Thailand's Heaven Homes hub covers Bangkok, Phuket, Koh Samui, Chiang Mai, Hua Hin, Pattaya, Krabi and Koh Phangan. Median prices in 2026: Bangkok central condo THB 180,000/m² (~$5,000), Phuket beachfront condo THB 160,000/m², Koh Samui villa THB 95,000/m², Chiang Mai THB 65,000/m² (excellent value). Foreigners can own condos outright — but no more than 49% of any condominium's total floor area can be foreign-owned. Foreigners cannot own land directly; villas are commonly held via 30-year (renewable) leasehold or a Thai company structure (50.1% Thai shareholders) — Heaven Homes flags every villa's ownership structure clearly. Long-Term Resident (LTR) visa (10 years) targets wealthy foreigners ($80k income + $1m assets), digital nomads, retirees and skilled professionals. Elite Visa (5-20 years) from THB 900,000 fee. Buying costs ~5-6%: transfer fee 2% (often split), specific business tax 3.3% or stamp 0.5%, withholding tax progressive, legal 1%. Closings via Land Department — 14-30 days. Mortgages limited for non-residents (UOB/Bangkok Bank offer 50% LTV at ~6-7% to a few nationalities). Yields: Phuket short-let 7-10%, Bangkok condo long-let 4-6%, Koh Samui villa 6-9% seasonal. Crypto property closings increasingly common via SEC-licensed Thai exchanges.
