This information is for reference only and is not legal advice. Consult a licensed lawyer before any transaction.

Articles

Building Permit for a House in Thailand: Law, Procedure and RisksHow to obtain a building permit for a house in Thailand: which law governs the process, who issues the permit, what documents are required, and why the name on the permit is critical for a foreign national.
Registering a Thai Company as a Foreigner: How a Thai Limited Works and Where the Red Lines AreHow a foreigner can register a private limited company in Thailand: shareholder structure, the 49% share limit, the prohibition on nominee shareholders, capital requirements, and the link to property ownership.
A Thai Company for Land Ownership: How the Structure Works and Where the Risks LieAn analysis of the scheme for purchasing land in Thailand through a Thai company: why nominee shareholders are illegal, which provisions of the Land Code and the Foreign Business Act prohibit this arrangement, and what risks the foreign buyer faces.
The 49% Quota and Purchasing a Condominium in Thailand as a Foreign National: How It WorksHow a foreign national can lawfully purchase a condominium in Thailand: the 49% rule under the Condominium Act, remittance of funds via FET/Tor.Tor.3, and verification of the foreign quota before completing a transaction.
Inheriting a Condominium Unit in Thailand as a Foreigner: the 49% Quota, Deadlines and the FET FormHow a foreigner can inherit a condominium unit in Thailand: who may re-register ownership, the 49% quota, the obligation to sell the unit within one year, and the role of the FET form.
Condominium Price Per Usable Area and Price Adjustment on Final MeasurementHow the price of a condominium unit in Thailand is calculated by area, what is included in the saleable area, and how price adjustment works when the actual measured area differs from the figure stated in the contract.
Contracts with developers in Thailand: how to protect a buyer's rightsHow contracts with developers work in Thailand, how freehold and leasehold differ in terms of legal protection, and what a buyer must check before signing.
Taxes and Fees When Buying a Condominium in Thailand: Who Pays What and How MuchA breakdown of the four payments involved in transferring condominium ownership in Thailand - transfer fee, specific business tax, stamp duty, and withholding tax: rates, who pays, and how the tax base is calculated.
Registered Condominium vs 'Apartments' in Thailand: What Is the DifferenceHow a unit in a condominium registered under the Condominium Act differs from a flat in an 'apartment building': freehold or leasehold, the 49% foreign quota, FET requirements, and Land Office registration.
Consumer Protection When Buying Real Estate in ThailandHow the Consumer Protection Act and the Office of the Consumer Protection Board (OCPB) protect home buyers in Thailand, what rules apply to developer contracts, and where to seek redress when rights are violated.
Foreign Exchange Regulation When Buying Real Estate in Thailand: How to Bring In Funds and Prove Their OriginA practical guide for foreigners on how to bring currency into Thailand for the purchase of a condominium unit: the FET form (Tor.Tor.3), Bank of Thailand rules, declaration requirements, repatriation of proceeds, and the 49% foreign-ownership quota.
Defects at Property Handover in Thailand: How to Protect Your RightsWhat to do if defects are discovered when taking possession of a condominium unit or house in Thailand: how the developer's warranty works, what constitutes latent defects under the Civil and Commercial Code, and how to obtain repairs or compensation.
Deposits, deal cancellations and refunds when buying real estate in ThailandWhen a reservation payment is forfeited and when it can be recovered: how Thai law treats deposits, deal cancellations and unfair contract terms.
Dispute Resolution in Thailand: Negotiation, Mediation, Arbitration, and CourtA practical guide for foreigners on resolving disputes in Thailand involving rental agreements, property purchases, or contracts: four pathways from negotiation to litigation, covering costs, timelines, and enforceability of outcomes.
Dividing Property on Divorce in Thailand: What a Foreigner Needs to KnowHow a Thai court divides a house, land and condominium on divorce, why a spouse's 'personal property' is not always protected, and what compensation a foreigner may claim.
Legal Due Diligence and Land Zoning in Thailand: What Every Buyer Needs to KnowHow to conduct due diligence on a land plot in Thailand before purchase: title deed categories (Chanote, Nor Sor 3 Gor), zoning under the Town and City Planning Act, and restrictions on building height and density.
Employment Contracts and Employee Rights in Thailand: What a Foreign National Needs to KnowHow employment contracts work in Thailand, what rights the Labour Protection Act guarantees, and what a foreign employee should check before signing.
Thailand's Foreign Business Act: Who Counts as a 'Foreigner'How the Foreign Business Act B.E. 2542 (1999) defines a 'foreigner', what the 49% threshold means in practice, why nominee structures are dangerous, and what all of this means when buying real estate in Thailand.
FET / Thor.Thor.3: How to Correctly Bring Foreign Currency into Thailand for a Condominium PurchaseA practical guide explaining why a foreign national needs a Foreign Exchange Transaction Form (FET, formerly Thor.Thor.3) when buying a condominium in Thailand, how to obtain it from a bank, and why title registration is impossible without it.
