Reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, for ThaiLawOnline, a Thai law firm acting for foreigners since 2006.
Update log
- 4 November 2026: Added the statute box with Thai, English and French text and checked the page against the official text
Table of Contents
The short answer is no. Section 86 of the Land Code lets a foreigner acquire land only under a treaty that grants that right, with the permission of the Minister of Interior, and no such treaty is in operation. So in practice a foreigner cannot own land in Thailand. The one statutory route that does not depend on a treaty is section 96 bis, and in practice it is almost never granted. Everything else you will read about, a Thai spouse buying in her own name, a registered lease, a usufruct, a superficies, sap ing sith, a company, is not foreign land ownership. It is a way of holding a right over land that someone else owns.
Before anything else, read the law it turns on: Chapter 8 of the Thai Land Code, sections 86 to 96, on foreigners’ rights in land.
Land is the hardest case in our guide to property in Thailand for foreign buyers.
The one statutory exception: section 96 bis
Section 96 bis of the Land Code allows a foreigner to acquire up to one rai (1,600 square metres) of land for use as a residence, on an investment of at least 40 million baht in a type of business set by ministerial regulation, maintained for at least three years, and with the permission of the Minister of Interior. The land must be in Bangkok, Pattaya City, a municipality, or an area zoned residential under the town planning law. Under section 96 ter, if the conditions are breached, or the land is not used as a residence within two years of registration, the Director-General can force a sale.
It is a real provision, added to the Code by the Land Code Amendment Act (No. 8) of 1999. It is also, in our experience acting for foreign clients in Thailand since 2006, one we have never seen applied to an ordinary buyer. Treat it as a theoretical route rather than a plan.
The law behind this page
English
Section 86 Limitation of Aliens Right in Land
Full text
An alien may acquire land only by virtue of the provisions of a treaty which provides that ownership of immovable property may be held, and subject also to the provisions of this Code. Subject to section 84, such an alien may acquire land for residential, commercial, industrial, agricultural, cemetery, public charity or religious purposes only in accordance with the conditions and procedure prescribed by ministerial regulation, and permission must be obtained from the Minister.
Unofficial translation by the Office of the Council of State
Section 96 bis Limitation of Aliens Right in Land
Full text
The provisions on acquisition of land by an alien by virtue of a treaty under section 86 paragraph one shall not apply to an alien who has brought in money for investment in the amount prescribed by ministerial regulation, which shall be not less than forty million baht; such an alien may acquire land for residential use of not more than one rai, and permission must be obtained from the Minister. The acquisition of land by an alien under paragraph one shall be in accordance with the rules, procedure and conditions prescribed by ministerial regulation, which shall contain at least the following essential provisions: (1) the types of business in which the alien invests, which must benefit the economy and society of the country or be activities which the Board of Investment has announced as eligible for investment promotion under the law on investment promotion; (2) the period for which the investment is maintained, which must be not less than three years; (3) the land which an alien is permitted to acquire must be located within Bangkok Metropolis, Pattaya City or a municipality, or within an area designated as a residential zone under the law on town planning.
Unofficial translation by the Office of the Council of State
Section 94 Limitation of Aliens Right in Land
Full text
Land acquired by an alien unlawfully or without permission shall be disposed of by that alien within the period prescribed by the Director-General, which shall be not less than one hundred and eighty days and not more than one year. If the land is not disposed of within the prescribed period, the Director-General shall have power to dispose of the land, and the provisions on forced disposal of land in Chapter 3 shall apply mutatis mutandis.
Unofficial translation by the Office of the Council of State
Section 113 Penalties
Full text
Any person who acquires land as an agent of an alien or of a juristic person under section 97 or section 98 shall be liable to a fine not exceeding twenty thousand baht or to imprisonment for a term not exceeding two years, or to both.
Unofficial translation by the Office of the Council of State
Section 97 Limitation of Rights in Land of Some Categories of Juristic Persons
Full text
The following juristic persons shall have right to land as if they were an alien: (1)67 A limited company or public limited company whose shares constituting its registered capital are held by aliens by more than forty-nine per cent of its registered capital, or whose alien shareholders are more than one-half of the total number of its shareholders, as the case may be; For the purposes of this Chapter, if any limited company issues bearer share certificates, such a share certificate shall be deemed to be held by an alien. (2)68 A limited partnership or registered ordinary partnership whose contributions by aliens are more than forty-nine per cent of its total capital or whose alien partners are more than one-half of the total number of its partners, as the case may be. (3) An association including co-operative whose alien members are more than one-half of its total number of members or which operates exclusively or substantially for the benefit of aliens; (4) A foundation whose objectives are exclusively or substantially for the benefit of aliens. (5)69 (Repealed)
Unofficial translation by the Office of the Council of State
Section 74 Recording of Rights and Legal Acts
Full text
In proceeding with right and juristic act registration by the competent officer under Section 71, the competent officer shall have the power to inquire the parties and require persons involved to make a statement or submit relevant documents and evidence as necessary, and the competent officer shall then proceed as appropriate in the circumstances. If it is believable that an application for right and juristic act registration will be an avoidance of law or that any person will purchase land for the benefit of an alien, an order of the Minister shall be obtained. The Ministerâs order shall be final.
