{"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":"2026-08-07T11:04:13","modified_gmt":"2026-08-07T04:04:13","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>.<\/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\/\">inheritance law in Thailand<\/a>.<\/p>\n\n\n\n\n\n<p><strong>(EN COURS DE CONSTRUCTION)<\/strong><\/p>\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>Article 93 \u2013 Approbation minist\u00e9rielle requise<\/strong>Les h\u00e9ritiers \u00e9trangers ne peuvent h\u00e9riter de terres qu&#039;avec l&#039;autorisation sp\u00e9ciale du ministre de l&#039;Int\u00e9rieur. Cette autorisation est g\u00e9n\u00e9ralement limit\u00e9e \u00e0 une parcelle d&#039;un rai \u00e0 usage r\u00e9sidentiel. Sans cette autorisation, l&#039;enregistrement du terrain est refus\u00e9.<\/li>\n\n\n\n<li>S<strong>Article 94 \u2013 Terres forc\u00e9es : <\/strong>Cession\u00a0: Si des h\u00e9ritiers \u00e9trangers h\u00e9ritent de terres, l\u2019approbation minist\u00e9rielle est requise. \u00c0 d\u00e9faut, le gouvernement exigera la vente des terres. Cette vente doit avoir lieu dans un d\u00e9lai de 180 jours \u00e0 un an. Le non-respect de cette exigence entra\u00eene une vente aux ench\u00e8res publiques forc\u00e9e et des sanctions.<\/li>\n\n\n\n<li><strong>Article 95 \u2013 Limites de propri\u00e9t\u00e9<\/strong>Si l&#039;autorisation est accord\u00e9e, l&#039;h\u00e9ritier peut h\u00e9riter des terres. Toutefois, s&#039;il re\u00e7oit une superficie sup\u00e9rieure \u00e0 celle autoris\u00e9e, il doit vendre le surplus dans un d\u00e9lai de 180 \u00e0 365 jours.<\/li>\n\n\n\n<li><strong>Article 96 \u2013 Restrictions relatives aux candidats<\/strong>Les citoyens tha\u00eflandais ou les entreprises qui aident des \u00e9trangers \u00e0 acqu\u00e9rir des terres s&#039;exposent \u00e0 de lourdes sanctions, notamment des amendes et des peines d&#039;emprisonnement. La propri\u00e9t\u00e9 peut \u00e9galement \u00eatre vendue de force.<\/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>Quota de propri\u00e9t\u00e9 \u00e9trang\u00e8re<\/strong>Les \u00e9trangers peuvent poss\u00e9der jusqu&#039;\u00e0 491 000\u00a0000\u00a0$ de la surface totale d&#039;un immeuble en copropri\u00e9t\u00e9. Les h\u00e9ritiers \u00e9trangers doivent remplir certaines conditions (par exemple, r\u00e9sidence permanente, statut d&#039;investisseur ou transferts de fonds en devises \u00e9trang\u00e8res justifi\u00e9s).<\/li>\n\n\n\n<li><strong>R\u00e8gle de vente d&#039;un an<\/strong>Si un h\u00e9ritier \u00e9tranger ne remplit pas ces conditions ou si la copropri\u00e9t\u00e9 d\u00e9passe le quota de propri\u00e9t\u00e9 \u00e9trang\u00e8re, l&#039;unit\u00e9 h\u00e9rit\u00e9e doit \u00eatre vendue dans un d\u00e9lai d&#039;un an.<\/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>Dans de rares cas, un appartement en copropri\u00e9t\u00e9 peut \u00eatre enti\u00e8rement d\u00e9tenu par des \u00e9trangers en raison de dispositions transitoires. Toutefois, les r\u00e8gles successorales restent inchang\u00e9es\u00a0: les h\u00e9ritiers \u00e9trangers doivent toujours remplir certaines conditions ou vendre le bien dans un d\u00e9lai d\u2019un an.<\/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\">Try it yourself first, free<\/h2>\n\n\n<p class=\"wp-block-paragraph\">You do not have to book anything to get started. These run in your browser, and you only pay us if you decide you want a lawyer involved.<\/p>\n\n<div class=\"tlo-trust-tools\">\n                            <div class=\"tlo-trust-tool\">\n                    <p class=\"tlo-trust-tool__title\">\n                        G\u00e9n\u00e9rateur de documents juridiques                        <span class=\"tlo-trust-tool__tier tlo-trust-tool__tier--gold\">\n                            Membres Gold                        <\/span>\n                    <\/p>\n                    <p class=\"tlo-trust-tool__blurb\">Dix documents bilingues \u00e0 partir d&#039;un questionnaire guid\u00e9, dans la r\u00e9daction propre au cabinet.<\/p>\n                                            <a class=\"tlo-trust-btn\" href=\"https:\/\/www.thailawonline.com\/fr\/legal-document-maker\/\"\n                           data-tlo-event=\"tool_click\" data-tool=\"document-maker\">\n                            Ouvrir l&#039;outil                        <\/a>\n                                    <\/div>\n                            <div class=\"tlo-trust-tool\">\n                    <p class=\"tlo-trust-tool__title\">\n                        Interroger notre assistant IA                        <span class=\"tlo-trust-tool__tier tlo-trust-tool__tier--free\">\n                            Gratuit                        <\/span>\n                    <\/p>\n                    <p class=\"tlo-trust-tool__blurb\">Entra\u00een\u00e9 sur le droit tha\u00eflandais et plus de 84 000 arr\u00eats de la Cour supr\u00eame. Posez vos questions, gratuitement.<\/p>\n                                            <button type=\"button\" class=\"tlo-trust-btn tlo-trust-tool__chat\"\n                                data-tlo-event=\"assistant_open\">\n                            Poser une question                        <\/button>\n                                    <\/div>\n                    <\/div>","protected":false},"excerpt":{"rendered":"<p>Supreme Court Decision 625\/2569 A bar on suing one&#8217;s own ascendant does not block a claim against the outside buyer [&hellip;]<\/p>\n","protected":false},"author":0,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":""},"class_list":["post-151","page","type-page","status-publish","hentry","pmpro-has-access"],"_links":{"self":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/151","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/types\/page"}],"replies":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/comments?post=151"}],"version-history":[{"count":7,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/151\/revisions"}],"predecessor-version":[{"id":3904,"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/pages\/151\/revisions\/3904"}],"wp:attachment":[{"href":"https:\/\/www.thailawonline.com\/fr\/wp-json\/wp\/v2\/media?parent=151"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}