Buying in Southeast Asia as an EU Resident: Guide

Southeast Asia attracts EU residents with prices, climate and rental demand, but each country restricts foreign buyers differently, and your money and tax position at home matter as much as the property. This guide gives a short overview per country, then the cross-border points: transferring money, reporting and tax at home, treaties and visas. It is hedged on purpose, because rules change often and we could not read every official text.

Thailand

Foreigners generally cannot own land, but can own a condominium unit if foreign owners hold no more than 49 percent of the total saleable area of the building (Condominium Act of 1979). Houses are usually bought through a long lease (commonly 30 years with renewal clauses whose enforceability is debated) or a company structure that authorities are examining closely. See buying property in Thailand: prices, yield and rules, the scam and due diligence checklist and our news item on nominee ownership enforcement. For hotel and condo-hotel leases, see buying a hotel in Phuket and Thailand.

Indonesia and Bali

Foreigners cannot hold freehold land (Hak Milik). Foreign individuals with a suitable residence status can hold a right of use (Hak Pakai) over a house or an apartment unit, and there are minimum price levels that depend on the region and are updated by the authorities. Foreign companies (PT PMA) can hold other rights for business purposes. We did not confirm the current minimum prices, so ask a notary (PPAT) for the current table. Offers on Bali that rely on a nominee Indonesian owner carry real legal risk. More in Bali: prices, yield and rules and hotels in Bali and Indonesia. Official portal for land administration: ATR/BPN.

Vietnam

Under the Housing Law that took effect on 1 January 2025, foreigners can own homes in approved commercial projects, reportedly up to 30 percent of apartments in one building or 250 houses in a ward-sized area, for a term of up to 50 years that can be extended once. Land use rights are not owned outright by foreigners. Eligibility depends on entry and residence status, and on whether the project is in a security-sensitive area. Check the current implementing decrees with a local lawyer.

Malaysia

Foreigners may buy residential property, but each state sets a minimum price and may require state approval, and some types of land are restricted. Minimum prices reported by aggregator sites range from about RM 500,000 to several million ringgit depending on the state and on landed or strata property, and they changed in recent years, so we give no table. Check the current rule in the state where you plan to buy, and ask about any special zone or programme.

Sending money to Southeast Asia

Pay from an account in your own name and keep every receipt. Banks in the EU ask about the purpose and source of funds. In Thailand, an inbound transfer of USD 50,000 or more must be documented with a Foreign Exchange Transaction form (FET) issued by the receiving bank, and the Land Department requires it when a foreigner registers a condominium. The name on the form must match your name in the sale contract. Below that amount, a bank confirmation letter is used. Always transfer in foreign currency and let the Thai bank convert it, so that the paperwork shows the money came from abroad. See the Land Department for current requirements. In Indonesia, payments are usually made to a notary escrow or the developer in line with the contract. Ask the notary which account to use and never pay to individuals. Currency controls and bank practice vary, so confirm with the receiving bank.

Reporting and tax at home

An EU tax resident is usually taxed on worldwide income, including rent from a property in Asia, and may owe tax on a later sale. Whether tax paid in Asia is credited or the income is exempt depends on the treaty between your country and the source country. Read double taxation treaties and foreign property. Many countries, including EU states and several Southeast Asian jurisdictions, take part in automatic exchange of financial account information (see the OECD overview), so assume that bank balances abroad become visible to your tax office. Some countries also have separate reporting duties for large foreign assets. Ask your tax adviser about your own country, for example the reporting rules for foreign assets in Poland or Germany. Also read tax residency when relocating if you spend long periods abroad.

Visas that relate to property

A purchase does not by itself give a right to stay in most of these countries. Thailand has long-stay schemes, some of which are linked to financial thresholds; see Thailand visa options for property buyers. Indonesia and Malaysia have long-stay and second-home programmes with their own financial and age conditions, and Vietnam requires a lawful entry and stay basis. Visa rules change often, so confirm them with the official immigration authority, not with the seller.

For Russian-speaking buyers living in the EU

Prepare lawful documentation of the source of funds: income evidence, tax returns, proof of sale of earlier property, bank statements. Documents in Russian may need a certified translation into English. Some banks in the EU and in Asia apply extra checks depending on citizenship, and sanctions rules may affect payments; ask your bank before signing. Use only your own account, not third parties. Do not rely on structures that hide the owner: they create legal and tax risks and we do not support them.

FAQ

Can an EU citizen buy land in Thailand? Generally no. Condominium units within the 49 percent foreign quota are the usual route, and leases are used for houses.

Do I need a special form to send money to Thailand? For a condominium purchase, a transfer of USD 50,000 or more is documented with an FET issued by the Thai bank. Keep the original.

Do I pay tax at home on rent from Asia? Usually yes, subject to the treaty method and local rules. A tax adviser should check your case.

Can I buy in Bali in my own name? Foreigners with a suitable status can hold a right of use over a house or unit, within price minimums. Freehold land is not available to foreigners.

Does buying a property give me a visa? Not automatically. Check the visa scheme with the immigration authority.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. Compare destinations in compare countries and estimate costs in the calculators. This text is general information and not legal, tax or investment advice. Verify current rules with official sources and your own advisers.