Unofficial translation by the Office of the Council of State
Section 36 Foreign Business Act B.E. 2542
Full text
A person of Thai nationality or a juristic person that is not an alien under this Act who assists or supports, or joins in operating, a business of an alien that is a business specified in the Lists annexed to this Act, where that alien has not been permitted to operate that business, or who joins in operating a business of an alien while representing it as being their business alone, or who holds shares on behalf of an alien in a partnership, limited company or any juristic person so that the alien may operate a business by evading or violating the provisions of this Act, and likewise an alien who consents to a person of Thai nationality or a juristic person that is not an alien under this Act doing such an act, shall be liable to imprisonment not exceeding 3 years, or a fine from 100,000 baht to 1,000,000 baht, or both, and the court shall order the assistance or support to cease, or the joint operation of the business to cease, or the shareholding or partnership to cease, as the case may be. A person who fails to comply with the court's order shall be liable to a fine of 10,000 baht to 50,000 baht per day for as long as the violation continues.
ThaiLawOnline translation
Section 19 bis Condominium Act B.E. 2522
Full text
In each condominium, the units held in ownership by the aliens or juristic persons specified in section 19 must not, taken together, exceed 49 percent of the area of all the units in that condominium at the time the application to register the condominium under section 6 is made.
ThaiLawOnline translation
āđāļāļĒ
āļĄāļēāļāļĢāļē 86
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļāļāđāļēāļāļāđāļēāļ§āļāļ°āđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāļāđāđāļāļĒāļāļēāļĻāļąāļĒāļāļāļŠāļāļāļīāļŠāļąāļāļāļēāļāļķāđāļāļāļąāļāļāļąāļāļīāđāļŦāđāļĄāļĩāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļāļŠāļąāļāļŦāļēāļĢāļīāļĄāļāļĢāļąāļāļĒāđāđāļāđ āđāļĨāļ°āļāļĒāļđāđāđāļāļāļąāļāļāļąāļāļāļāļāļąāļāļāļąāļāļīāđāļŦāđāļāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļĩāđāļāđāļ§āļĒ āļ āļēāļĒāđāļāđāļāļąāļāļāļąāļāļĄāļēāļāļĢāļē āđāđ āļāļāļāđāļēāļāļāđāļēāļ§āļāļąāļāļāļĨāđāļēāļ§āļāļ°āđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļ·āđāļāđāļāđāđāļāđāļāļāļĩāđāļāļĒāļđāđāļāļēāļĻāļąāļĒ āļāļĢāļ°āļāļāļāļāļīāļāļāļēāļĢāđāļāļāļēāļāļāļēāļāļīāļāļĒāļāļĢāļĢāļĄ āļāļļāļāļŠāļēāļŦāļāļĢāļĢāļĄ āđāļāļĐāļāļĢāļāļĢāļĢāļĄ āļāļēāļĢāļŠāļļāļŠāļēāļ āļāļēāļĢāļāļļāļĻāļĨāļŠāļēāļāļēāļĢāļāļ° āļŦāļĢāļ·āļāļāļēāļĢāļĻāļēāļŠāļāļē āļāđāļāļāđāļāđāļāđāļāļāļēāļĄāđāļāļ·āđāļāļāđāļāđāļĨāļ°āļ§āļīāļāļĩāļāļēāļĢāļāļķāđāļāļāļģāļŦāļāļāđāļāļĒāļāļāļāļĢāļ°āļāļĢāļ§āļ āđāļĨāļ°āļāđāļāļāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāļāļēāļāļĢāļąāļāļĄāļāļāļĢāļĩ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 96 āļāļ§āļī
