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The previous post discussed all the legal avenues for land ownership.
Once you understand that and are ready to find some land, here are some tips.
First, understand the land may be priced with whatever the owner wants, with no regard to actual value.
Land Offices now appear to be doing their own appraisals and tax accordingly.
That being said, it is up to you to pay a price you can afford and are comfortable paying.
Many land owners are trying to sell land to clear debts and are stuck on an amount they need whether realistic or not.
Also, if other land in the area has sold for outrageous prices, they will think they can get those prices as well.
2026 Realistic Case – We had 5.5 rai on the main highway here in Isaan sell to a Thai Lady that owns a business in Germany. She paid over 5,000,000 thb for that land that is just rice field. What is worse, the land is at least 3+ meters below the road level and it will be expensive to fill in with dirt. That kind of land should be around 300,000 thb per rai.
Now that the sale has been completed, other sellers have the expectation of getting that much for their land. So now you have an idea how land sales can work in Thailand.
Right up front, land and house in Thailand is not an investment. You will not ACCRUE appreciation like in the west.
Go into buying land like it will be your last stop in life and you will never move from there. The mindset of leaving it for your loved ones should be in your thought process.
Find the Location you want to live.
Drive around looking for “land for sale” signs, talk to locals, ask who has land for sale.
YES, it is true if they see a foreigner is involved, the price will go up much higher.
TIP: If you are married to a Thai, drive around and find land together. If you see any land you like with a sign, have the Thai wife call and get a price BEFORE they know a foreigner is involved.
Once your have a price, arrange a visit to walk the land.
- Does the land need to be filled because it is lower than the road (if on a road). Thai dump trucks average 250 thb per load. Understand the total cost to fill and smooth out the land first. When you walk the land, if it has been previous filled, look for holes and crevices which will mean the land was not filled correctly and more work will be needed.
- Is the land prone to flooding? Be sure to talk to ALL the neighbors and get the answers? Be advised any land filled with clay dirt from pond digs will have a draining problem.
- Understand any access via dirt road will get extremely muddy in rainy season and may become impassable.
- Neighbors – Who are the neighbors and what are they doing with their land? You don’t want to end up next to a pig farm or a noisy machine shop. Visit the land in early Morning, Lunch, Afternoon and Evening to verify what is going on around you.
- Drainage – Are there any culverts surrounding your land, draining water into your land?
- Electricity – Are there any electric poles and service near your land? Visit the PEA (Thai Electric Company) and get an understanding of the costs to add electric poles (which you must purchase) and the cost to run the electric wires to your house.
- Water – In many rural areas, water is only supplied from the village 2 days a week. If this is the case you definitely should have a well dug. Costs should be around 40,000 thb for the well. If you add Solar power to the well, add in an additional 25,000 for the solar station, (6) solar panels, solar control box and solar well pump. This will give you unlimited water to fill water tanks, irrigation and all water needs.
- Animals – Being next to neighbors that have roosters will have you making up at 4 AM every morning. They are very noisy and can crow for hours.
By following these tips you will have covered and understand all the additional costs of building on this land and any perils that may prevent you from wanting to live there.
Good luck!
