{"id":151,"date":"2025-07-14T15:25:00","date_gmt":"2025-07-14T08:25:00","guid":{"rendered":"https:\/\/www.thailawonline.com\/inheriting-property-in-thailand-foreign-heirs\/"},"modified":"2026-08-23T20:00:35","modified_gmt":"2026-08-23T13:00:35","slug":"inheriting-property-in-thailand-foreign-heirs","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/fr\/inheriting-property-in-thailand-foreign-heirs\/","title":{"rendered":"H\u00e9ritage immobilier en Tha\u00eflande : Guide pour les h\u00e9ritiers \u00e9trangers"},"content":{"rendered":"<div style=\"background:#f0f4f8;border-left:4px solid #2c5282;padding:15px;margin:20px 0;\">\n<strong>Supreme Court Decision 625\/2569<\/strong><br>\n<em>A bar on suing one&#8217;s own ascendant does not block a claim against the outside buyer who received the property.<\/em><br>\n<small>The Court held that although the claimants could not sue their parent, or the parent&#8217;s agent, that restriction was personal to those parties. It did not extend to the third party who acquired the land, so the claim against that buyer could proceed under CCC section 1336. For heirs, this means a transfer made by a parent is not automatically beyond challenge simply because the parent cannot be sued directly. <strong>Derni\u00e8re v\u00e9rification\u00a0:<\/strong> 31 July 2026.<\/small>\n<\/div>\n\n\n<p>Les \u00e9trangers rencontrent souvent des difficult\u00e9s lorsqu&#039;il s&#039;agit d&#039;h\u00e9riter d&#039;un bien immobilier en Tha\u00eflande. Cela s&#039;explique par la combinaison de droits successoraux \u00e9tendus et d&#039;une l\u00e9gislation publique stricte. Ce guide explique clairement comment ces deux cadres juridiques interagissent, notamment en ce qui concerne l&#039;h\u00e9ritage de terrains, d&#039;appartements ou d&#039;immeubles.<\/p>\n\n<p class=\"tlo-statute-ref wp-block-paragraph\">The statutory basis for all of this is Land Code sections 86 to 96, which you can read in <a href=\"https:\/\/www.thailawonline.com\/fr\/thailand-land-code\/chapter-8\/\">Chapter 8 of the Thai Land Code<\/a>, bilingual and section by section. For condominium units the governing text is a different statute: sections 19 to 19 <em>novem<\/em> of the Condominium Act B.E. 2522. Section numbers are given below so every rule on this page can be checked against the consolidated Thai text.<\/p>\n\n\n\n<p class=\"tlo-hublink wp-block-paragraph\">Foreign heirs face a disposal requirement on land, which sits within our guide to <a href=\"https:\/\/www.thailawonline.com\/fr\/thailand-inheritance-guide-for-foreigners\/\">le droit des successions en Tha\u00eflande<\/a>.<\/p>\n\n\n\n\n\n<h3 class=\"wp-block-heading\">Comprendre le droit successoral tha\u00eflandais<\/h3>\n\n\n\n<p>En Tha\u00eflande, il existe deux types d&#039;h\u00e9ritiers\u00a0:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>H\u00e9ritiers l\u00e9gaux<\/strong>Il s&#039;agit des parents d\u00e9sign\u00e9s par la loi tha\u00eflandaise pour h\u00e9riter automatiquement en l&#039;absence de testament valide. La loi tha\u00eflandaise reconna\u00eet six cat\u00e9gories d&#039;h\u00e9ritiers l\u00e9gaux, dont le conjoint.<\/li>\n\n\n\n<li><strong>l\u00e9gataires<\/strong>Ces h\u00e9ritiers sont express\u00e9ment d\u00e9sign\u00e9s dans un testament valide, qu&#039;il soit tha\u00eflandais ou \u00e9tranger.<\/li>\n<\/ul>\n\n\n\n<p>Les h\u00e9ritiers l\u00e9gaux et les l\u00e9gataires peuvent \u00eatre \u00e9trangers. Cependant, des r\u00e8gles diff\u00e9rentes s&#039;appliquent lorsqu&#039;ils h\u00e9ritent de biens immobiliers ou de copropri\u00e9t\u00e9s en raison de restrictions de droit public.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">R\u00f4le du tribunal des successions<\/h3>\n\n\n\n<p>Avant de pouvoir h\u00e9riter d&#039;un bien immobilier, un administrateur successoral doit \u00eatre d\u00e9sign\u00e9 par le tribunal des successions tha\u00eflandais. Sans cette d\u00e9cision de justice, le transfert de propri\u00e9t\u00e9 aupr\u00e8s du bureau du cadastre ou du registre des copropri\u00e9t\u00e9s est impossible.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">H\u00e9ritage foncier\u00a0: principales restrictions<\/h3>\n\n\n\n<p>En Tha\u00eflande, l&#039;h\u00e9ritage foncier est principalement r\u00e9gi par les articles 93 \u00e0 96 du Code foncier\u00a0:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Section 93 covers a STATUTORY heir only.<\/strong> Where a foreigner acquires land by inheritance <em>as a statutory heir<\/em> (<span lang=\"th\">\u0e17\u0e32\u0e22\u0e32\u0e17\u0e42\u0e14\u0e22\u0e18\u0e23\u0e23\u0e21<\/span>), the Minister of Interior <em>peut<\/em> permit the acquisition, provided that the land, added to whatever the foreigner already holds, stays within the section 87 limits. Section 87 sets those limits: <strong>1 rai per family for residence<\/strong>, 1 rai for commerce, 10 rai for industry, 10 rai per family for agriculture, 1 rai for religious use, 5 rai for public charity and half a rai per family for burial. Permission is discretionary, not automatic.