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļāļāļąāļāļāļąāļāļīāļ§āđāļēāļāđāļ§āļĒāļāļāļāđāļēāļāļāđāļēāļ§āļāļ°āđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļĒāļāļēāļĻāļąāļĒāļāļāļŠāļāļāļīāļŠāļąāļāļāļēāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āļ§āļĢāļĢāļāļŦāļāļķāđāļ āļĄāļīāđāļŦāđāđāļāđāļāļąāļāļāļąāļāļāļąāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāđāļāđāļāļģāđāļāļīāļāļĄāļēāļĨāļāļāļļāļāļāļēāļĄāļāļģāļāļ§āļāļāļĩāđāļāļģāļŦāļāļāđāļāļāļāļāļĢāļ°āļāļĢāļ§āļ āļāļķāđāļāļāđāļāļāđāļĄāđāļāđāļģāļāļ§āđāļēāļŠāļĩāđāļŠāļīāļāļĨāđāļēāļāļāļēāļ āđāļāļĒāđāļŦāđāđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļ·āđāļāđāļāđāđāļāđāļāļāļĩāđāļāļĒāļđāđāļāļēāļĻāļąāļĒāđāļāđāđāļĄāđāđāļāļīāļāļŦāļāļķāđāļāđāļĢāđ āđāļĨāļ°āļāđāļāļāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāļāļēāļāļĢāļąāļāļĄāļāļāļĢāļĩ āļāļēāļĢāđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļ§āļĢāļĢāļāļŦāļāļķāđāļ āđāļŦāđāđāļāđāļāđāļāļāļēāļĄāļŦāļĨāļąāļāđāļāļāļāđ āļ§āļīāļāļĩāļāļēāļĢ āđāļĨāļ°āđāļāļ·āđāļāļāđāļāļāļĩāđāļāļģāļŦāļāļāđāļāļāļāļāļĢāļ°āļāļĢāļ§āļ āđāļāļĒāđāļāļāļāļāļĢāļ°āļāļĢāļ§āļāļāļĒāđāļēāļāļāđāļāļĒāļāđāļāļāļĄāļĩāļŠāļēāļĢāļ°āļŠāļģāļāļąāļ āļāļąāļāļāđāļāđāļāļāļĩāđ (āđ) āļāļĢāļ°āđāļ āļāļāļāļāļāļļāļĢāļāļīāļāļāļĩāđāļāļāļāđāļēāļāļāđāļēāļ§āļĨāļāļāļļāļāļāļķāđāļāļāđāļāļāđāļāđāļāļāļĢāļ°āđāļĒāļāļāđāļāđāļāđāļĻāļĢāļĐāļāļāļīāļāđāļĨāļ°āļŠāļąāļāļāļĄāļāļāļāļāļĢāļ°āđāļāļĻ āļŦāļĢāļ·āļāđāļāđāļāļāļīāļāļāļēāļĢāļāļĩāđāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāđāļāđāļāļĢāļ°āļāļēāļĻāđāļŦāđāđāļāđāļāļāļīāļāļāļēāļĢāļāļĩāđāļŠāļēāļĄāļēāļĢāļāļāļāļĢāļąāļāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļŠāđāļāđāļŠāļĢāļīāļĄāļāļēāļĢāļĨāļāļāļļāļāđāļāđ (āđ) āļĢāļ°āļĒāļ°āđāļ§āļĨāļēāļāļēāļĢāļāļģāļĢāļāļāļēāļĢāļĨāļāļāļļāļāļāđāļāļāđāļĄāđāļāđāļāļĒāļāļ§āđāļēāļŠāļēāļĄāļāļĩ (āđ) āļāļĢāļīāđāļ§āļāļāļĩāđāļāļīāļāļāļĩāđāļāļāļļāļāļēāļāđāļŦāđāļāļāļāđāļēāļāļāđāļēāļ§āđāļāđāļĄāļēāļāđāļāļāļāļĒāļđāđāļ āļēāļĒāđāļāđāļāļāļāļĢāļļāļāđāļāļāļĄāļŦāļēāļāļāļĢ āđāļāļāđāļĄāļ·āļāļāļāļąāļāļĒāļē āđāļāļāđāļāļĻāļāļēāļĨ āļŦāļĢāļ·āļāļāļĒāļđāđāļ āļēāļĒāđāļāļāļĢāļīāđāļ§āļāļāļĩāđāļāļģāļŦāļāļāđāļāđāļāđāļāļāļāļĩāđāļāļĒāļđāđāļāļēāļĻāļąāļĒāļāļēāļĄāļāļāļŦāļĄāļēāļĒāļ§āđāļēāļāđāļ§āļĒāļāļēāļĢāļāļąāļāđāļĄāļ·āļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 94
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļĢāļĢāļāļēāļāļĩāđāļāļīāļāļāļĩāđāļāļāļāđāļēāļāļāđāļēāļ§āđāļāđāļĄāļēāđāļāļĒāđāļĄāđāļāļāļāļāđāļ§āļĒāļāļāļŦāļĄāļēāļĒ āļŦāļĢāļ·āļāđāļĄāđāđāļāđāļĢāļąāļāļāļāļļāļāļēāļ āđāļŦāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļąāđāļāļāļąāļāļāļēāļĢāļāļģāļŦāļāđāļēāļĒāļ āļēāļĒāđāļāđāļ§āļĨāļēāļāļĩāđāļāļāļīāļāļāļĩāļāļģāļŦāļāļāđāļŦāđ āļāļķāđāļāđāļĄāđāļāđāļāļĒāļāļ§āđāļēāļŦāļāļķāđāļāļĢāđāļāļĒāđāļāļāļŠāļīāļāļ§āļąāļ āđāļāđāđāļĄāđāđāļāļīāļāļŦāļāļķāđāļāļāļĩ āļāđāļēāđāļĄāđāļāļģāļŦāļāđāļēāļĒāļāļĩāđāļāļīāļāļ āļēāļĒāđāļāđāļ§āļĨāļēāļāļĩāđāļāļģāļŦāļāļ āđāļŦāđāļāļāļīāļāļāļĩāļĄāļĩāļāļģāļāļēāļāļāļģāļŦāļāđāļēāļĒāļāļĩāđāļāļīāļāļāļąāđāļ āđāļĨāļ°āđāļŦāđāļāļģāļāļāļāļąāļāļāļąāļāļīāđāļĢāļ·āđāļāļāļāļēāļĢāļāļąāļāļāļąāļāļāļģāļŦāļāđāļēāļĒāļāļĩāđāļāļīāļāļāļēāļĄāļāļ§āļēāļĄāđāļāļŦāļĄāļ§āļ āđ āļĄāļēāđāļāđāļāļąāļāļāļąāļāđāļāļĒāļāļāļļāđāļĨāļĄ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 113
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāđāļāđāļāđāļĄāļēāļāļķāđāļāļāļĩāđāļāļīāļāđāļāļāļēāļāļ°āđāļāđāļāļāļąāļ§āđāļāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļ§āļēāļĄāđāļāļĄāļēāļāļĢāļē āđāđ āļŦāļĢāļ·āļāļĄāļēāļāļĢāļē āđāđ āļĄāļĩāļāļ§āļēāļĄāļāļīāļāļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļĢāļąāļāđāļĄāđāđāļāļīāļāļŠāļāļāļŦāļĄāļ·āđāļāļāļēāļ āļŦāļĢāļ·āļāļāļģāļāļļāļāđāļĄāđāđāļāļīāļāļŠāļāļāļāļĩ āļŦāļĢāļ·āļāļāļąāđāļāļāļĢāļąāļāļāļąāđāļāļāļģ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 97
