{"id":20637,"date":"2026-10-31T13:31:34","date_gmt":"2026-10-31T02:31:34","guid":{"rendered":"https:\/\/chuatan.com.au\/buying-victorian-property-from-thailand\/"},"modified":"2026-11-04T22:51:32","modified_gmt":"2026-11-04T11:51:32","slug":"buying-victorian-property-from-thailand","status":"publish","type":"post","link":"https:\/\/chuatan.com.au\/en\/buying-victorian-property-from-thailand\/","title":{"rendered":"Buying Property in Melbourne or Victoria from Thailand: A Legal Guide for Thai and Thai-Chinese Families"},"content":{"rendered":"\n<div class=\"ct-article\" data-no-translation>\n<p class=\"ct-reviewed\"><em>Last reviewed: 31 October 2026<\/em><\/p>\n<h2>Quick answer<\/h2>\n<p>A Thai citizen who is not an Australian permanent resident is generally a &#8220;foreign person&#8221; under Australia&#8217;s foreign investment rules. Foreign persons usually need approval before buying residential land, and from 1 April 2025 they are generally banned from buying established (existing) homes, a ban the Government has announced will run until 30 June 2029. New apartments, off-the-plan purchases and vacant land for building can still be bought with approval. In Victoria, foreign buyers also pay additional stamp duty and an annual land tax surcharge.<\/p>\n<p>The rules are only the start. For Thai and Thai-Chinese families, the harder questions are usually whose name the property should be in, how it is funded, and what happens when a child graduates, marries, separates or a parent dies.<\/p>\n<h2>Who counts as a foreign buyer?<\/h2>\n<p>The Commonwealth and Victoria each have their own test, and they are not identical. In broad terms, a person who is not an Australian citizen, permanent resident or New Zealand citizen is usually a foreign person or foreign purchaser. A company or trust can also be foreign if foreign persons hold or control enough of it. A student visa holder buying a home to live in while studying is still generally a foreign person.<\/p>\n<p>Buying through a company, a family trust or in a child&#8217;s name does not avoid these rules. It often adds to them, because the structure itself may be treated as foreign, and trust deeds may need specific clauses to manage Victorian surcharges.<\/p>\n<h2>What Thai buyers can and cannot buy<\/h2>\n<ul>\n<li><strong>Established homes:<\/strong> generally banned for foreign persons during the ban period, with limited exceptions.<\/li>\n<li><strong>New dwellings and off-the-plan apartments:<\/strong> generally possible with approval, or under a developer&#8217;s exemption certificate where one applies.<\/li>\n<li><strong>Vacant residential land:<\/strong> generally possible with approval, usually on condition that construction is completed within a set time.<\/li>\n<li><strong>Commercial property:<\/strong> different thresholds and conditions apply, depending on the property and the buyer.<\/li>\n<\/ul>\n<p>Approval comes with conditions, including reporting and, for residential property, rules about leaving a dwelling vacant. Breaches can lead to penalties and, in serious cases, an order to sell.<\/p>\n<h2>Victorian taxes on foreign buyers<\/h2>\n<p>Victoria charges foreign purchaser additional duty on top of ordinary stamp duty when a foreign purchaser buys residential property. Absentee owners also pay an annual absentee owner surcharge on land tax, and a home left vacant for more than six months in a year may attract vacant residential land tax. Together these costs can be significant over the life of an investment, so they should be modelled before signing, not after.<\/p>\n<h2>Whose name should the property be in?