Condominium Act B.E. 2522 (1979), as amended
Caps aggregate foreign-owned area in a condominium building and requires evidence of funds remitted from abroad.
Eastern Thailand — Rayong
Condominium & Foreign Property Ownership in Rayong
Checking title, documents and transfer before a major payment is made.
Why Rayong matters are different
Rayong hosts one of Thailand’s largest petrochemical and manufacturing bases and sits within the Eastern Economic Corridor. Legal work centres on contracts between manufacturers and contractors, employment of both permanent staff and subcontracted labour, promoted-investment conditions, permitting and administrative challenges, and documentation for foreign executives posted locally.
Foreign nationals may own condominium units in Thailand under the Condominium Act, provided foreign ownership in the building does not exceed 49% of the total unit floor area and the funds are evidenced as foreign currency remitted into Thailand as the law requires. We verify the foreign quota, the title status, encumbrances and the sale and purchase agreement, and handle the transfer at the Land Office.
- Industrial contracts typically include safety standards and third-party liability terms that must align with occupational safety law.
- Promoted projects carry employment and shareholding conditions, so any restructuring should be checked against the granted privileges before it proceeds.
- Environmental and land-use permits follow specific procedures, and agency orders can be challenged only within limited deadlines.
- Much of the workforce is engaged through subcontractors, so joint liability of the principal arises frequently when wages go unpaid.
Courts and authorities in Rayong
Jurisdiction and filing requirements should be confirmed for each matter, because practice and required attachments differ between offices.
| Court / authority | What it handles |
|---|---|
| Rayong Provincial Court and Rayong Municipal Court | Civil and criminal cases within the province |
| Rayong Juvenile and Family Court | Family and juvenile matters |
| Labour Court Region 2 | Labour cases across the eastern region |
| Rayong Labour Protection and Welfare Office | Labour complaints and workplace safety matters |
| Rayong Provincial Land Office and branch offices | Land, condominium and lease registration |
| Rayong Immigration Office | Extensions of stay and foreign-national matters for industrial personnel |
| Rayong Legal Execution Office | Enforcement of judgments in the province |
| Rayong Provincial Commercial Office | Local company registration services |
What we handle in Rayong
- Verifying the building’s foreign ownership quota with the juristic person
- Title deed, unit title and encumbrance searches
- Reviewing and negotiating the sale and purchase agreement with the developer
- Checking foreign exchange evidence required at the Land Office
- Handling the transfer and collecting title documents on the client’s behalf
- Long leases, usufruct and superficies for houses and land
- Wills and succession planning for Thai property
The local process, step by step
- 1Initial case assessment of the project documents and the buyer’s status
- 2Title and foreign-quota due diligence before any signing
- 3Reporting contract risks and proposing amendments
- 4Preparing transfer documents and booking the Land Office appointment
- 5Attending the transfer and checking every document on the day
Documents to prepare
- Buyer’s passport and a power of attorney if not attending in person
- Copies of the unit title and the project land title
- Sale and purchase agreement and all payment records
- Bank evidence of foreign currency remitted into Thailand
- Foreign ownership ratio certificate from the condominium juristic person
- Debt-free certificate for common area fees
Points to watch
- Foreigners generally cannot own land; company structures used to hold land carry legal risk.
- If the building’s foreign quota is full, the unit cannot be transferred into a foreign name.
- Remittance documents must state the correct purpose from the outset; correcting them later is difficult.
- Off-plan purchases carry delivery risk; the contract’s remedies for late delivery should be examined closely.
Typical timeframe
Title and quota due diligence usually takes a few working days once documents are received, while the transfer date depends on the Land Office schedule and every party’s documents being ready.
Timeframes are indicative and depend on the court calendar and the authority handling the matter in Rayong.
Areas of Rayong we regularly serve
เมืองระยองมาบตาพุดปลวกแดงนิคมพัฒนาบ้านฉางแกลงบ้านค่ายวังจันทร์เขาชะเมาห้วยโป่ง
Laws that govern this matter — Rayong
Summarised for general understanding only. The application of each provision depends on the facts of your case.