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļīāļāļīāļāļļāļāļāļĨāļāļąāļāļāđāļāđāļāļāļĩāđāđāļŦāđāļĄāļĩāļŠāļīāļāļāļīāđāļāļāļĩāđāļāļīāļāđāļāđāđāļŠāļĄāļ·āļāļāļāļąāļāļāļāļāđāļēāļāļāđāļēāļ§ (āđ) āđ āļāļĢāļīāļĐāļąāļāļāļģāļāļąāļāļŦāļĢāļ·āļāļāļĢāļīāļĐāļąāļāļĄāļŦāļēāļāļāļāļģāļāļąāļāļāļĩāđāļĄāļĩāļŦāļļāđāļāļāļąāļāđāļāđāļāļāļļāļāļāļāļāļ°āđāļāļĩāļĒāļ āļāļ·āļāđāļāļĒāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļīāļāļāļ§āđāļēāļĢāđāļāļĒāļĨāļ°āļŠāļĩāđāļŠāļīāļāđāļāđāļēāļāļāļāļāļļāļāļāļāļāļ°āđāļāļĩāļĒāļ āļŦāļĢāļ·āļāļāļđāđāļāļ·āļāļŦāļļāđāļāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļīāļāļāļ§āđāļēāļāļķāđāļāļāļģāļāļ§āļāļāļđāđāļāļ·āļāļŦāļļāđāļ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ āđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāđāļŦāđāļāļŦāļĄāļ§āļāļāļĩāđāļāļĢāļīāļĐāļąāļāļāļģāļāļąāļāđāļāļāļāļāđāļāļŦāļļāđāļāļāļāļīāļāļāļāļāđāļŦāđāđāļāđāļāļđāđāļāļ·āļ āđāļŦāđāļāļ·āļāļ§āđāļēāđāļāļŦāļļāđāļāļāļąāđāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāđāļāļāļđāđāļāļ·āļ (āđ) āđ āļŦāđāļēāļāļŦāļļāđāļāļŠāđāļ§āļāļāļģāļāļąāļ āļŦāļĢāļ·āļāļŦāđāļēāļāļŦāļļāđāļāļŠāđāļ§āļāļŠāļēāļĄāļąāļāļāļĩāđāļāļāļāļ°āđāļāļĩāļĒāļāđāļĨāđāļ§ āļāļĩāđāļĄāļĩāļāļāļāđāļēāļāļāđāļēāļ§āļĨāļāļŦāļļāđāļāļĄāļĩāļĄāļđāļĨāļāđāļēāđāļāļīāļāļāļ§āđāļēāļĢāđāļāļĒāļĨāļ°āļŠāļĩāđāļŠāļīāļāđāļāđāļēāļāļāļāļāļļāļāļāļąāđāļāļŦāļĄāļ āļŦāļĢāļ·āļāļāļđāđāđāļāđāļāļŦāļļāđāļāļŠāđāļ§āļāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļīāļāļāļ§āđāļēāļāļķāđāļāļāļģāļāļ§āļāļāļāļāļāļđāđāđāļāđāļāļŦāļļāđāļāļŠāđāļ§āļ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ (āđ) āļŠāļĄāļēāļāļĄāļĢāļ§āļĄāļāļąāđāļāļŠāļŦāļāļĢāļāđāļāļĩāđāļĄāļĩāļŠāļĄāļēāļāļīāļāđāļāđāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļīāļāļāļ§āđāļēāļāļķāđāļāļāļģāļāļ§āļ āļŦāļĢāļ·āļāļāļģāđāļāļīāļāļāļīāļāļāļēāļĢāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļĒāđāļāļāļēāļ° āļŦāļĢāļ·āļāđāļāđāļāļŠāđāļ§āļāđāļŦāļāđ (āđ) āļĄāļđāļĨāļāļīāļāļīāļāļĩāđāļĄāļĩāļ§āļąāļāļāļļāļāļĢāļ°āļŠāļāļāđāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļĒāđāļāļāļēāļ° āļŦāļĢāļ·āļāđāļāđāļāļŠāđāļ§āļāđāļŦāļāđ (āđ) āđ (āļĒāļāđāļĨāļīāļ)
āļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļāļāđāļāļĄāļđāļĨāļāļĢāļ°āļĄāļ§āļĨāļāļāļŦāļĄāļēāļĒāļāļāļāđāļĢāļē āđāļāļĢāļāļāļĢāļ§āļāļŠāļāļāļāļąāļāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ (Thai text from our annotated code. Check it against the official text.)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 74
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āđāļāļāļēāļĢāļāļģāđāļāļīāļāļāļēāļĢāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāļāļāļāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļēāļĄāļĄāļēāļāļĢāļē āđāđ āđāļŦāđāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļĄāļĩāļāļģāļāļēāļāļŠāļāļāļŠāļ§āļāļāļđāđāļāļĢāļāļĩ āđāļĨāļ°āđāļĢāļĩāļĒāļāļāļļāļāļāļĨāļāļĩāđāđāļāļĩāđāļĒāļ§āļāđāļāļāļĄāļēāđāļŦāđāļāđāļāļĒāļāļģ āļŦāļĢāļ·āļāļŠāđāļāđāļāļāļŠāļēāļĢāļŦāļĨāļąāļāļāļēāļāļāļĩāđāđāļāļĩāđāļĒāļ§āļāđāļāļāđāļāđāļāļēāļĄāļāļ§āļēāļĄāļāļģāđāļāđāļ āđāļĨāđāļ§āđāļŦāđāļāļāļąāļāļāļēāļāđāļāđāļēāļŦāļāđāļēāļāļĩāđāļāļģāđāļāļīāļāļāļēāļĢāđāļāļāļēāļĄāļāļ§āļĢāđāļāđāļāļĢāļāļĩ āļāđāļēāļĄāļĩāļāļĢāļāļĩāđāļāđāļāļāļĩāđāļāļ§āļĢāđāļāļ·āđāļāđāļāđāļ§āđāļē āļāļēāļĢāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļŠāļīāļāļāļīāđāļĨāļ°āļāļīāļāļīāļāļĢāļĢāļĄāļāļąāđāļ āļāļ°āđāļāđāļāļāļēāļĢāļŦāļĨāļĩāļāđāļĨāļĩāđāļĒāļāļāļāļŦāļĄāļēāļĒ āļŦāļĢāļ·āļāđāļāđāļāļāļĩāđāļāļ§āļĢāđāļāļ·āđāļāđāļāđāļ§āđāļēāļāļļāļāļāļĨāđāļāļāļ°āļāļ·āđāļāļāļĩāđāļāļīāļāđāļāļ·āđāļāļāļĢāļ°āđāļĒāļāļāđāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§ āđāļŦāđāļāļāļāļģāļŠāļąāđāļāļāđāļāļĢāļąāļāļĄāļāļāļĢāļĩ āļāļģāļŠāļąāđāļāļĢāļąāļāļĄāļāļāļĢāļĩāđāļāđāļāļāļĩāđāļŠāļļāļ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļēāļāļĢāđāļāļĄāļŦāļĄāļēāļĒāđāļŦāļāļļāļāļāļāđāļĢāļēāļāđāļāļāļ§āļēāļĄāļāļēāļāļāļēāļĢ
āļĄāļēāļāļĢāļē 36 āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļĢāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļ.āļĻ. 2542
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļđāđāļĄāļĩāļŠāļąāļāļāļēāļāļīāđāļāļĒāļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāļĄāļīāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļŦāđāļāļ§āļēāļĄāļāđāļ§āļĒāđāļŦāļĨāļ·āļāļŦāļĢāļ·āļāļŠāļāļąāļāļŠāļāļļāļāļŦāļĢāļ·āļāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§ āļāļąāļāđāļāđāļāļāļļāļĢāļāļīāļāļāļĩāđāļāļģāļŦāļāļāđāļ§āđāđāļāļāļąāļāļāļĩāļāđāļēāļĒāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āđāļāļĒāļāļāļāđāļēāļāļāđāļēāļ§āļāļąāđāļāļĄāļīāđāļāđāļĢāļąāļāļāļāļļāļāļēāļāđāļŦāđāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļąāļāļāļĨāđāļēāļ§ āļŦāļĢāļ·āļāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāļāļāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļĒāđāļŠāļāļāļāļāļāļ§āđāļēāđāļāđāļāļāļļāļĢāļāļīāļāļāļāļāļāļāđāļāđāļāļđāđāđāļāļĩāļĒāļ§āļŦāļĢāļ·āļāļāļ·āļāļŦāļļāđāļāđāļāļāļāļāļāđāļēāļāļāđāļēāļ§āđāļāļŦāđāļēāļāļŦāļļāđāļāļŠāđāļ§āļāļŦāļĢāļ·āļāļāļĢāļīāļĐāļąāļāļāļģāļāļąāļ āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāđāļ āđ āđāļāļ·āđāļāđāļŦāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļāđāļāļĒāļŦāļĨāļĩāļāđāļĨāļĩāđāļĒāļāļŦāļĢāļ·āļāļāđāļēāļāļ·āļāļāļāļāļąāļāļāļąāļāļīāđāļŦāđāļāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđ āļĢāļ§āļĄāļāļąāđāļāļāļāļāđāļēāļāļāđāļēāļ§āļāļķāđāļāļĒāļīāļāļĒāļāļĄāđāļŦāđāļāļđāđāļĄāļĩāļŠāļąāļāļāļēāļāļīāđāļāļĒāļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļĩāđāļĄāļīāđāļāđāļāļāļāđāļēāļāļāđāļēāļ§āļāļēāļĄāļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļĩāđāļāļĢāļ°āļāļģāļāļēāļĢāļāļąāļāļāļĨāđāļēāļ§ āļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļģāļāļļāļāđāļĄāđāđāļāļīāļāļŠāļēāļĄāļāļĩ āļŦāļĢāļ·āļāļāļĢāļąāļāļāļąāđāļāđāļāđāļŦāļāļķāđāļāđāļŠāļāļāļēāļāļāļķāļāļŦāļāļķāđāļāļĨāđāļēāļāļāļēāļ āļŦāļĢāļ·āļāļāļąāđāļāļāļģāļāļąāđāļāļāļĢāļąāļ āđāļĨāļ°āđāļŦāđāļĻāļēāļĨāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāđāļŦāđāļāļ§āļēāļĄāļāđāļ§āļĒāđāļŦāļĨāļ·āļāļŦāļĢāļ·āļāļŠāļāļąāļāļŠāļāļļāļ āļŦāļĢāļ·āļāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāļĢāđāļ§āļĄāļāļĢāļ°āļāļāļāļāļļāļĢāļāļīāļ āļŦāļĢāļ·āļāļŠāļąāđāļāđāļŦāđāđāļĨāļīāļāļāļēāļĢāļāļ·āļāļŦāļļāđāļ āļŦāļĢāļ·āļāļāļēāļĢāđāļāđāļāļŦāļļāđāļāļŠāđāļ§āļāļāļąāđāļāđāļŠāļĩāļĒ āđāļĨāđāļ§āđāļāđāļāļĢāļāļĩ āļŦāļēāļāļāđāļēāļāļ·āļāđāļĄāđāļāļāļīāļāļąāļāļīāļāļēāļĄāļāļģāļŠāļąāđāļāļĻāļēāļĨāļāđāļāļāļĢāļ°āļ§āļēāļāđāļāļĐāļāļĢāļąāļāļ§āļąāļāļĨāļ°āļŦāļāļķāđāļāļŦāļĄāļ·āđāļāļāļēāļāļāļķāļāļŦāđāļēāļŦāļĄāļ·āđāļāļāļēāļāļāļĨāļāļāđāļ§āļĨāļēāļāļĩāđāļĒāļąāļāļāđāļēāļāļ·āļāļāļĒāļđāđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
āļĄāļēāļāļĢāļē 19 āļāļ§āļī āļāļĢāļ°āļĢāļēāļāļāļąāļāļāļąāļāļīāļāļēāļāļēāļĢāļāļļāļ āļ.āļĻ. 2522