<\/h2>\n<p>Thai families commonly buy a Melbourne apartment for a child at university, funded by the parents. Each option has different consequences:<\/p>\n<ul>\n<li><strong>In the parent&#8217;s name:<\/strong> the parent stays in control, but the property is in the parent&#8217;s estate and may need an Australian grant of probate if the parent dies.<\/li>\n<li><strong>In the child&#8217;s name:<\/strong> it can look simpler, but the property may become part of the child&#8217;s property pool if the child later separates from a partner, and the parents&#8217; contribution may need to be documented as a loan or gift.<\/li>\n<li><strong>In a company or family trust:<\/strong> can help with control and succession, but brings extra duty, land tax and tax-residency issues for a foreign family, and must be set up carefully.<\/li>\n<\/ul>\n<p>The right answer depends on the family&#8217;s plans, the child&#8217;s visa and future residency, and how the property fits into the family&#8217;s wider wealth in Thailand.<\/p>\n<h2>Paying for the property and signing from Thailand<\/h2>\n<p>Lenders, conveyancers and lawyers in Australia must now verify identity and, increasingly, the source of funds. Money sent from Thailand should be traceable to its source. Contracts and transfer documents can often be signed electronically, but some documents must be signed before an authorised witness overseas, and Thai documents may need translation and authentication.<\/p>\n<h2>Plan for the end as well as the start<\/h2>\n<p>Before buying, think about how the property will eventually be sold or passed on. A foreign seller faces withholding at settlement and Australian capital gains tax, and a Thai resident may face Thai tax when the proceeds are brought home. A Victorian will that deals with Australian assets can save the family months if something happens.<\/p>\n<h2>Frequently asked questions<\/h2>\n<p><strong>Can a Thai citizen buy a house in Melbourne?<\/strong><\/p>\n<p>Generally not an established home during the current ban, unless an exception applies. New dwellings, off-the-plan apartments and vacant land can usually be bought with foreign investment approval.<\/p>\n<p><strong>Does buying in my child&#x27;s name avoid the foreign buyer rules?<\/strong><\/p>\n<p>Usually not. If the child is also a foreign person, the same rules apply, and holding property in a child&#x27;s name raises its own family law and estate issues.<\/p>\n<p><strong>Are there extra taxes for foreign buyers in Victoria?<\/strong><\/p>\n<p>Yes. Victoria charges foreign purchaser additional duty on residential purchases and an annual absentee owner surcharge on land tax, and vacant homes may attract vacant residential land tax.<\/p>\n<p><strong>Can I sign the contract from Bangkok?<\/strong><\/p>\n<p>Often yes, but some documents need to be witnessed by an authorised person, and identity and source-of-funds checks will apply. Arrange this before exchange.<\/p>\n<h2>How we help<\/h2>\n<p>Chua Tan Associates has practised in Melbourne since 1990 and advises Thai and Thai-Chinese families on Australian legal matters. We work by video and alongside your lawyers, accountants and private bankers in Thailand. We help with:<\/p>\n<ul>\n<li>advising before you sign on whether and how you can buy;<\/li>\n<li>structuring ownership for parents and children;<\/li>\n<li>contracts, approvals and settlement for overseas buyers;<\/li>\n<li>Victorian wills and powers of attorney for property owners in Thailand.<\/li>\n<\/ul>\n<p>The first step is a paid 30-minute consultation by video or in Melbourne. Contact us to book.<\/p>\n<p><em>This article is general information only and is not legal, tax or financial advice. Do not rely on it for your own situation: the law and practice change, and the right answer depends on your facts. Points about Thai law and Thai tax are a general overview only; obtain advice from a Thai lawyer or tax adviser for matters in Thailand.