattaya Better Than Other Thai Cities? Compared to Bangkok, Chiang Mai, or Phuket, Pattaya offers: Better coastal access and beach lifestyle Lower property prices and living costs Proximity to 2 international airports (Suvarnabhumi and U-Tapao) Excellent road and public transport links Vibrant international community It’s an ideal mix of urban convenience and beachside charm—without the chaos or price tags of Thailand’s other hotspots.

Is Pattaya a Great Destination for Golf in 2025? Yes. Pattaya, Thailand is one of Asia’s most popular golfing destinations, offering more than 30 golf courses within a 45-kilometre radius. With championship layouts, luxury resorts, and a warm tropical climate all year round, Pattaya provides the perfect mix of leisure and challenge for golfers of every level. From world-class venues like Siam Country Club Old Course (home of the LPGA Honda Thailand) to Phoenix Gold Golf & Country Club (host of the Thailand Masters and Phoenix Ladies Classic), Pattaya combines professional-standard facilities with a vibrant lifestyle and easy accessibility.

Why Retire in Pattaya? Top Reasons to Choose Thailand’s Coastal City Absolutely. With its tropical climate, relaxed lifestyle, and world-class infrastructure, Pattaya continues to be one of the most popular retirement destinations in Thailand. Why do so many retirees choose Pattaya over other parts of Thailand? Pattaya offers the best of both worlds—modern convenience and relaxed coastal living. Unlike the hectic pace of Bangkok or more remote islands, Pattaya provides access to international-standard hospitals, shopping, dining, entertainment, and transport—all while retaining a laid-back beach vibe. How easy is it to get to Pattaya? Very easy. Pattaya is just 90 minutes from Suvarnabhumi International Airport in Bangkok via Motorway 7. For added convenience, U-Tapao International Airport is just 30–40 minutes away and offers growing international connections. With excellent road infrastructure and close proximity to two international airports, Pattaya is a perfect base to travel around Thailand or to and from your home country. What about the beaches—are they clean? Thanks to recent beach reclamation and improvements, the beaches in Pattaya, Jomtien, and the southern coastline have undergone significant transformation. Many now feature wider sands, cleaner water, and relaxing promenades—perfect for morning walks, sunset drinks, or just soaking up the sun. Is there a strong Expat community? Yes—thousands of retirees and expats from all over the world already call Pattaya home. There’s a welcoming community with activities ranging from golf, fitness classes, and volunteer work to social clubs, language lessons, and hobby groups. And it’s not just central Pattaya. Areas like Jomtien, East Pattaya, and Bang Saray offer a quieter, greener environment while still providing easy access to hospitals, shopping, and entertainment. Are there good leisure and travel options nearby? Absolutely. Within a short drive you can reach: Stunning islands like Koh Samet, Koh Chang, and Koh Kood Nature and heritage spots like Khao Yai, Kanchanaburi, Ayutthaya, and Ratchaburi Over 15 international-standard golf courses in the Pattaya-Rayong corridor Pattaya is a great “hub” for exploring all of Thailand—without the stress of big-city traffic. What’s the climate like? Thailand enjoys a warm tropical climate year-round. Expect plenty of sunshine, short rainy seasons, and beautiful sea breezes—perfect for retirees looking to escape colder climates. How affordable is retirement in Pattaya? The cost of living is significantly lower than in most Western countries, allowing retirees to enjoy a high standard of living. From local markets to luxury malls, beachside cafes to 5-star restaurants, Pattaya offers a wide range of lifestyle options for any budget. How expensive is property in Pattaya? Compared to other international retirement destinations, Pattaya offers incredible value. Whether you're looking to buy a modern condo, rent a private pool villa, or invest in a long-term residence, there are properties to suit every lifestyle and budget. And when it comes to finding the right home, it’s essential to work with a trusted real estate agent. Who can help me find a home in Pattaya? Look no further than Cornerstone Real Estate—one of Pattaya’s most respected property agencies. 🏆 Awarded “Best Customer Experience” at the 2025 Nestopa Thailand Digital Property Awards, Cornerstone Real Estate is known for professionalism, honesty, and in-depth local knowledge. With over 20 years of Pattaya experience, they’re your perfect partner for buying or renting your retirement home. Thinking About Retiring in Thailand? Start in Pattaya. With its accessibility, affordability, beachside lifestyle, and strong community, Pattaya is the smart choice for anyone planning their dream retirement. ✅ Browse retirement-ready homes, villas, and condos today 📞 Call: +66 (0)38 411 250 📧 Email: info@cornerstone.co.th 🌐 www.cornerstone.co.th Let Cornerstone Real Estate help you find your perfect place to retire in Pattaya, Thailand.

Thinking About Buying Property in Pattaya? Is buying property in Pattaya possible for foreigners, and what should you know before investing? Yes — foreigners can own condos outright in Thailand, and there are secure legal pathways to enjoy houses and land too. With the right guidance, the process is straightforward, affordable, and rewarding. Buying Property in Pattaya – Your Essential Guide & FAQs With its mix of vibrant city life, beachfront relaxation, and strong rental demand, Pattaya has become one of Thailand’s most popular destinations for property buyers. Whether you’re seeking a lifestyle home, a condo for investment, or a villa for long-term living, buying property in Pattaya can be smooth and secure when you know the rules. As a highly trusted local real estate agency with over 20 years of experience, Cornerstone Real Estate has guided thousands of clients through successful purchases. Our award as “Best Pattaya Real Estate Customer Experience” at the 2025 Nestopa Thailand Digital Property Awards reflects our commitment to doing things the right way. In this guide, we answer the most common questions buyers ask. Can foreigners buy property in Pattaya? Yes, foreigners can own property in Thailand under specific rules: Condos – Foreign buyers can own freehold units, as long as no more than 49% of the building’s total floor area is foreign-owned. Houses & Land – Land cannot be owned directly, but foreigners may use alternatives such as long-term leases, Thai company structures, or purchasing through a Thai spouse. This makes condos for sale in Pattaya the most popular choice for international buyers. What is the process of buying property in Pattaya? The steps are simple when managed properly: Reservation Deposit – To secure the property. Sales & Purchase Agreement – Outlines payment terms and responsibilities. Due Diligence – Checking ownership, title deed, and any encumbrances. Transfer at Land Office – Legal ownership registration and settlement of fees. With a trusted agent and lawyer, the process is smooth and transparent. What taxes and fees apply when buying property? At the Land Office, the following may apply: Transfer Fee – 2% of registered value. Stamp Duty – 0.5% (if applicable). Withholding Tax – Based on seller status and property age. Specific Business Tax – 3.3% (if sold within 5 years in some cases). These costs are usually shared between buyer and seller. Can foreigners get a mortgage in Pattaya? Financing options for foreigners are limited. While some Thai banks and international lenders may offer mortgages, most foreign buyers pay in cash or secure financing in their home country. What are the ongoing costs of ownership? Owning property in Pattaya is cost-effective: Condo maintenance fees – Typically 40–80 THB per sqm per month. Sinking Fund – One-off payment for building upkeep. Utilities – Electricity, water, internet billed monthly. Property Tax – Minimal annual expense.