āļāđāļāļāļ§āļēāļĄāđāļāđāļĄ
āļāļēāļāļēāļĢāļāļļāļāđāļāđāļĨāļ°āļāļēāļāļēāļĢāļāļļāļāļāļ°āļĄāļĩāļāļāļāđāļēāļāļāđāļēāļ§āļŦāļĢāļ·āļāļāļīāļāļīāļāļļāļāļāļĨāļāļēāļĄāļāļĩāđāļĢāļ°āļāļļāđāļ§āđāđāļāļĄāļēāļāļĢāļē āđāđ āļāļ·āļāļāļĢāļĢāļĄāļŠāļīāļāļāļīāđāđāļāļŦāđāļāļāļāļļāļāđāļāđāđāļĄāļ·āđāļāļĢāļ§āļĄāļāļąāļāđāļĨāđāļ§āļāđāļāļāđāļĄāđāđāļāļīāļāļāļąāļāļĢāļēāļĢāđāļāļĒāļĨāļ°āļŠāļĩāđāļŠāļīāļāđāļāđāļēāļāļāļāđāļāļ·āđāļāļāļĩāđāļāļāļāļŦāđāļāļāļāļļāļāļāļąāđāļāļŦāļĄāļāđāļāļāļēāļāļēāļĢāļāļļāļāļāļąāđāļāđāļāļāļāļ°āļāļĩāđāļāļāļāļāļāļ°āđāļāļĩāļĒāļāļāļēāļāļēāļĢāļāļļāļāļāļēāļĄāļĄāļēāļāļĢāļē āđ
āļāļĢāļāļāļēāļĄāļāđāļāļāļ§āļēāļĄāđāļāļĢāļēāļāļāļīāļāļāļēāļāļļāđāļāļāļĐāļē / āļŠāļģāļāļąāļāļāļēāļāļāļāļ°āļāļĢāļĢāļĄāļāļēāļĢāļāļĪāļĐāļāļĩāļāļē (Verbatim from the Royal Gazette / Office of the Council of State)
Français
Article 86
Un ÃĐtranger ne peut acquÃĐrir un terrain qu'en vertu des dispositions d'un traitÃĐ qui permet d'avoir la propriÃĐtÃĐ d'un bien immobilier, et sous rÃĐserve ÃĐgalement des dispositions du prÃĐsent Code. Sous rÃĐserve de l'article 84, cet ÃĐtranger ne peut acquÃĐrir un terrain à usage d'habitation, d'activitÃĐ commerciale, industrielle ou agricole, de cimetiÃĻre, de bienfaisance publique ou de culte que conformÃĐment aux conditions et à la procÃĐdure fixÃĐes par rÃĻglement ministÃĐriel, et il doit obtenir l'autorisation du Ministre.
rÃĐsumÃĐ non officiel
Article 96 bis
Les dispositions relatives à l'acquisition d'un terrain par un ÃĐtranger en vertu d'un traitÃĐ prÃĐvues à l'article 86, alinÃĐa premier, ne s'appliquent pas à l'ÃĐtranger qui a apportÃĐ des fonds pour investir à hauteur du montant fixÃĐ par rÃĻglement ministÃĐriel, lequel ne peut Être infÃĐrieur à quarante millions de bahts ; cet ÃĐtranger peut acquÃĐrir un terrain à usage d'habitation d'une superficie n'excÃĐdant pas un rai, et il doit obtenir l'autorisation du Ministre. L'acquisition d'un terrain par un ÃĐtranger visÃĐe à l'alinÃĐa premier s'effectue selon les rÃĻgles, la procÃĐdure et les conditions fixÃĐes par rÃĻglement ministÃĐriel, lequel doit comporter au moins les dispositions essentielles suivantes : (1) les catÃĐgories d'activitÃĐs dans lesquelles l'ÃĐtranger investit, qui doivent Être utiles à l'ÃĐconomie et à la sociÃĐtÃĐ du pays, ou Être des activitÃĐs que le Bureau de la promotion des investissements a dÃĐclarÃĐes ÃĐligibles à la promotion des investissements en vertu de la loi sur la promotion des investissements ; (2) la durÃĐe de maintien de l'investissement, qui ne peut Être infÃĐrieure à trois ans ; (3) le terrain dont l'acquisition est autorisÃĐe doit Être situÃĐ dans le territoire de la MÃĐtropole de Bangkok, de la Ville de Pattaya ou d'une municipalitÃĐ, ou dans une zone dÃĐsignÃĐe comme zone rÃĐsidentielle en vertu de la loi sur l'urbanisme.
rÃĐsumÃĐ non officiel
Article 94
Tout terrain acquis par un ÃĐtranger de maniÃĻre illicite ou sans autorisation doit Être aliÃĐnÃĐ par cet ÃĐtranger dans le dÃĐlai fixÃĐ par le Directeur gÃĐnÃĐral, qui ne peut Être infÃĐrieur à cent quatre-vingts jours ni supÃĐrieur à un an. Si le terrain n'est pas aliÃĐnÃĐ dans le dÃĐlai fixÃĐ, le Directeur gÃĐnÃĐral a le pouvoir d'aliÃĐner ce terrain, et les dispositions relatives à l'aliÃĐnation forcÃĐe de terrains prÃĐvues au chapitre 3 s'appliquent mutatis mutandis.