<\/em><\/p>\n<h2>Official sources<\/h2>\n<ul>\n<li><a href=\"https:\/\/www.ato.gov.au\/individuals-and-families\/investments-and-assets\/foreign-investment-in-australia\/types-of-property-a-foreign-person-can-buy\">Australian Taxation Office: types of property a foreign person can buy<\/a><\/li>\n<li><a href=\"https:\/\/ato.gov.au\/about-ato\/new-legislation\/in-detail\/international\/banning-foreign-purchases-of-established-dwellings\">Australian Taxation Office: ban on foreign purchases of established dwellings<\/a><\/li>\n<li><a href=\"https:\/\/sro.vic.gov.au\/buying-property\/foreign-purchasers-property\/understanding-foreign-purchaser-additional-duty\">State Revenue Office Victoria: foreign purchaser additional duty<\/a><\/li>\n<li><a href=\"https:\/\/www.sro.vic.gov.au\/owning-property\/land-tax\/absentee-owner-surcharge\/understanding-absentee-owner-surcharge\">State Revenue Office Victoria: absentee owner surcharge<\/a><\/li>\n<li><a href=\"https:\/\/www.sro.vic.gov.au\/owning-property\/vacant-residential-land-tax\/understanding-vacant-residential-land-tax\">State Revenue Office Victoria: vacant residential land tax<\/a><\/li>\n<\/ul>\n<h2>More guides for Thai and Thai-Chinese families<\/h2>\n<ul class=\"ct-related\"><li><a href=\"\/en\/selling-melbourne-property-from-thailand\/\">Selling Melbourne or Victorian Property While Living in Thailand: Withholding, Tax and Signing From Overseas<\/a><\/li><li><a href=\"\/en\/thailand-foreign-income-tax-australian-rent-property-sale\/\">Thai Tax on Australian Rent, Dividends and Property Sale Proceeds: The Remittance Rule Explained<\/a><\/li><li><a href=\"\/en\/thai-will-australian-assets-victoria\/\">A Thai Will and Assets in Australia: Will It Work, and Do You Need a Victorian Will?<\/a><\/li><li><a href=\"\/en\/death-in-thailand-assets-in-victoria-probate\/\">A Family Member Has Died in Thailand Leaving Assets in Victoria: Probate, Documents and Next Steps<\/a><\/li><li><a href=\"\/en\/thai-inheritance-tax-australian-assets\/\">Thai Inheritance Tax and Australian Assets: What Thai Families Should Know<\/a><\/li><\/ul>\n<h2>Related reading<\/h2>\n<ul class=\"ct-related\"><li><a href=\"\/en\/foreign-owners-australian-property-tax\/\">Foreign Owners of Australian Property: Duty Surcharges, Land Tax, FIRB and Capital Gains<\/a><\/li><li><a href=\"\/en\/thai-families-and-australian-legal-matters\/\">Australian Legal Matters for Thai and Thai-Chinese Families<\/a><\/li><\/ul>\n<p><em>Chua Tan Associates acts for families and their professional advisers on Australian legal matters with a cross-border dimension, working alongside lawyers overseas. To arrange a confidential consultation, please contact our Melbourne office on +61 3 9602 3988 or submit an <a href=\"#ct-enquiry\">enquiry<\/a>. Advice is available in English, Mandarin and Cantonese.<\/em><\/p>\n<p class=\"ct-byline\"><em><a href=\"\/en\/justin-chua\/\">Justin Chua<\/a> (\u8521\u667a\u52cb), lawyer and mediator, Chua Tan Associates, Melbourne. General information only, not legal advice.<\/em><\/p>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"FAQPage\", \"mainEntity\": [{\"@type\": \"Question\", \"name\": \"Can a Thai citizen buy a house in Melbourne?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Generally not an established home during the current ban, unless an exception applies. 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Arrange this before exchange.