Proud Rawai Resort
from ฿3,526,000
The Bank of Thailand has extended its 100% loan-to-value (LTV) ceiling through 30 June 2027. For property buyers, the headline takeaway is simple: a zero-down-payment mortgage becomes possible when the property and contract terms line up correctly. Here's who benefits, how much it saves, and how foreign investors should read this policy shift.
The decision responds to a slowing market, a large stock of unsold housing, and geopolitical uncertainty1. Three major industry bodies, the Housing Business Association, the Thai Condominium Association, and the Thai Real Estate Association, backed the extension and are pushing for further cuts to ownership-transfer registration fees1.
Quick Answer
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The 100% LTV ceiling applies to mortgage contracts signed between 1 July 2026 and 30 June 20272
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For collateral below THB 10 million: 100% LTV is available starting from the second mortgage contract2
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For collateral at or above THB 10 million: 100% LTV is available from the very first contract2
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Reduced registration fees of 0.01% for ownership transfer and mortgage registration (versus the standard 2% and 1%) are extended alongside the LTV measure2
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Without the extension, a buyer of a THB 5 million property would pay THB 100,000 in transfer fees at registration instead of THB 500, a 199-fold difference5
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The measure covers new-build and resale property alike: houses, land with structures, and condominiums2
Scenarios and Options
Scenario 1: A Thai resident buying a first home under THB 10 million. Standard LTV for a first contract on property under THB 10 million typically caps at 90-95%, meaning a 5-10% down payment. The 100% LTV extension doesn't change this, since the relaxation only kicks in from the second contract. The real benefit here is the 0.01% registration fee, which still saves tens of thousands of baht.
Scenario 2: A Thai borrower on a second mortgage (property under THB 10 million). This is where 100% LTV delivers direct value. A borrower who already holds one mortgage can secure a second loan with zero down payment. Previously this would have required 20-30% upfront. On a THB 5 million property, that's a saving of THB 1-1.5 million in cash at the outset.
Scenario 3: A buyer purchasing property at THB 10 million or above. For higher-value real estate, 100% LTV applies from the first contract2. With average condo prices in Bang Tao, Phuket reaching THB 283,975 per square meter4, a 50 sqm unit costs roughly THB 14.2 million and qualifies for full financing on the first loan.
Scenario 4: A foreign investor. Thai banks rarely lend to non-residents. Exceptions include UOB, ICBC, and select programs for work-permit holders or long-term visa holders (LTR, Elite). For most foreigners there is no direct benefit from 100% LTV, but there is an indirect one: the policy stimulates domestic demand, supporting prices and liquidity. Foreign buyers should instead look at developer installment plans (typically 30/70 or 40/60, interest-free) and financing arranged in their home country.
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Comparison Table
| Parameter | Property < THB 10M (1st contract) | Property < THB 10M (2nd contract) | Property >= THB 10M (any contract) | Foreign buyer |
|---|---|---|---|---|
| Maximum LTV | 90-95% (standard) | 100% (until 30 June 2027) | 100% (until 30 June 2027) | Thai bank mortgage rarely available |
| Down payment | 5-10% | 0% | 0% | Developer installment: 30-40% |
| Transfer fee | 0.01% (until 30 June 2027) | 0.01% (until 30 June 2027) | 0.01% (until 30 June 2027) | 0.01% (until 30 June 2027) |
| Mortgage registration fee | 0.01% | 0.01% | 0.01% | Not applicable |
| Fee savings (THB 5M property) | ~THB 103,000 | ~THB 103,000 | N/A | ~THB 100,000 (transfer only) |
| Deadline | 30 June 2027 | 30 June 2027 | 30 June 2027 | 30 June 2027 |
Main Risks and Mistakes
Mistake 1: Mistaking 100% LTV for guaranteed loan approval. LTV is a ceiling, not a promise. Banks still assess income, credit history, and property type. Mitigation: secure pre-approval from your bank early.
Mistake 2: A foreigner assuming a Thai mortgage is easily accessible. Most banks won't lend to non-residents without a work permit and Thailand-based income. Mitigation: use a developer installment plan or financing from your home country instead.
Mistake 3: Missing the expiry date. After 30 June 2027, fees could revert to the standard 2% (transfer) and 1% (mortgage registration). On a THB 5 million property, that's an extra THB 103,0005. Mitigation: time your transaction to close before the deadline.
Mistake 4: Overleveraging with zero down payment. With no equity cushion, even a small price dip can put a borrower underwater. Mitigation: budget a 10-15% buffer against the property's value.
Mistake 5: Ignoring related costs. Even with 100% LTV financing, buyers still pay for legal due diligence, the condominium's sinking fund, and insurance. Mitigation: set aside 3-5% of the property price for these ancillary costs.
FAQ
What does LTV mean for property in Thailand?
Loan-to-value (LTV) is the ratio between the mortgage amount and the property's appraised value. A 100% LTV means a bank can, in principle, finance the entire purchase price with no down payment.
Who qualifies for 100% LTV in Thailand?
Thai citizens and residents taking out a second mortgage contract on property under THB 10 million, or a first (or later) contract on property at THB 10 million or above. The mortgage must be signed between 1 July 2026 and 30 June 20272.
Can a foreigner get a mortgage from a Thai bank?
In theory, yes; in practice, it's difficult. A handful of banks (UOB, ICBC) consider applications from work-permit holders with verifiable Thailand-based income. Typical terms run 50-70% LTV, interest rates of 5-8% annually, and terms up to 15-20 years.
Which fees have been reduced until 2027?
The transfer fee is cut to 0.01% from the standard 2%, and the mortgage registration fee is cut to 0.01% from 1%. This covers condominiums, houses, and land with structures2.
How much can a buyer save on fees?
On a THB 5 million property: the transfer fee drops from THB 100,000 to THB 500, and the mortgage registration fee drops from THB 50,000 to THB 500, a combined saving of roughly THB 149,0005.
Does 100% LTV apply to resale properties too?
Yes. The relaxation covers both new developments and the resale market, including houses, condominiums, and land with structures2.
What financing alternatives exist for foreign buyers?
Three main routes: developer installment plans (usually interest-free, structured as 30/70 or 40/60); a mortgage from a bank in the buyer's home country secured against existing assets; or a full cash purchase transferred via SWIFT with a Foreign Exchange Transaction Form (FET).
What happens after 30 June 2027?
Unless the Bank of Thailand extends the measure again, LTV limits will revert to standard levels (around 80-90% for first contracts) and registration fees will return to 2% and 1%. Buyers should aim to close transactions before this date.
Does 100% LTV affect Phuket property prices?
Indirectly, yes. Stimulating domestic demand supports the broader price trend. In Bang Tao, average condo prices have already reached THB 283,975 per square meter, while Layan sits around THB 197,000 per square meter, comparable to prime Bangkok districts4.
Source: Zagdim Overseas
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This material was prepared with the help of artificial intelligence. Please check key figures and terms with our adviser.
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