rÃĐsumÃĐ non officiel
Article 113
Quiconque acquiert un terrain en qualitÃĐ de mandataire d'un ÃĐtranger ou d'une personne morale visÃĐe à l'article 97 ou à l'article 98 est passible d'une amende n'excÃĐdant pas vingt mille bahts ou d'un emprisonnement n'excÃĐdant pas deux ans, ou de ces deux peines.
rÃĐsumÃĐ non officiel
Article 97
Ont les droits fonciers d'un ÃĐtranger: sociÃĐtÃĐs dont plus de 49 % du capital ou plus de la moitiÃĐ des associÃĐs sont ÃĐtrangers (actions au porteur rÃĐputÃĐes ÃĐtrangÃĻres), sociÃĐtÃĐs de personnes ÃĐquivalentes, associations et coopÃĐratives majoritairement ÃĐtrangÃĻres ou Åuvrant surtout à leur profit, fondations Åuvrant surtout à leur profit.
rÃĐsumÃĐ non officiel
Article 74
Pour l'enregistrement, le fonctionnaire compÃĐtent peut interroger les parties et exiger dÃĐclarations ou documents. S'il y a lieu de croire à un contournement de la loi ou à un achat de terrain au profit d'un ÃĐtranger, il sollicite l'ordre du ministre, qui est dÃĐfinitif.
rÃĐsumÃĐ non officiel
Article 36 Foreign Business Act B.E. 2542
Le ThaÃŊlandais ou la personne morale non ÃĐtrangÃĻre, prÊte-nom ou aidant un ÃĐtranger non autorisÃĐ pour une activitÃĐ des listes, et l'ÃĐtranger consentant, encourent jusqu'à 3 ans de prison et/ou 100 000 à 1 000 000 bahts. Cessation ordonnÃĐe, sous peine de 10 000 à 50 000 bahts par jour.
rÃĐsumÃĐ non officiel
Article 19 bis Condominium Act B.E. 2522
Dans chaque immeuble en copropriÃĐtÃĐ, les lots dÃĐtenus par les ÃĐtrangers ou personnes morales de l'article 19 ne peuvent excÃĐder au total 49 % de la superficie de tous les lots, calculÃĐe au moment de la demande d'enregistrement prÃĐvue à l'article 6.
rÃĐsumÃĐ non officiel
Supreme Court decisions
- 2690/2538 (1995): Nominee Land for a Foreigner: Not Wholly Void, but a Good-Faith Buyer Takes Priority
- 17923/2557 (2014): Lease That Was Really a Sale: Foreign Buyers Cannot Compel Transfer to a Nominee Company
Sources
- Land Code, Office of the Council of State, retrieved 31 October 2026
- Foreign Business Act B.E. 2542, retrieved 31 October 2026
- Condominium Act B.E. 2522, retrieved 31 October 2026
- deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026
The 2022 LTR announcement, and why it does not help you
In October 2022 the Cabinet approved a draft ministerial regulation that would have let holders of a Long-Term Resident visa buy up to one rai on a 40 million baht investment, in Bangkok, Pattaya and other designated municipal and residential zones, for a five year window. It was widely reported at the time as Thailand opening land to foreigners.
It was a draft, and a Cabinet approval is not law. The regulation had to be published in the Royal Gazette to take effect. We have found no Royal Gazette publication and no evidence that it was ever brought into force; reporting at the time had it still under review by the Council of State. Holding an LTR visa is valuable for other reasons, but on its own it confers no right to own land.
If you have read that an LTR visa lets you buy land, that is this 2022 draft being described as though it had passed. Plan on section 86 and section 96 bis, which are the law today.
What foreigners actually do instead
Each of these is a genuine, registrable route. Each is covered in depth on its own page.
- Buy a condominium unit outright. This is the one thing a foreigner can own freehold, subject to the 49 per cent foreign quota in the building. See how the condo route works and what it costs.
- Buy through a Thai spouse. The land is registered in her name and you both sign a declaration at the Land Office about the source of the money. What that declaration does, and the much larger question of what it does not do, is set out in buying land in Thailand through a Thai spouse. The related question of what counts as marital property is covered under marital property in Thai law.
- Register a right over the land instead of owning it. A usufruct gives you use of the land for life, a superficies lets you own the building on someone else’s land, and sap ing sith is a newer registrable right of up to 30 years.
- Take land by inheritance. A foreign heir can inherit but generally cannot keep the land. See whether a foreigner can inherit land in Thailand, which explains the disposal obligation under section 94.
- Put land in a Thai child’s name. Legitimate where the child is genuinely the owner, and not where it is a device. See transferring land to a Thai child.
- The Thai company route, with a warning. A 51/49 company holding land for a foreigner is a nominee arrangement. It is illegal, it carries imprisonment and fines under the Foreign Business Act, and it is being actively enforced. Read the 2026 nominee crackdown before anyone offers you this structure. If you already hold land through one, the lawful ways out are set out in restructuring a 51/49 property company.
Other exceptions exist for promoted investment under the Board of Investment and under the Petroleum Act. Those attach to a promoted or concession-holding business, not to an individual buyer.
What the land office now checks
The company route is not only illegal on paper. Since May 2026 it is being screened for at the counter.
On 15 May 2026 the Department of Lands sent circular MT 0515.2/W 10722 to every provincial land office, followed by two further circulars marked most urgent on 21 and 25 May. They create no new law. They tell land officers how to apply the law that already exists, and the second of them (MT 0515.2/W 11266) tells them to look past the shareholder list: directors and authorised signatories, capital increases and changes in shareholding, where the money came from, who actually uses the land and who actually benefits from it, with indirect shareholding and shares that have changed hands many times flagged as risk factors. Section 97 of the Land Code is arithmetic, foreigners holding more than 49 per cent of registered capital or outnumbering Thai shareholders by headcount. The circulars tell officers to look for real control on top of the arithmetic. A 51/49 split satisfies the arithmetic and settles nothing.