<br><strong>A foreign LEGATEE under a will is not within section 93 at all.<\/strong> This page says elsewhere that both statutory heirs and legatees can be foreigners, and that is true of the civil right to inherit. It is not true of the right to hold the land: a foreign legatee has no route through section 93, so the acquisition is one made without permission and goes straight to section 94.<\/li>\n\n\n\n<li><strong>Section 94, forced disposal.<\/strong> Land a foreigner acquires unlawfully or without permission must be disposed of <em>within the period the Director-General of the Department of Lands fixes<\/em>, and that period cannot be shorter than <strong>180 jours<\/strong> or longer than <strong>un an<\/strong>. The bounds are on the Director-General&#8217;s discretion, not a window the heir chooses. If the land is not sold inside it, <strong>the Director-General has the power to sell it<\/strong>, applying the compulsory-disposal provisions in Chapter 3 of the Land Code. Section 94 itself carries no fine and no prison term.<\/li>\n\n\n\n<li><strong>Section 95 is about losing Thai nationality, not about inheriting too much.<\/strong> It applies to someone who acquired land <em>while Thai<\/em> and later becomes a foreigner: they keep as much as a foreigner is entitled to hold and must dispose of the rest, with section 94 applying to that disposal. It matters to a family where an heir has naturalised, which is common enough to be worth knowing. The rule for an heir who is granted permission but ends up over the limit is in section 93 itself, through the section 87 ceiling.<\/li>\n\n\n\n<li><strong>Section 96, holding land for a foreigner.<\/strong> Where a person has acquired land <em>as owner on behalf of<\/em> a foreigner, or on behalf of a juristic person treated as foreign under sections 97 or 98, the Director-General may sell the land, again applying section 94. <strong>Section 96 itself imposes no penalty.<\/strong> The criminal exposure is in <strong>section 113<\/strong>: acquiring land <em>as agent<\/em> of a foreigner or of a section 97 or 98 juristic person carries a fine not exceeding <strong>20,000 baht<\/strong>, imprisonment not exceeding <strong>deux ans<\/strong>, or both. Contravening section 86, the general prohibition on foreign acquisition, carries the same range under <strong>section 111<\/strong>.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">H\u00e9ritage de copropri\u00e9t\u00e9\u00a0: plus facile, mais sous conditions<\/h3>\n\n\n\n<p>H\u00e9riter d&#039;un appartement en copropri\u00e9t\u00e9 en Tha\u00eflande est plus simple, mais reste soumis \u00e0 des r\u00e8gles sp\u00e9cifiques\u00a0:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The quota is section 19 <em>bis<\/em> of the Condominium Act, and it is not measured on the building.<\/strong> Foreign holdings combined must not exceed <strong>49% of the area of all the units<\/strong> in that condominium (<span lang=\"th\">\u0e40\u0e19\u0e37\u0e49\u0e2d\u0e17\u0e35\u0e48\u0e02\u0e2d\u0e07\u0e2b\u0e49\u0e2d\u0e07\u0e0a\u0e38\u0e14\u0e17\u0e31\u0e49\u0e07\u0e2b\u0e21\u0e14<\/span>), and the denominator is fixed <em>at the time the condominium was registered<\/em> under section 6. It is not 49% of the number of units and it is not 49% of the building&#8217;s floor space, which would include common property. Separately, the heir has to qualify in their own right under <strong>section 19<\/strong>: permanent residence, admission under the investment promotion law, a juristic person within Land Code sections 97 or 98, a BOI-promoted foreign juristic person, or bringing in foreign currency. For that last route <strong>section 19 <em>ter<\/em><\/strong> requires evidence of an amount <strong>not less than the price of the unit<\/strong>.<\/li>\n\n\n\n<li><strong>The one-year rule, and the 60-day step almost nobody mentions.<\/strong> Which provision applies depends on whether the heir qualifies under section 19 at all.<br><strong>If the heir does qualify<\/strong> but the unit takes the building over the section 19 <em>bis<\/em> quota, <strong>section 19 <em>quinque<\/em><\/strong> applies. Its first trigger is expressly the inheritance case: acquisition as a statutory heir, as a legatee under a will, or otherwise. The heir must <strong>notify the competent official in writing within 60 days<\/strong> of the cause arising, and must dispose <strong>within not more than one year<\/strong> of acquiring ownership. On this trigger only <em>the excess<\/em> has to go, not the whole holding.