Foreigners’ long-term stay and Property Mini-Guide to Isan | Thailand Real Estate, Land, Homes, Hotels and Commercial Properties for Sale in Thailand

Foreigners’ long-term stay and Property Mini-Guide to Isan

Thinking about Thailand, most foreign long-term residents and buyers look first at Phuket, Pattaya, or Bangkok – and overlook Isan, the vast Northeastern region that is rapidly maturing but still remarkably affordable. This mini-guide is designed to show you why Isan deserves a serious look, what foreigners can and cannot legally own, and how our team (together with our specialist lawyers) can help you structure a safe, compliant purchase.

1. Why consider Isan instead of the usual hotspots?

Isan covers provinces such as Udon Thani, Khon Kaen, Nong Khai, Buriram, and Nakhon Phanom – an area with strong Thai culture, improving infrastructure, and prices well below those of the big tourist destinations. Foreign buyers here are still a minority, which often means better value, less speculation, and more genuine long-term opportunities.

Key reasons foreigners are starting to look in the Northeast:

Better value for money – Houses and land in many Isan provinces cost a fraction of equivalent sized properties in Phuket or central Bangkok.
Growing infrastructure and connectivity – Upgrades to highways, airports, and the Bangkok–Nong Khai rail corridor are steadily improving access and long-term prospects.
A more relaxed lifestyle – Less crowding, lower living costs, and a strong local community appeal to retirees, long-stay expats, and remote workers.

2. What can a foreigner legally own in Thailand?

Thai law treats land and buildings differently, and it’s important to understand the basics before you fall in love with a property.

You cannot own land in your own name in Thailand, including in Isan, except in very rare high investment cases under special schemes.
You can own a freehold condominium unit in your own name, as long as the building still has foreign quota available (up to 49% of its total sellable area).
For houses or villas on land, foreigners typically secure their position using long-term leasehold and related rights, rather than direct land ownership.

Our role is to help you find the right property in Isan and then coordinate with experienced, English-speaking lawyers who structure your purchase so that it is practical, tax-efficient, and compliant with Thai law.

3. Practical structures foreigners use in Isan

Below are the most common legal routes foreign buyers use. The right option depends on your goals, time horizon, and whether you have a Thai spouse or partner.

Freehold condominium in your own name
- You buy a condo unit in a building where the foreign quota is still available.
- Funds are brought from overseas, and a Foreign Exchange Transaction Form is issued for registration at the Land Office.
- This is the simplest and most secure form of ownership for a foreigner.
House or villa on leased land
- The land is owned by a Thai individual or company; the foreign buyer registers a long-term lease (up to 30 years) over that land at the Land Office.
- The foreigner can often own the building separately (for example, via a registered right such as superficies or a building ownership certificate), depending on the structure used and the lawyer’s advice.
- With proper drafting and registration, the lease gives strong rights of use and occupation for the agreed term.
Property purchased in a Thai spouse’s name
- Many foreign buyers in Isan are married to Thai citizens, and in those cases, the land may be registered in the Thai spouse’s name, while other protections are structured for the foreign spouse.
- This can involve clear documentation about the origin of the funds and separate agreements regarding use and inheritance, which must be handled carefully by a lawyer.
Thai companies and nominee structures – a word of caution
- Some foreigners consider using a non-trading Thai limited company to hold land; however, using “nominee” shareholders purely to hold land for a foreigner is illegal and can lead to serious penalties.
- Any company structure must be genuine, with real Thai partners and real business operations, not just a shell company for land ownership.

Because the law evolves and enforcement has tightened, we do not recommend risky or “creative” setups; instead, we work with qualified lawyers to design solutions that align with current regulations and your risk tolerance.

4. What kind of properties do foreign buyers choose in Isan?

Foreign buyers in Isan are a smaller but steadily growing group compared with major tourist areas, with a profile that’s often longer-term and lifestyle driven. Common buyer types include Western retirees, long-stay expats, and foreigners married to Thai nationals.

Typical preferences include:

Condominiums in city centers like Udon Thani or Khon Kaen for low-maintenance living and easy resale.
Detached homes or villas on leased land just outside city centres, where plots are bigger, and the surroundings are quieter.
Land-plus-home setups with Thai family involvement, where the Thai spouse or family holds the land and the foreigner focuses on security of use and succession planning via legal documentation.

We specialise in sourcing properties that match these profiles in the Isan region, balancing lifestyle, budget, and long-term exit options.

5. How our lawyers and we support your purchase

Buying in a less touristy region can feel more daunting if you don’t speak Thai or know the local area. That’s where using a seasoned Isan-based agency with a bilingual team and legal support becomes crucial.

Working together with our partner law firms, we help you with:

Initial strategy – Clarifying your goals (investment, retirement, family home), budget, and preferred structure (condo vs leasehold house, with or without Thai spouse).
Shortlisting and due diligence – Checking title deeds, zoning, access, and any encumbrances before you commit.
Legal structuring – Drafting and registering leases, building rights, and purchase contracts in Thai and English, with tax and inheritance implications explained clearly in plain language.
Process management – Coordinating with the Land Office, banks, and all parties so your transaction is smooth, transparent, and properly documented.

The result is not just “buying a property,” but having a clear understanding of what you own, for how long, and how your rights are protected.

6. Next steps if you’re curious about Isan

If Isan sounds interesting but you’re not sure where to start, you don’t need to decide everything at once. A good first step is simply to explore a curated shortlist of suitable properties and get a clear, personalised explanation of your legal options.

We invite you to:

Book an initial consultation call to discuss your situation (visa status, marital status, budget, time horizon) so we can suggest realistic options and introduce you to one of our partner lawyers.

With the right structure and local support, Isan can offer you a more authentic, affordable, and long-term way to enjoy life in Thailand—while staying firmly on the right side of Thai law.

Author: Ernie Draper, Managing Director,

Isan Real Estate Co., Ltd.