The first circular also sets two triggers for a closer look under section 74 of the Land Code: a purchase paid in cash of 2 million baht or more, or land whose government appraised value for registration fees is 5 million baht or more. Transfers by inheritance to statutory heirs are excepted. The land officer may then question the parties about the source of the money, their income, financial standing and occupation. Where it appears the purchase is for a foreigner’s benefit, the file goes to the Minister of Interior, and under section 74 the Minister’s order is final.
On 25 August 2026 the Ministry of Interior itself, in a letter signed by the Permanent Secretary (MT 0515.2/W 19097), went further. Each province’s fact-finding committee now includes investigating agencies, starting with the local police superintendent, and its tasks include tax checks. Where a company is found to be a foreigner in law, the provincial Governor fixes the period for disposing of the land. Where it was set up to hold land for a foreigner, the land officer files a criminal complaint and follows the case to final judgment.
The screening is backed by data sharing. Land offices must check the juristic persons in their area that have foreign shareholders or directors every month and report to the Department of Lands every quarter (W 10722, restated in W 11266), and the Department of Lands has passed its records of juristic persons holding land to the Department of Business Development. On 29 April 2026 twenty-one agencies, including both departments, the Revenue Department, the Royal Thai Police, AMLO and the DSI, signed a data-sharing memorandum at Government House. Against Department of Lands records covering 144,706 juristic persons holding land, the DBD has identified 36,277 with foreign shareholders, 31,516 of them at 49 per cent or below, and 35,154 of them concentrated in sixteen provinces.
If a nominee holding is established, the outcome is not that the sale is quietly unwound. The registration can be annulled under section 61 of the Land Code, after a committee of enquiry and a thirty day objection period. Separately, and more commonly, the Director-General orders the land disposed of within 180 days to one year under section 94 and sells it himself if you do not. Section 96 applies that machinery where the land was held in place of a foreigner, and section 100 catches a company that acquired land lawfully and later fell within sections 97 or 98. Criminal liability under the Land Code and the Foreign Business Act runs alongside, and the arrangement is void under section 150 of the Civil and Commercial Code, so there is nothing to enforce against the nominee.
The Ombudsman has recommended amending the Land Code so that land a nominee holds for a foreigner is forfeited to the State, instead of being sold under section 94 with the proceeds going to the holder. The Cabinet noted that recommendation on 24 June 2025 and, on 24 February 2026, a Ministry of Commerce progress report that lists the Land Code among the laws under review. No amending bill has been published. It is not law. If it passes, the downside stops being a forced sale at market value and becomes a total loss.
Incorporation tightened too. Since 1 August 2026, DBD Order 2/2569 requires a company or partnership with a foreign shareholder or partner below 50 per cent, or with a foreign authorised director, to file bank statements showing that each Thai shareholder paid their subscribed capital from their own account, with a signed explanation of the investment. See registering a company in Thailand and the 2026 nominee crackdown.
Last reviewed: 25 September 2026, in two passes (18 and 25 September). Land Code sections 61, 74, 86, 87, 93, 94, 96, 96 bis, 96 ter, 97, 98, 100, 111 and 113 were read in the consolidated Thai text on the government’s central law register; Department of Lands circulars MT 0515.2/W 10722, W 11266 and W 11493 and Ministry of Interior letter MT 0515.2/W 19097 in their signed copies; Department of Business Development Order 2/2569; and section 150 of the Civil and Commercial Code. The company figures are the Department of Business Development Director-General’s as reported in the Thai press, and the parties to the 29 April 2026 memorandum and the Cabinet items on the section 94 proposal were checked against Thai press and government news reports, not against the documents themselves. Re-checked on 6 October 2026: Land Code sections 61, 74, 86, 94, 96 bis, 96 ter and 100 re-read in Thai; nothing changed; the press-reported company figures remain unverified against the source documents.
Frequently asked questions
Can a foreigner own land in Thailand?
In practice, no. Section 86 of the Land Code allows it only under a treaty that grants that right, with the permission of the Minister of Interior, and no such treaty is in operation. The one route that does not depend on a treaty is section 96 bis, and it is almost never granted.
What does section 96 bis require?
An investment of at least 40 million baht in a type of business set by ministerial regulation, kept for at least three years, for up to one rai used as a residence in Bangkok, Pattaya City, a municipality or a residential zone, with the permission of the Minister of Interior.
Does an LTR visa let me buy land?
No. In October 2022 the Cabinet approved a draft ministerial regulation, and a Cabinet approval is not law. We have found no Royal Gazette publication bringing it into force, so an LTR visa on its own confers no right to own land.
What happens if land is held through a nominee company?
The registration can be annulled under section 61 of the Land Code, or the Director-General orders the land disposed of within 180 days to one year under section 94 and sells it if you do not. Criminal liability runs alongside, and the arrangement is void under section 150 of the Civil and Commercial Code.
Where to go next
For the full treatment, including title deed types, the comparison between lease, usufruct, superficies and sap ing sith, the nominee penalties and the transfer taxes, read our detailed guide to land ownership restrictions in Thailand. Before you commit to any of these, due diligence on the title is the step that prevents most of the problems we are later asked to fix.
Foreigners cannot generally buy land, but they can buy a condominium unit outright. See how the condo route works and what it costs.
Thai Law Updates, free by email
Plain-English updates on Thai law changes that affect foreigners: property, visas, marriage, business and wills. One short email a month from a firm practicing since 2006. No spam, unsubscribe anytime.