Title Deed Fraud in Thailand: Supreme Court Case 914/2569
A buyer faked a lost chanote, got a new deed and sold the land. Dika 914/2569 shows how Thai courts punish title deed fraud and compensate victims.
Property Law in Thailand
Property and real estate law in Thailand: buying, leasing, usufruct, title deeds and foreign ownership.
Thailand’s 75% Condo Quota and 99-Year Lease: What Is Proposed and What Is Law
What changed: Nothing in the foreign ownership quota. Proposals to raise the condominium foreign quota from 49 percent to 75
False “Lost Chanote” Reports in Thailand: Four Months in Prison and THB 4.8 Million Compensation
A paper title deed looks powerful, but the Land Office register is what controls the official record. Supreme Court Decision
Risks of Buying Property in Thailand: A Foreigner’s Complete Legal Guide
What changed: Transfer and mortgage registration fees are cut to 0.01% on qualifying residential property up to 7 million baht.
Thailand Nominee Company Crackdown 2026: Updates June 2026.
The Thailand nominee company crackdown 2026 is the most aggressive enforcement action we’ve seen in over 30 years of practice. On April 1, 2026, the Department of Business Development (DBD) rolled out mandatory in-person shareholder verification for any company amendment involving foreign participation. Thai shareholders can’t hide behind paper anymore. They have to show up, declare their income, and sign forms that carry criminal liability.
We’re not talking about some distant threat. This is happening now. The DBD estimates that roughly 94,000 companies in Thailand involve Thai nominee shareholders. That’s 80% of all companies with mixed Thai-foreign ownership. If you run a company with the old 49/51 split, ask yourself one question. Can your Thai partners prove they funded their shares? If not, you’ve got a serious problem.
Can a Foreigner Inherit Land in Thailand?
The provisions cited throughout this page, Land Code sections 86 to 96, are reproduced in full in Chapter 8 of
Risks of Buying Property in Thailand as a Foreigner: A Legal Guide
The Thai real estate market has reached a critical inflection point in 2026, transitioning from a historical landscape defined by informal “workarounds” to a modern era of rigorous “compliance-first” administrative oversight. For the expatriate investor, the developer, and the legal practitioner, the risks associated with property acquisition have shifted from simple commercial variables to complex […]
Foreign Ownership Restrictions in Thailand: Legal Strategies for 100% Control
Thailand’s regulatory landscape presents unique challenges for foreign investors seeking majority control of their business ventures. The Foreign Business Act (FBA) of 1999 has strict rules for foreigners seeking to obtain a foreign business license in some areas. However, there are legal ways to have 100% foreign control. It is important for expatriate entrepreneurs and international businesses to understand the foreign business act B.E. mechanisms. This knowledge helps them build a strong presence in the Thai market.
90-Year Lease in Thailand: Myth vs Reality
TL;DR – Under Thai law the longest enforceable land lease is thirty years. Any promise of automatic renewals to create a “30 + 30 + 30” or 90-year lease in Thailand is void. The Supreme Court has ruled several times that such pre-signed extensions are not binding. If you want long-term security, you need a […]
Automatic Renewal of a Lease in Thailand: Supreme Court Ruling in Case No. 4655/2566
Discover the implications of Thailand’s Supreme Court Case No. 4655/2566, addressing the enforceability of automatic 30-year lease renewals in property agreements.