Can a Foreigner Own Real Estate in ThailandA breakdown of what a foreigner in Thailand may register as personal property, why land ownership is prohibited, and which legal alternatives - condominium, lease, usufruct - actually work in practice.
Forms of Wills under Thai Law: Five Ways to Record Your WishesThai law recognises five forms of will. This article breaks down the requirements for each under the Civil and Commercial Code, covers testamentary capacity, and highlights what foreign nationals with assets in Thailand need to keep in mind.
Right of Habitation in Thailand: What It Is and Who It SuitsThe right of habitation in Thailand under §§1402-1409 of the Civil and Commercial Code: rent-free, lifetime residential use with no right of transfer or inheritance. How it differs from usufruct and lease, and how it is registered.
How to File a Civil Lawsuit in a Thai Court (คำฟ้อง): A Step-by-Step Guide for ForeignersA clear breakdown for Russian-speaking expats: which court to use, what a statement of claim (kham fong) is, court fees, why you need a Thai lawyer, timelines, appeals, and the practical enforcement of a judgment.
How to File a Police Report in Thailand (แจ้งความ): A Step-by-Step Guide for ForeignersWe break down how a 'notification of fact' (jaeng khwam) differs from a criminal complaint (rong thuk), which station to go to, what to bring, and how to obtain a report number for insurance purposes.
Inheriting Land as a Foreign Spouse in Thailand: What You Can Inherit and What to Do with ItA foreign national is a lawful heir of a Thai spouse, but cannot hold land: we break down the rule requiring sale within one year, the condominium foreign-ownership quota, and the practical steps to follow.
Inheritance and Wills in Thailand: What a Foreigner Needs to KnowHow property passes in Thailand after death: a will under Thai law, the statutory order of heirs, restrictions on foreigners inheriting land and condominium units, and the role of the court.
Key money in Thai property leases: what it is and how to protect yourselfWhat key money is in the context of Thai property leases, why it is non-refundable, how it relates to lease registration and a landlord's tax obligations, and what to check before signing.
Annual Land and Building Tax in Thailand: Rates, Exemptions and DeadlinesHow the annual Land and Building Tax works in Thailand under the Land and Building Tax Act B.E. 2562 (2019): rates for residential property, condominiums and commercial use, primary-residence exemptions, payment deadlines and penalties.
Long-Term Land Leases in Thailand for 30 Years: What a Foreigner Needs to KnowHow long-term land leasing in Thailand works for foreigners: the 30-year cap under Section 540 of the Civil and Commercial Code, Land Office registration, renewal, inheritance, and leasehold risks.
Inheritance and Termination of a Lease Agreement in Thailand: What You Need to KnowHow Thai law treats a lease upon the death of a tenant or landlord, whether a leasehold can be inherited, which contractual provisions protect heirs, and in which cases the agreement terminates.
Registering a Lease of More Than 3 Years in Thailand: How to Protect Your RightsWhy long-term real estate leases in Thailand must be registered with the Land Department, which articles of the Civil and Commercial Code require this, how much registration costs, and what happens if it is skipped.
30+30+30 Lease Renewal Options in Thailand: How Reliable Are They?We examine why the 30+30+30 lease structure in Thailand is legally weaker than it appears: a renewal option is a contractual promise, not a real property right, and it does not bind a new owner.
What Happens to a Lease When a Property Is Sold to a New Owner in ThailandWe explain whether a lease agreement survives a change of ownership in Thailand, which terms pass to the buyer under Section 569 of the CCC, and which remain personal obligations of the former owner.
Leasehold Purchase of a Condominium in Thailand: What a Foreign Buyer Actually GetsA breakdown of how a condominium leasehold differs from freehold: the 30-year cap under Section 540, the 49% foreign quota, inheritance, voting rights, the 12.5% rental tax, and the nuances of lease renewal.
Separate and Shared Marital Property in Thailand: sin suan tua and sin somrosHow Thai law divides spouses' property into separate property (sin suan tua) and marital community property (sin somros), and what that means for buying a condominium or land and for mixed-nationality marriages.
Nominee Land Ownership in Thailand: Why It Is Illegal and What Risks It CarriesAn in-depth look at why the Thai 'nominee' land scheme is unlawful: the relevant provisions of the Land Code, criminal penalties including fines and imprisonment, the risks associated with shell companies, and legitimate alternatives available to foreign nationals.
Buying an Off-Plan Condominium in Thailand and Escrow: How to Protect Your MoneyHow buying an off-plan condominium in Thailand works: payment schedules, the risk of no escrow, the 49% foreign ownership quota, and the FET form. What to check before transferring money to a developer.
Thailand Real Estate Law: What a Foreign Buyer Needs to KnowAn overview of real estate law in Thailand: the prohibition on land ownership for foreigners, the 49% quota in condominiums, leasehold, usufruct, superficies, and the FET foreign-currency transfer form.
