How to buy at FIZZ as a foreigner — and why the ownership question is still open
The EIA register files FIZZ as a residential building, not as a condominium. That one line decides what to ask before any brochure: the 49% foreign freehold quota exists for condominiums only, and what FIZZ will offer foreign buyers the developer has not announced. Here is what the entry means, how it differs from KUARTZ next door, and how a purchase goes.
Up to date as of
Freehold or leasehold — what the register entry says and what it does not
Thailand's Condominium Act allows foreign nationals to own up to 49% of the total saleable area of a condominium building outright: the chanote is issued in your name, and the apartment can be sold, inherited and mortgaged without a Thai partner and without a company. The other 51% goes to foreigners on leasehold — normally a thirty-year registered lease with renewal terms in the contract.
None of this applies automatically to a building that is not registered as a condominium. FIZZ is filed in the EIA register as a residential building under the Building Control Act: the subtype used for apartment buildings that are not, or not yet, condominiums. Such a building has no foreign freehold quota under the Condominium Act; foreign buyers in projects of this type are usually offered a registered lease, and some developers register the building as a condominium later, before handover.
Which of these FIZZ will be, the developer has not said — the EIA subtype is a planning classification, not a sales offer. So the question is not answered yet, and it is the first one to get in writing before a reservation. For comparison, the sister project KUARTZ in Karon is filed as a condominium under the Condominium Act, and there the freehold quota applies from day one.
FIZZ and KUARTZ: same developer, same month, different registration
Two launches by Rhom Bho in mid-October 2026, 2.4 km apart in a straight line. The register lists them under different laws — and that changes what a foreign buyer gets.
| FIZZ · Kata | KUARTZ · Karon | |
|---|---|---|
| EIA report | 256909-18 | 256909-31 |
| Registered as | residential building under the Building Control Act | condominium under the Condominium Act |
| Foreign freehold quota | not under the Condominium Act; terms to be confirmed by the developer | 49% by law |
| Apartments | 135 in 1 building | 189 in 2 buildings |
| To the sea | 700 m | 400 m |
| Website | this site | kuartz-karon.com |
Both entries are public: eia.onep.go.th, records 16497 (FIZZ) and 16514 (KUARTZ). The FIZZ ownership line is updated the day the developer publishes its terms.
How the purchase goes, step by step
The sequence Rhom Bho has used at its previous 14+ launches. FIZZ amounts, dates and the ownership structure arrive with the price list.
- 1. Register before the launchThe price list and the unit table go to registered buyers on launch day. Arriving with a shortlist of layouts beats negotiating afterwards.
- 2. Get the ownership terms in writingLease term and renewals, or a planned condominium registration and its date — before the reservation, in the reservation agreement, not in a chat.
- 3. Choose a unit and pay the reservationThe reservation holds a specific apartment for a set period. Read what happens to it if the project changes — a fair question while the EIA is under review.
- 4. Sign the agreementA sale and purchase agreement or a lease agreement, usually within weeks of the reservation, with the first substantial instalment. This is the document to show your own lawyer, not the developer's.
- 5. Pay by the schedule and bring the money from abroadInstalments during construction, in foreign currency into Thailand, converted here. Keep the bank documents — they are needed for any registration at the Land Office.
- 6. Accept the apartment and registerSnagging before signing, then registration of the lease or the title at the Land Office, the registration fee and the sinking fund.
Interest-free plan: 4 payments of 25%
The scheme Rhom Bho uses across The Title series: no interest, no hidden fees, payments tied to stages rather than to the calendar. The FIZZ dates and reservation amount come with the price list.
- Reservationa fixed deposit takes the apartment off the market and counts towards the first payment
- 25% at contractthe agreement is signed within weeks of the reservation
- 25% + 25% during constructiontwo instalments at set intervals while the building goes up
- 25% at handoverthe balance on transfer at the Land Office, together with the registration fee and the sinking fund
What is known and what the price list will add
Known today
- EIA 256909-18 filed September 2026, under review; construction not started
- registered as a residential building under the Building Control Act — the freehold quota of the Condominium Act does not apply as filed
- interest-free plan of 4 × 25% as the developer's standard
- developer Rhom Bho Property PCL, SET: TITLE, in business since 1989
- launch in mid-October 2026; 135 apartments, 700 m to the sea
Comes with the price list
- the ownership structure offered to foreign buyers: lease term, renewals, or a condominium registration
- reservation amount and payment schedule
- common-area fee and sinking fund per square metre
- completion date the schedule is tied to
- furniture package and what the price includes
Worth knowing
Three questions to ask in writing before paying
What exactly you will own. A registered lease of how many years, with what renewal mechanism and at whose cost — or a condominium to be registered by what date, and what happens if it is not. This is the FIZZ-specific question, and it goes into the reservation agreement, not a chat.
What happens to the reservation. The EIA is under review; for a 7-storey building of 135 units the review is routine, but ask what happens to your money if the timeline moves or the design changes, and have the answer written down.
What a month will cost. The common-area fee is set per square metre and comes with the price list. Check it second, not last — it changes the rental arithmetic more than the purchase price does.
Questions from foreign buyers
So is FIZZ leasehold?
As filed, it is not a condominium, so the freehold quota does not apply to it today. Whether the developer sells on a registered lease, registers the building as a condominium before handover, or offers another structure has not been announced. We put the question to Rhom Bho in writing and pass the answer on as is, including "not decided yet".
What does a registered lease give me in practice?
The right to use the apartment for the lease term — typically thirty years — registered at the Land Office, with renewal terms in the contract. It can be sold on for the remaining term and let out. A leasehold unit resells at a discount to a comparable freehold one, and the renewal is a contractual promise rather than a registered right.
Can I buy without coming to Thailand?
In practice yes — by power of attorney, with the funds transferred from abroad in your own name. It is common, and it is also the case where your own lawyer matters most.
Do I need a Thai bank account?
Not for the purchase. The foreign-currency transfer has to arrive and be converted in Thailand with the right paperwork. An account here makes paying bills easier once the apartment is yours.
Can I buy through a company?
A foreign-owned company does not get around ownership limits; a Thai company with nominee shareholders is the arrangement Thai authorities look for and unwind. If freehold in your own name matters to you, the sister project KUARTZ is registered as a condominium with the 49% quota — that is the honest alternative from the same developer.