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Property Law Guidance
Property Law in Thailand
Factual reference on how buying, leasing and holding property works for foreign nationals in Thailand. The title system, the contracts, the taxes and the ownership rules that apply.
Seventeen reference guides covering the legal detail of buying, holding and protecting property in Thailand. For how the firm helps with a specific matter, see the Property Law services pages.
Buying Property in Thailand
→The complete buyer's walkthrough covering ownership restrictions, title deeds, condominiums, leases, due diligence and the legal structures available to foreign buyers.
Due DiligenceOwnership StructuresTitle Deeds
Thai Title Deeds Explained
→Chanote, Nor Sor 3 Gor, Nor Sor 3 and SPK 4-01 compared. The type of title deed matters as much as the price.
ChanoteNS3 GorSPK Risk
Off-Plan Property in Thailand
→Pre-construction risk, developer insolvency, contract review and how to protect yourself before the building exists.
Developer RiskEscrowSPA Review
Transfer Fees and Taxes
→Every charge paid at the Land Office on transfer day. Transfer fee, SBT, stamp duty and withholding tax calculated.
2% Transfer FeeSBT 3.3%Withholding Tax
The Thai Condominium Act
→Juristic person, AGM voting rights, maintenance fees, sinking fund and your rights as a co-owner under Thai law.
Juristic PersonAGM RightsSinking Fund
Sale and Purchase Agreement
→What a well-drafted Thai SPA must contain, the red flags found in developer contracts, and how contract review protects buyers.
SPA ReviewDeposit TermsTitle Warranty
Servitudes and Encumbrances
→What transfers with Thai land. Mortgages, rights of way, court orders, leases and registered rights that come with the title.
Rights of WayMortgagesCourt Orders
Building Permits and EIA
→Verifying that the structures on land you are buying were built legally. Permits, certificates of occupation and EIA approvals.
Building PermitEIA ApprovalZoning
Foreign Land Ownership
→The Land Code prohibition, the narrow BOI and Treaty of Amity exceptions, Thai company structures and the nominee-structure enforcement wave.
Land Code s.86BOI 1 RaiNominee Risk
Inheriting Thai Property
→What happens when a foreigner inherits a Thai condominium or land. Probate, executor appointment, the disposal rule and Thai wills.
ProbateCourt ExecutorThai Will
Foreign Heirs: Land Office Rules & Deadlines
→Land Office rules for foreign heirs, the 12-month disposal deadline, inheritance tax, transfer fees and ownership restrictions.
12-Month RuleTransfer FeesInheritance Tax
Managing Property Remotely
→Power of attorney, property management agreements, tenant law, short-term rental risk and your tax obligations as an absentee owner.
Power of AttorneyLettings LawHotel Act
Leasehold Property in Thailand
→How 30-year leases work in practice, renewal rights, registration, and the 2025 Supreme Court ruling on 30+30+30 leases.
30-Year TermRegistration2025 Ruling
Usufruct in Thailand
→The registered right to use and occupy land for life. How it works, how it is registered, and whether it suits your circumstances.
Lifetime RightLand OfficeNot Ownership
Superficies in Thailand
→The right to own a building on land you do not own. How the structure works and where it fits for foreign nationals.
Building RightFamily HomesRegistration
Sap Ing Sith
→A registered property right introduced under the Sap Ing Sith Act, including how it differs from leases, usufruct and superficies and when it may be relevant to foreign property arrangements.
30-Year RightRegistered RightProperty Structures
Common Property Scams
→How the most common property scams in Thailand work, the warning signs, and how to protect yourself before transferring money.
Fake ListingsDeposit LossFake Title
Speak to a Property Lawyer
Advice on a Specific Property Matter
These guides are general reference. For advice on a purchase, a lease, a dispute or a title question specific to your circumstances, speak to a property lawyer before you commit.
Lawyers for Expats Thailand. This page is general information and does not constitute legal advice. Always obtain independent qualified legal advice before making any property decision in Thailand.