Thai Real Estate Investments: Types, Risks, Rewards & ROI

Real estate refers to land, as well as any physical property or improvements affixed to the land, including buildings, structures, and natural resources. Investing in real estate typically involves buying, owning, managing, renting, or selling property to generate income, build wealth, or diversify an investment portfolio.

Types of real estate investments in Thailand

In Thailand, there are several types of real estate investments that can be considered, both for local and foreign investors. Some of these include:

Residential properties

This category includes single-family homes, condominiums, townhouses, and apartment buildings. Foreigners can own condominium units in Thailand, provided that the total foreign ownership in a condominium project does not exceed 49% of the total floor area.

Commercial properties

These are properties used for business purposes, such as office buildings, retail spaces, hotels, and restaurants. Foreigners typically cannot own land in Thailand, but they can lease land for up to 30 years (with the possibility of renewing the lease) and build or buy commercial buildings on the leased land.

Industrial properties

This category includes warehouses, factories, and other industrial facilities. Similar to commercial properties, foreigners can lease land and own the buildings on it.


Land investment involves buying undeveloped land, agricultural land, or land with the intention of developing it. As mentioned earlier, foreign ownership of land is generally not allowed in Thailand. However, there are certain exceptions, such as investing in a BOI (Board of Investment) promoted project or owning land through a majority Thai-owned company.

Real Estate Investment Trusts (REITs)

REITs are companies that own and manage income-generating real estate properties. They allow investors to buy shares and indirectly invest in a diversified portfolio of properties. Both local and foreign investors can buy shares in Thai REITs.

Property funds

These are pooled investment funds that invest in real estate assets, allowing investors to access a diversified portfolio of properties without directly owning or managing them. Property funds are available to both local and foreign investors in Thailand.

Benefits of real estate investments in Thailand

Capital Appreciation

Capital appreciation refers to the increase in the value of a property over time. As property prices rise, investors can benefit from the growth in their investment’s value. This appreciation can be particularly rewarding in markets with strong demand and limited supply, where property prices may increase more rapidly.

Rental Income

Rental income is the revenue generated from leasing a property to tenants. This steady stream of income can provide a reliable return on investment, particularly in areas with high rental demand and stable rental rates. Rental income can also help to cover ongoing expenses, such as mortgage payments, property taxes, and maintenance costs.


Leverage is the use of borrowed funds to finance a real estate investment. By using a mortgage or other loan to purchase a property, investors can acquire a more valuable asset with a smaller initial investment. This can amplify the potential returns on investment, as both capital appreciation and rental income are based on the full value of the property, not just the investor’s initial equity.

Tax Benefits

Real estate investments often come with various tax benefits, such as deductions for mortgage interest, property taxes, and depreciation. These benefits can help to reduce an investor’s overall tax liability, making real estate investments more attractive compared to other asset classes. Investors should consult a tax professional to understand the specific tax benefits available to them.


Investing in real estate can provide portfolio diversification, as property values and returns may not be closely correlated with other asset classes, such as stocks and bonds. By including real estate in their investment portfolio, investors can potentially reduce the overall risk and enhance long-term returns.

Inflation Hedge

Real estate can serve as a hedge against inflation, as property values and rental income often rise over time in line with general price increases. This can help to protect an investor’s purchasing power and maintain the real value of their investment during periods of high inflation.

Control and Flexibility

Owning real estate provides investors with a degree of control and flexibility that is not available with many other investments. Investors can make decisions about property management, improvements, and tenant selection, which can potentially enhance the value and income generated by the property. Additionally, real estate investments can be tailored to suit an investor’s specific goals, risk tolerance, and investment horizon.

Risks of real estate investments in Thailand

Market Risk

Market risk refers to fluctuations in the real estate market that can affect property values, rental income, and demand. Factors such as economic conditions, interest rates, and local market dynamics can cause property prices to rise or fall. Investors should thoroughly research the market and consider the potential impact of market conditions on their investment.

Liquidity Risk

Real estate investments are not as easily converted to cash as other assets, like stocks or bonds. Selling a property can take time, and the price achieved may be affected by market conditions. This liquidity risk can be particularly challenging if an investor needs to access funds quickly or during a downturn in the market.

Credit Risk

Credit risk arises when tenants default on their rent payments or when borrowers fail to repay loans secured against the property. This can result in reduced income and potential legal costs to recover the unpaid rent or mortgage payments. Investors should carefully assess the creditworthiness of potential tenants and borrowers to mitigate this risk.

Management Risk

Management risk is associated with the day-to-day operations of a property. Poor management can lead to high tenant turnover, increased vacancy rates, and higher maintenance costs. Investors should ensure they have a capable property manager or management company in place to minimize this risk.

Real estate investments are subject to various laws and regulations, such as zoning laws, building codes, and environmental regulations. Non-compliance with these laws can result in fines, legal disputes, and reduced property value. Investors should familiarize themselves with relevant laws and regulations, and consult legal professionals when necessary.

Currency Risk

For international investors, currency risk arises from fluctuations in exchange rates between their home currency and the currency in which the investment is denominated. Changes in exchange rates can affect the value of the investment and the income generated from it. Investors should consider the potential impact of currency fluctuations on their investment and explore strategies to mitigate this risk, such as hedging or diversifying their portfolio.

Natural Disasters and Unforeseen Events

Natural disasters, such as floods, earthquakes, and storms, can cause significant damage to properties and disrupt rental income. Investors should assess the likelihood of natural disasters in the area where the property is located and ensure they have adequate insurance coverage to protect their investment. Additionally, unforeseen events, such as political instability or changes in government policies, can impact the real estate market and property values. Investors should be aware of these risks and be prepared to adapt to changing circumstances.

Type of real estate with possible returns and risks Thailand?

Type of Real Estate InvestmentReturn On InvestmentRisk
Residential properties6-12%Moderate
Commercial properties7-15%Moderate to High
Industrial properties9-16%High
Real Estate Investment Trusts4-12%Low to Moderate
Property funds6-14%Low to Moderate
Type of Investment with potential ROI and riskiness

Note: Please note that the possible ROI and riskiness provided in the table are general estimates and can vary significantly based on factors such as location, market conditions, and specific investment strategies. It’s important to conduct thorough research and consult with professionals when making any real estate investment decisions.


Before investing in Thai real estate, it is important to understand the legal and regulatory framework, as well as any restrictions that may apply to foreign investors. Additionally, engaging the services of experienced local professionals, such as real estate agents, lawyers, and accountants, is highly recommended to ensure a successful investment experience.

Ankit S J B Rana

Ankit S J B Rana

Ankit S J B Rana is a marketing professional and an entrepreneur with an MBA in Finance and Strategy from the Asian Institute of Technology's (AIT) School of Management.

He has worked in Thailand with brands like Double A (1991) Public Company Limited and Accor Hotel Group. Moreover, he is a regular guest speaker for Chulalongkorn Business School's - Masters in Branding & Marketing program.

At Landpro Thailand, Ankit is the webmaster and contributing author on Finance, Real Estate and other topics that is relevant to his Thai experience.