\"}}]}<\/script>\n<\/div>\n\n\n<div id=\"ct-enquiry\" class=\"ct-eq\" data-no-translation>\r\n<style>.ct-eq{background:#f4f1ea;border:1px solid #e3ddd0;border-radius:10px;padding:22px 24px;margin:32px 0;font-size:16px;line-height:1.6}.ct-eq h2,.ct-eq h3{margin:0 0 6px}.ct-eq p{margin:0 0 12px}.ct-eq form{display:grid;grid-template-columns:1fr 1fr;gap:12px}.ct-eq label{display:block;font-size:14px;font-weight:600;margin-bottom:4px}.ct-eq input,.ct-eq select,.ct-eq textarea{width:100%;box-sizing:border-box;padding:10px 12px;border:1px solid #cfc6b4;border-radius:6px;font-size:16px;background:#fff}.ct-eq .full{grid-column:1\/-1}.ct-eq button{background:#8a6a3b;color:#fff;border:0;border-radius:6px;padding:12px 22px;font-size:16px;cursor:pointer}.ct-eq .hp{position:absolute;left:-9999px}.ct-eq small{color:#5f5a50}.ct-eq .ok{background:#e7f3e8;border-left:4px solid #3c8d40;padding:12px 16px}.ct-eq .bad{background:#fbeaea;border-left:4px solid #b03a2e;padding:12px 16px}.ct-eq .ct-direct{display:flex;flex-wrap:wrap;gap:10px;margin-top:14px}.ct-eq .ct-direct a,.ct-eq .ct-direct button{background:#fff;color:#2b2b2b;border:1px solid #cfc6b4;padding:9px 14px;border-radius:6px;text-decoration:none;font-size:15px}@media(max-width:640px){.ct-eq form{grid-template-columns:1fr}}<\/style>\r\n<h3>Tell us about the estate<\/h3>\r\n<p>A short message is enough. We reply in English, Mandarin or Cantonese, and quote fees in writing before any work starts.<\/p>\r\n<form method=\"post\" action=\"https:\/\/chuatan.com.au\/wp-admin\/admin-post.php\">\r\n<input type=\"hidden\" name=\"action\" value=\"ct_estate_enquiry\">\r\n<input type=\"hidden\" name=\"ct_ts\" value=\"1793852463\">\r\n<input type=\"hidden\" name=\"ct_lang\" value=\"en\">\r\n<input type=\"hidden\" name=\"ct_page\" value=\"https:\/\/chuatan.com.au\/en\/buying-victorian-property-from-thailand\/\">\r\n<div class=\"hp\" aria-hidden=\"true\"><label>Website<input type=\"text\" name=\"ct_website\" tabindex=\"-1\" autocomplete=\"off\"><\/label><\/div>\r\n<div><label for=\"ct_name\">Your name *<\/label><input id=\"ct_name\" name=\"ct_name\" required maxlength=\"120\"><\/div>\r\n<div><label for=\"ct_email\">Email<\/label><input id=\"ct_email\" name=\"ct_email\" type=\"email\" maxlength=\"160\"><\/div>\r\n<div><label for=\"ct_phone\">Phone, WeChat or WhatsApp<\/label><input id=\"ct_phone\" name=\"ct_phone\" maxlength=\"80\"><\/div>\r\n<div><label for=\"ct_language\">Preferred language<\/label><select id=\"ct_language\" name=\"ct_language\"><option>English<\/option><option>Mandarin<\/option><option>Cantonese<\/option><\/select><\/div>\r\n<div><label for=\"ct_type\">What do you need help with?<\/label><select id=\"ct_type\" name=\"ct_type\"><option value=\"\">Please choose<\/option><option>Someone has died and there is a Will<\/option><option>Someone has died and there is no Will<\/option><option>Someone has died and I am not sure if there is a Will<\/option><option>Making or updating a Will or estate plan<\/option><option>Executor or trustee question<\/option><option>A dispute about an estate<\/option><option>Other<\/option><\/select><\/div>\r\n<div><label for=\"ct_state\">Where are the assets?<\/label><select id=\"ct_state\" name=\"ct_state\"><option value=\"\">Please choose<\/option><option>Victoria<\/option><option>New South Wales<\/option><option>Queensland<\/option><option>Western Australia<\/option><option>South Australia<\/option><option>Tasmania<\/option><option>ACT<\/option><option>Northern Territory<\/option><option>More than one state<\/option><option>Overseas as well<\/option><option>Not sure<\/option><\/select><\/div>\r\n<div class=\"full\"><label for=\"ct_time\">Best time to contact you (optional)<\/label><input id=\"ct_time\" name=\"ct_time\" maxlength=\"120\"><\/div>\r\n<div class=\"full\"><label for=\"ct_msg\">Brief details (optional)<\/label><textarea