Second Home Mortgage in Thailand 2026: 100% LTV, Down Payment and Income Needed

Last updated: 23 October 2026

In short: For housing loans signed between 1 July 2026 and 30 June 2027, the Bank of Thailand allows an LTV of 100% on second and later homes under 10M THB, and on homes of 10M THB or more from the first loan. That means no minimum down payment under BOT rules (normally 10–20% for a second home). Banks still check total debt, so repayments on all loans together should stay within roughly 40–50% of income.

Second-home LTV: relaxed vs normal rules

Collateral value	Loan no.	Normal rule	Relaxed (loans signed 1 Jul 2026 – 30 Jun 2027)
Under 10M THB	1	100%	100%
	2	80–90% (depends on how long the first loan has been repaid)	100%
	3+	70%	100%
10M THB or more	1	90%	100%
	2	80%	100%
	3+	70%	100%

LTV is a ceiling, not an entitlement. Banks may lend less, especially for holiday homes and condos in tourist areas.

Example: buying a 4.5M THB pool villa in Bang Saray as a second home

Item	Normal (LTV 90%)	Relaxed (LTV 100%)
Minimum down payment (BOT rule)	450,000	0
Maximum loan	4,050,000	4,500,000
Monthly payment (3.5% avg, 30 years)	18,186	20,207

With an existing 12,000 THB condo payment, total repayments become about 32,200 THB a month, which at a 40% DSR needs an income of around 80,500 THB. Try your own figures in our mortgage calculator.

Costs that differ from a main home

• Land and building tax: a main residence is exempt up to 50M THB if you own both the land and the house and are in its house registration on 1 January of the tax year (10M THB if you own only the house); a second home pays 0.02% up to 50M THB — about 700 THB a year on a 3.5M THB appraised value.
• Transfer fee: the 0.01% rate for Thai buyers (price and appraisal up to 7M THB, until 30 June 2027) is not limited to first homes.
• Selling within 5 years: 3.3% specific business tax generally applies; exemptions include a main residence where you have been in the house registration for at least one year, and inherited property.
• Renting it out: rental income is taxable; a 30% flat expense deduction is available.

Can foreigners use this?

The LTV rule applies to Thai bank lending, which is rarely available to foreigners without Thai income and a work permit. Foreign buyers mostly purchase condos with funds remitted from abroad. A foreigner married to a Thai national may be able to co-borrow, but the land must be owned by the Thai spouse.

FAQ

How much down payment do I need for a second home in Thailand in 2026?

For loans signed between 1 July 2026 and 30 June 2027, BOT rules require none (100% LTV), although individual banks may still ask for one.

What happens after 30 June 2027?

Unless extended again, normal limits return: for homes under 10M THB, 80–90% on a second loan; for 10M THB or more, 80%; and 70% from the third loan.

Sources

• Bank of Thailand press release 19/2569: LTV relaxation extended (14 May 2026, Thai)
• Department of Lands: 0.01% transfer and mortgage fee to 30 June 2027 (Thai)

Related: Thai home loan rates compared · Looking for a holiday home by the sea? See pool villas and houses in Bang Saray.