Department of Lands regulations
Specify transfer-day documents, including the foreign-quota certificate from the condominium juristic person.
Example situations and how they are handled — Rayong
These are constructed examples used to explain procedure. They are not client matters, and no outcome is implied or guaranteed.
Illustrative scenario: foreign quota full on transfer day
Situation: A foreign buyer has paid a deposit, then learns the building’s foreign quota is full.
Usual approach: Obtain the quota certificate before paying a deposit, and state in the sale agreement that the buyer may terminate and reclaim the deposit if the foreign quota is unavailable. (Hypothetical.)
Advice for your specific situation — Rayong
Foreign condominium buyers
- Remit funds from abroad in foreign currency with the correct stated purpose so the bank evidence is accepted.
- Check outstanding common-area fees — they affect the debt-free certificate.
Every matter — what to do in the first 7 days
- Gather every original document in one place, keep scanned copies, and note the date you received each one.
- Write a dated timeline — the date you received a notice or learned of the event usually starts the limitation or appeal clock.
- Do not sign a settlement, debt acknowledgement or withdrawal before a lawyer reviews it — it may extinguish existing rights.
- Preserve digital evidence unaltered (full screenshots, original files, emails with headers) — edited files are easy to challenge.
Questions people in Rayong ask
A subcontractor fails to pay wages — is the principal liable?
Labour protection law can make the principal jointly liable with a subcontractor for wages and statutory payments in certain cases. The practical safeguard is a contractual requirement to show proof of wage payment before each instalment is released, with records of those checks kept every period.
A state agency has ordered operations to stop — what options exist?
First check whether the order states its reasons and appeal rights, since administrative procedure law requires reasons. Then note the internal appeal deadline and the deadline for filing in the Administrative Court — missing them forfeits the right even where the substance is arguable.
A foreign executive is posted to Rayong — what documentation is required?
Three elements must align: work authorisation under foreign-worker law, the extension of stay under immigration law, and the employment terms in the contract and any investment-promotion conditions. All three must state the same position and workplace, or renewal filings will be sent back for correction.
Can a foreigner buy a house with land?
As a rule foreigners cannot own land. Common alternatives are owning the building while taking a long lease of the land, or using a usufruct or superficies right — each with different limitations.
Must I be in Thailand on the transfer date?
Not necessarily; a power of attorney can be used. A power of attorney executed abroad normally needs signature certification and embassy or competent-authority authentication before it can be used in Thailand.
Who pays the transfer fees?
It is a matter of contract. Parties commonly split the costs or allocate them to one side, so the allocation should be stated clearly before signing.
Same service in other provinces
Condominium & Foreign Property Ownership — BangkokCondominium & Foreign Property Ownership — Chiang MaiCondominium & Foreign Property Ownership — PhuketCondominium & Foreign Property Ownership — ChonburiCondominium & Foreign Property Ownership — Udon ThaniCondominium & Foreign Property Ownership — SongkhlaCondominium & Foreign Property Ownership — Surat ThaniCondominium & Foreign Property Ownership — Chiang RaiCondominium & Foreign Property Ownership — NonthaburiCondominium & Foreign Property Ownership — nationwide
Other legal services in Rayong
Litigation & Court Representation — RayongCivil, criminal, labour, family, succession and land disputesCorporate & Commercial — RayongIncorporation, contracts, foreign business, BOI and complianceImmigration & Foreign Nationals — RayongVisas, work permits, residency and lawful statusIntellectual Property — RayongTrademarks, copyright, patents and enforcementLand & Real Estate — RayongTitle due diligence, sale, lease and transfer at the Land OfficeFamily & Succession — RayongMarriage, divorce, custody, wills and estate administrationMediation, Arbitration & Enforcement — RayongResolving disputes outside court and making awards effectiveNotarial Services & International Documents — RayongSignature and document certification, translation, consular and embassy legalisation
Discuss your Rayong matter with an attorney
Tell us the facts and we will explain which authority applies, what documents are needed and the realistic timeframe.