id=\"ct_msg\" name=\"ct_msg\" rows=\"4\" maxlength=\"3000\"><\/textarea><\/div>\r\n<div class=\"full\"><button type=\"submit\">Send enquiry<\/button><br><small>We use your details only to respond to your enquiry. Sending this form does not create a lawyer\u2013client relationship. <a href=\"\/privacy-policy\/\">Privacy<\/a><\/small><\/div>\r\n<\/form>\r\n<div class=\"ct-direct\"><strong style=\"width:100%\">Or contact us directly<\/strong>\r\n<a href=\"tel:+61396023988\">Call +61 3 9602 3988<\/a>\r\n<a href=\"mailto:chuatan@tpg.com.au\">chuatan@tpg.com.au<\/a>\r\n<a href=\"https:\/\/wa.me\/61490369102\" target=\"_blank\" rel=\"noopener\">WhatsApp +61 490 369 102<\/a>\r\n<button type=\"button\" class=\"ct-wechat\" data-msg=\"WeChat ID copied\">WeChat: chuatan262<\/button>\r\n<\/div>\r\n<\/div>\r\n\t\n\n<div class=\"ct-guides\" data-no-translation><style>.ct-guides{margin:28px 0}.ct-guides ul{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:10px;list-style:none;padding:0;margin:10px 0 0}.ct-guides li{margin:0}.ct-guides a{display:block;padding:12px 14px;border:1px solid #e3ddd0;border-radius:6px;text-decoration:none;background:#fff;height:100%}<\/style><h3>Estate guides<\/h3><ul><li><a href=\"\/en\/do-i-need-probate\/\">Do I need probate? 2-minute check<\/a><\/li><li><a href=\"\/en\/what-to-do-when-someone-dies\/\">What to do when someone dies: 30-day checklist<\/a><\/li><li><a href=\"\/en\/letters-of-administration-victoria\/\">No Will? Letters of administration and who inherits<\/a><\/li><li><a href=\"\/en\/estate-planning-victoria\/\">Estate planning: Will, power of attorney, medical decisions<\/a><\/li><li><a href=\"\/en\/testamentary-trusts\/\">Testamentary trusts<\/a><\/li><li><a href=\"\/en\/superannuation-and-your-will\/\">Superannuation and your Will<\/a><\/li><li><a href=\"\/en\/executor-disputes\/\">Executor problems and disputes<\/a><\/li><li><a href=\"\/en\/professional-executor-trustee\/\">Professional executor &amp; trustee services<\/a><\/li><li><a href=\"\/en\/%E5%AE%A2%E6%88%B7%E8%AF%84%E4%BB%B7\/\">Client reviews<\/a><\/li><\/ul><\/div>\n\n\n<div class=\"ct-book\" style=\"margin:1.8em 0;padding:18px 20px;border-radius:12px;background:#0b5c4a;color:#fff\"><p style=\"margin:0 0 .4em;font-size:1.12em;color:#fff\"><b>Talk to a lawyer about your situation<\/b><\/p><p style=\"margin:0 0 .9em;color:#e8f1ee\">Book a paid 30-minute consultation in English, Mandarin or Cantonese, in person in Melbourne or by video from anywhere. If you go ahead with us, the fee is credited to your first invoice.<\/p><a href=\"https:\/\/chuatan.com.au\/%E9%A2%84%E7%BA%A6\/\" style=\"display:inline-block;padding:11px 22px;border-radius:8px;background:#e3a008;color:#1b1b1b;font-weight:700;text-decoration:none\">Book a consultation<\/a><\/div>\n","protected":false},"excerpt":{"rendered":"<p>Last reviewed: 31 October 2026 Quick answer A Thai citi [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_yoast_wpseo_meta-robots-noindex":"","_wpcom_ai_launchpad_first_post":false,"_jetpack_hide_featured_image":false,"_jetpack_featured_image_duplicate_dismissed":0,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[787516595,23],"tags":[],"class_list":["post-20637","post","type-post","status-publish","format-standard","hentry","category-cross-border-families","category-23"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v21.2 (Yoast SEO v28.8) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Buying Melbourne Property From Thailand | Chua Tan Associates<\/title>\n<meta name=\"description\" content=\"Thai buyers of Victorian property: FIRB approval, the established-home ban, Victoria&#039;s foreign purchaser 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