<br><strong>If the heir does not qualify<\/strong> under section 19, <strong>section 19 <em>septem<\/em><\/strong> applies instead: notify in writing within <strong>60 jours<\/strong> of acquiring ownership and dispose of the unit <strong>within one year<\/strong>.<br>Either way, if the year passes the <strong>Director-General of the Department of Lands may sell the unit<\/strong>, applying the Land Code Chapter 3 compulsory-disposal provisions. The 60-day notice is a separate duty from the sale and it runs first.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Cas particulier : Copropri\u00e9t\u00e9s enti\u00e8rement d\u00e9tenues par des \u00e9trangers<\/h3>\n\n\n\n<p>Some buildings sit entirely or almost entirely in foreign hands under earlier rules. That changes nothing for an heir: the qualification test in section 19 is personal to the heir, and where the building is already at or over the section 19 <em>bis<\/em> quota the section 19 <em>quinque<\/em> clock starts anyway. Two sections that do help a family are <strong>section 19 <em>octo<\/em><\/strong> ET <strong>section 19 <em>novem<\/em><\/strong>, which deal with an owner who acquired the unit while Thai and later lost Thai nationality: if that person is not a section 19 foreigner they notify within 60 days and dispose of everything within a year, but if they <em>sont<\/em> within section 19 they may keep the unit on notifying and producing evidence that they qualify.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">B\u00e2timents sur terrain lou\u00e9<\/h3>\n\n\n\n<p>Les \u00e9trangers peuvent h\u00e9riter de b\u00e2timents ind\u00e9pendamment du terrain, car les restrictions fonci\u00e8res ne s&#039;appliquent pas aux b\u00e2timents. Toutefois, les contrats de bail doivent comporter des clauses successorales explicites, et les renouvellements de bail au-del\u00e0 de 30 ans font l&#039;objet d&#039;un examen juridique.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Liste de contr\u00f4le pratique pour les h\u00e9ritiers \u00e9trangers<\/h3>\n\n\n\n<p>Pour assurer une succession harmonieuse\u00a0:<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li>D\u00e9terminer le statut d\u2019h\u00e9ritier (l\u00e9gataire l\u00e9gal ou l\u00e9gataire).<\/li>\n\n\n\n<li>Identifier le type de propri\u00e9t\u00e9 (terrain, copropri\u00e9t\u00e9 ou b\u00e2timent seulement).<\/li>\n\n\n\n<li>V\u00e9rifiez votre admissibilit\u00e9 \u00e0 l&#039;approbation minist\u00e9rielle ou au quota de propri\u00e9t\u00e9 en copropri\u00e9t\u00e9.<\/li>\n\n\n\n<li>Obtenir l\u2019ordonnance d\u2019homologation et les documents n\u00e9cessaires (par exemple, les formulaires de transaction en devises \u00e9trang\u00e8res).<\/li>\n\n\n\n<li>Si une vente forc\u00e9e est n\u00e9cessaire, entamez rapidement la proc\u00e9dure de vente du bien dans les d\u00e9lais l\u00e9gaux.<\/li>\n\n\n\n<li>Envisagez des solutions alternatives comme les baux ou les contrats d&#039;usufruit si la propri\u00e9t\u00e9 directe n&#039;est pas autoris\u00e9e.<\/li>\n<\/ol>\n\n\n\n<h3 class=\"wp-block-heading\">Taxes et frais<\/h3>\n\n\n\n<p>Les transferts de propri\u00e9t\u00e9 li\u00e9s \u00e0 un h\u00e9ritage entra\u00eenent certains frais\u00a0:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Frais de transfert<\/strong>: Typically 2% of property appraisal value. The reduced 0.01% rate running to 30 June 2027 applies only to purchases by individual Thai nationals, so it does not cover a transfer to heirs.<\/li>\n\n\n\n<li><strong>Imp\u00f4t sur les successions<\/strong>Applicable uniquement si la valeur du patrimoine d\u00e9passe 100 millions de THB, avec des taux et des exemptions variables.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Conclusion<\/h3>\n\n\n\n<p>Les \u00e9trangers peuvent h\u00e9riter de biens immobiliers en Tha\u00eflande, mais ils doivent respecter scrupuleusement les droits civils et le droit public. Pour une meilleure gestion de la succession, les h\u00e9ritiers \u00e9trangers doivent comprendre les r\u00e8gles, se faire accompagner par un professionnel et suivre une proc\u00e9dure claire. Ils pourront ainsi \u00e9viter des ventes forc\u00e9es co\u00fbteuses.<\/p>\n\n<div class=\"tlo-uplink\" style=\"border-left:5px solid #1a7f4b;background:#f4faf6;padding:18px 20px;margin:28px 0;border-radius:6px;\">\n<p style=\"margin:0;\">Foreign heirs move faster through a Thai estate when there is a Thai will naming them. See <a href=\"https:\/\/www.thailawonline.com\/fr\/last-will-in-thailand\/\">how to make a will in Thailand<\/a>, including the two-witness rule that voids more wills than any other mistake.<\/p>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"free-tools\">Essayez-le vous-m\u00eame d'abord, gratuitement<\/h2>\n\n\n<p class=\"wp-block-paragraph\">Vous n'avez rien \u00e0 r\u00e9server pour commencer. 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