Mortgage in Thailand for foreigners 2026
Yes — a foreigner can finance a freehold condominium in Thailand, but not as easily or cheaply as a local. A handful of lenders serve non-residents: UOB, ICBC and Bangkok Bank's Singapore branch (bank rates ~5.5–7.5% floating), plus the non-bank MBK Guarantee (~11–13%). Expect 50–70% loan-to-value — so a 30–50% deposit — a minimum loan of about ฿1–3M, terms up to ~20–30 years, and proof of stable home-country income. Land and houses are much harder to finance than condos, and most banks won't fund off-plan until the build is well advanced. For many buyers the developer's interest-free construction installment plan is the simpler route; compare both below. Figures as of August 2026.
Who lends to foreigners
| Lender | LTV | Rate/yr | Min loan | Term | Off-plan? |
|---|---|---|---|---|---|
| UOB (Thailand) Singapore-owned bank with a long-running foreigner programme; wants home-country income (≈US$85k+/yr). | 50–70% | ~5.5–7.5% | ฿3M | up to ~30 yr | Case by case |
| ICBC (Thai) One of the few banks that genuinely lends to foreigners; certified English/Thai income docs. | up to 70% | ~5.5–7.5% | ฿1M | up to 20 yr, matures by age 65 | No — completed / advanced only |
| Bangkok Bank (Singapore) Lends via its Singapore branch to foreign buyers of Thai condos; documentation-heavy. | 50–70% | ~5.5–7.5% | ฿3M | up to ~30 yr | Case by case |
| MBK Guarantee Non-bank lender; usually no income/work-permit check — if you have the down payment you likely qualify, but the rate is high. | ~50% | ~11–13% | — | short (1–10 yr) | Case by case |
Indicative terms as of August 2026, compiled from public lender guides; bank rates float with Thailand's MLR. Confirm current figures directly with the lender — we can introduce you.
What lenders look for
- · Freehold condominium — the unit must be (or become) foreign-freehold, held inside the building's 49% foreign quota.
- · Documented income — stable earnings in your home country (or Thailand), often US$85k+/yr for the bank route; certified translations required.
- · Deposit of 30–50% plus purchase costs (transfer fee, mortgage registration ~1% of the loan).
- · Age and term — the loan usually has to be repaid before you turn 65–70.
Keep going
Frequently asked
Can a foreigner get a mortgage in Thailand?
Yes, for a freehold condominium, through a small set of lenders — UOB, ICBC, Bangkok Bank (Singapore branch) and the non-bank MBK Guarantee. Financing land or a villa is much harder because a foreigner can't own the land outright. Approval favours applicants with documented, stable home-country (or Thai) income.
What interest rate and down payment should I expect?
Bank rates are roughly 5.5–7.5% floating (tied to Thailand's MLR); MBK Guarantee is higher at ~11–13%. Loan-to-value is typically 50–70%, so plan for a 30–50% deposit plus purchase costs. Minimum loans run about ฿1M (ICBC) to ฿3M (UOB). Always confirm the current rate and LTV directly with the lender — these move with the market.
Can I get a mortgage on an off-plan project?
Usually not from a bank until construction is well advanced or complete — ICBC, for instance, lends only on completed or near-complete units. During construction most buyers use the developer's own installment plan, which is typically interest-free and paced to build milestones, then refinance or pay the balance at handover.
Mortgage or developer installment — which is better?
The developer plan is simpler and usually interest-free, but it ends at handover and often needs 50%+ paid by then. A mortgage stretches payments over years at 5.5–7.5% but demands income proof, a valuation and a 30–50% deposit. Cash buyers skip both. Model the monthly cost in our yield calculator's loan field before you commit.
General information, not financial or mortgage advice. Lender terms, rates and eligibility change and vary by profile — verify with the lender before relying on any figure.