Owning a House Separately from the Land in Thailand: How It WorksHow a foreigner can own a house in Thailand without owning the land: lease arrangements, superficies rights, building permits, and registration of the transaction at the Land Department.
Power of Attorney for Land Transactions in Thailand: Form Tor.Dor.21 and How to Execute It CorrectlyHow to execute a power of attorney for the Thai Land Department: the official Form Tor.Dor.21, completion requirements, witnesses, execution abroad, and common mistakes.
Controlling a Thai Company Through Preference Shares: How It WorksHow a foreigner can control a Thai property-holding company while remaining a minority shareholder: the mechanism of preference shares with enhanced voting rights, the legal framework, and the associated risks.
Prenuptial Agreements in Thailand and Real Estate: What Actually Protects a Foreign SpouseHow prenuptial agreements work in Thailand, how personal property (Sin Suan Tua) differs from marital property (Sin Somros), and what tools a foreign spouse can use to protect their investment in a house and land.
Taxes on Rental Income from Real Estate in ThailandHow rental income from real estate is taxed in Thailand: personal income tax rates, tax residency status (180 days), the mid-year PND 94 return due by 30 September, deductions, withholding tax, and penalties.
Easements and Right of Way in Thailand: How to Secure Lawful Access to Your PropertyWhat an easement is under Thai law (Sections 1387-1401 of the Civil and Commercial Code), how a registered right of way differs from a right of necessary passage, and how to verify access to a plot before purchasing.
Severance Pay and Termination in Thailand: What You Are Entitled to ReceiveHow severance pay, payment in lieu of notice, and protection against unfair dismissal work in Thailand, and what payments an employer is required to make upon termination of an employment contract.
Specific Business Tax (SBT) in Thailand: What the Seller Pays on Resale Before 5 YearsHow the Specific Business Tax (SBT, 3.3%) works when selling real estate in Thailand before five years of ownership, who is exempt, and how it differs from stamp duty.
Subleasing and Assignment of Lease Rights in ThailandWhen a tenant in Thailand may sublease a property or assign a lease agreement: the rules under Section 544 and Section 306 of the Civil and Commercial Code, landlord consent, registration, and inheritance.
Superficies in Thailand: how a foreigner can own a house on someone else's landSuperficies (CCC §1410-1416) allows a foreigner to legally own a house standing on Thai land, separately from the plot itself. This article covers terms, registration, the combination with a lease, and the associated risks.
Buying Land in a Thai Spouse's Name: Where the Risks Lie and How to Protect Your InvestmentA foreigner cannot own land in Thailand, and registering it in a Thai spouse's name creates real risks. This article explains the legal mechanics, and covers usufruct, superficies and lease agreements as protective tools.
Land Documents in Thailand: Chanote and Other Title TypesA breakdown of Thailand's land title categories, from full ownership under chanote to conditional possession certificates. What you can buy, what you cannot, and what is available to a foreign national.
Taxes and Fees on Property Transfers in Thailand: Who Pays What and How MuchA breakdown of all payments required at the Thailand Land Office when registering a property transaction: the transfer fee, the Special Business Tax, stamp duty, and withholding tax - rates, responsible parties, and calculation methods.
Unfair Contract Terms in Thailand: What Cannot Lawfully Be Imposed on YouThailand's Unfair Contract Terms Act protects the weaker contracting party: a court may declare an oppressive clause void or reduce it to fair limits. This article explains what that means for rental agreements, property purchases and consumer contracts.
Usufruct in Thailand: Lifetime Right to Use Real PropertyUsufruct is a real right to use and enjoy another person's real property in Thailand for life. This article examines Civil and Commercial Code sections 1417-1428, the permitted term, registration at the Land Office, and the rights and restrictions involved.
Usufruct Between a Thai and a Foreign Spouse: How to Protect the Right to Use Real PropertyHow usufruct (CCC §1417) protects a foreign spouse when a house and land are registered in the Thai partner's name: duration, registration with the Land Department, termination, and a comparison with superficies and lease.
Which Visas Are Available to a Property Buyer in ThailandA practical overview of visas genuinely available to property buyers in Thailand: the retirement visa, LTR, Privilege, marriage, ED, DTV, the 90-day reporting obligation, and overstay risks.
Thailand Long-Term Visas: LTR and Thailand Privilege (Elite) for Property BuyersThe BOI ten-year LTR visa and Thailand Privilege (Elite) membership: categories, amounts, taxes and benefits, and which option suits a real estate investor.
Marriage-Based Visa for Spouses of Thai Nationals: Non-Immigrant O and Family VisasHow to obtain a Thai marriage visa (Non-O), the 400,000 THB financial threshold or income alternative, annual renewal, visas for spouses and children, and key differences from a tourist visa.
Retirement Visas in Thailand: Non-O, O-A and O-X (2026 Requirements)Thailand retirement visas Non-O, O-A and O-X: age 50+, required funds of 800,000 or 3 million baht, health insurance, 90-day reporting, re-entry permits, and the relationship between visa status and condominium purchases.