According to official announcements from the Bank of Thailand and Thai government, Thailand has extended two housing-market measures to 30 June 2027: a temporary 100% loan-to-value ceiling for certain mortgages, and 0.01% transfer and mortgage-registration fees for eligible properties. The measures share an end date, but their eligibility rules are different. Neither measure assures full financing or reduced fees for every buyer.
The LTV relaxation does not assure full financing
According to the Bank of Thailand, eligible mortgage contracts signed from 1 July 2026 to 30 June 2027 may temporarily use a maximum 100% LTV ceiling. For collateral valued below THB 10 million, the relaxation applies from the second housing-loan contract onward. For collateral valued at THB 10 million or more, it applies from the first contract onward.
According to the same rules, the 100% ceiling gives lenders regulatory room to lend up to the full collateral value; it does not require them to do so. Banks still assess income, existing debt, repayment capacity, credit history and property valuation. The Bank of Thailand’s second-quarter 2026 banking update also reported contracting consumer and SME lending as lenders remained cautious about borrowers’ repayment capacity.
The fee relief has nationality and value limits
According to the Thai government, transfer and mortgage-registration fees are reduced to 0.01% for eligible transactions from the measure’s publication in the Royal Gazette to 30 June 2027. The measure covers qualifying new and second-hand homes, including detached and semi-detached houses, townhouses, land with buildings and condominium units. The buyer must be a Thai natural person.
According to the same announcement, the sale price, official appraisal value and mortgage amount must meet the stated limit of no more than THB 7 million per contract. Partial sales are excluded. Because the official rule expressly requires the buyer to be a Thai natural person, a foreign natural-person buyer does not meet the buyer-eligibility rule for the 0.01% rates.
Foreign buyers should not treat the LTV ceiling as mortgage eligibility
According to the Bank of Thailand, the LTV extension notice specifies collateral value, loan-contract sequence and signing dates; it does not state that the relaxation creates mortgage eligibility for foreign buyers. The Bank of Thailand also says the approved amount remains at each lender’s discretion after assessing repayment capacity and borrower quality, and may be below the 100% ceiling. Foreign buyers should therefore not treat the 100% LTV ceiling as a personal purchase benefit or financing promise. Eligibility and the LTV available to a foreign borrower still need to be confirmed with the individual lender.
CBRE expects lower entry costs, but the outcome is not yet proven
CBRE Thailand says the measures could lower upfront costs for some buyers, improve liquidity and release delayed residential demand. CBRE also notes that mortgage approval still depends on debt-service capacity and creditworthiness.
CBRE expects that the measures may reduce transaction friction, but this does not by itself prove that residential demand will recover. Their effect depends on whether mortgage approvals, transaction volumes, developer inventory and buyer confidence improve together.
Three checks buyers should make
According to the stated policy conditions, buyers should first confirm whether the mortgage sequence and collateral value fall within the temporary LTV relaxation. They should then confirm whether the buyer’s nationality, transaction value and mortgage amount satisfy the 0.01% fee rules, and verify the treatment of the specific transaction with the lender and Land Department before paying a deposit. The policies define what may be available; they do not determine an individual outcome.
References
Source: Bank of Thailand, “Temporary relaxation of LTV measures extended for another year” / Bank of Thailand, “Temporary relaxation of LTV measures” FAQ / Royal Thai Government, “0.01% property transfer and mortgage registration fees” / Bank of Thailand, “Performance of the Thai Banking System in the Second Quarter of 2026” / Source note: This article also draws on a CBRE Thailand English-language press release dated 31 August 2026. The release does not have a public URL. This article is for policy and market information only and is not lending, legal or tax advice.
