Russian property deals in Thailand 2026: up 76%
Borya, with love from Thai-residence.com
From January to September 2026, Russians made 842 property deals in Thailand worth 3.6 billion baht. That is about $100 million and 76% more than a year earlier. The figures on Russian property deals in Thailand in 2026 were announced on 31 October at the Russian-Thai Investment Forum in Bangkok. At the same forum, officials from the Land Department confirmed that the rules for foreigners have not changed. This means you can still buy using a clear, long-tested process.
Russian property deals in Thailand 2026: what the forum showed
842 deals in nine months, worth about 3.6 billion baht.
Growth on last year was 76%.
Russians are now second among foreign buyers, behind only Chinese nationals.
Panel members called property one of the most active areas for Russian capital in Thailand. Demand is growing, even though ownership laws for foreigners remain strict.
Which rules for foreigners stay the same
The quota has not changed: foreigners can own no more than 49% of the condo floor area in a single condominium building. An attempt to raise the limit to 70% did not go through. We explain how this works in practice in our article on the 49% foreign quota.
Under general law, land leases are still limited to 30 years. Proposals to extend the base term to 50 years, or to allow renewals up to a total of 90 years, did not win support.
The authorities are checking companies in which foreigners hold more than 49% of the shares, if they are used to buy land or villas. We have a separate guide on these nominee schemes and their risks.
Ilya Sukharnikov, partner at B1 Group: “The law has never guaranteed a renewal. It is mostly a marketing promise.”
How to buy with peace of mind
Register a condo as freehold within the foreign quota. It is best to treat the premium for a foreign quota condo as a normal part of the deal and not to wait for quick reforms.
Register a villa through a registered leasehold or a right of superficies.
For commercial purposes, projects with a hotel licence are a good fit.
Avoid nominee companies.
The step-by-step process is set out in our guide on how a foreigner can buy property in Thailand.
The EEC and joint ventures: who they suit
At the forum, the Eastern Economic Corridor (EEC), which covers three eastern provinces, was described as a special route for developers. Approved investors from target industries receive 50-year land leases there with a further 49-year extension, and eligible projects are exempt from corporate income tax for up to 15 years. The government is building a 24 km² smart city in the EEC, with 30% of the land set aside for green space. These are tools for businesses and institutional capital, not for private condo buyers. We looked at what the corridor's growth means for the market in our article on EEC and Pattaya property investment.
Supalai President Prateep Tangmatitham said that major Thai developers are looking for joint ventures with Russian companies, with a foreign share of 30 to 49%. No intergovernmental protocol was signed at the forum.
What this means for buyers
More and more Russians are buying homes in Thailand, and the rules are stable and clear. This predictability works in the buyer's favour: a freehold condo within the quota remains a reliable option. Our specialists will find you a condo in the foreign quota and check the contract before the deal. Ask us a question and we will help you choose a safe, legal option.
