{"id":1682,"date":"2026-04-17T00:22:01","date_gmt":"2026-04-16T17:22:01","guid":{"rendered":"https:\/\/www.thailawonline.com\/thailand-land-ownership-restriction\/"},"modified":"2026-04-17T05:06:31","modified_gmt":"2026-04-16T22:06:31","slug":"thailand-land-ownership-restriction","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/th\/thailand-land-ownership-restriction\/","title":{"rendered":"\u0e02\u0e49\u0e2d\u0e08\u0e33\u0e01\u0e31\u0e14\u0e14\u0e49\u0e32\u0e19\u0e01\u0e32\u0e23\u0e16\u0e37\u0e2d\u0e04\u0e23\u0e2d\u0e07\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e43\u0e19\u0e1b\u0e23\u0e30\u0e40\u0e17\u0e28\u0e44\u0e17\u0e22: \u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e41\u0e25\u0e30\u0e2a\u0e34\u0e17\u0e18\u0e34"},"content":{"rendered":"<p>You found a beautiful plot of land in Chiang Mai. The price is right, the view is perfect, and the agent says you can buy it through a Thai company. Stop there. That &ldquo;company structure&rdquo; could land you in prison.<\/p>\n<p>Thailand land law is built on one bedrock rule: foreigners cannot own land. The Land Code Act of 1954 makes this clear. Section 86 shuts the door. Section 96 bis opens a crack, but only for those willing to invest 40 million THB.<\/p>\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-large is-resized\"><img decoding=\"async\" src=\"data:image\/gif;base64,R0lGODlhAQABAIAAAAAAAP\/\/\/yH5BAEAAAAALAAAAAABAAEAAAIBRAA7\" data-src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png\" alt=\"Land Ownership Restriction in Thailand\" class=\"wp-image-32747 lazyload\" style=\"width:800px\"\/><noscript><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"571\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png\" alt=\"Land Ownership Restriction in Thailand\" class=\"wp-image-32747 lazyload\" style=\"width:800px\" srcset=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png 1024w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png 300w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png 768w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png 1000w, https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/04\/Land-Restriction-in-Thailand.png 1101w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\"\/><\/noscript><\/figure>\n<\/div>\n<p>We&rsquo;ve practiced Thai property law since 2006. In that time, we&rsquo;ve watched hundreds of foreigners get this wrong. Some lost money. Some lost their land. A few faced criminal charges. The New <strong>Intelligence Business Analytic System (IBAS)<\/strong> is now actively used by the Department of Business Development (<a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;DBD&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;The &amp;lt;strong&amp;gt;Department of Business Development (DBD)&amp;lt;\/strong&amp;gt; is a government agency under the &amp;lt;strong&amp;gt;Ministry of Commerce of Thailand&amp;lt;\/strong&amp;gt; responsible for &amp;lt;strong&amp;gt;business registration, corporate governance, and commercial regulations&amp;lt;\/strong&amp;gt;. The DBD oversees the &amp;lt;strong&amp;gt;incorporation of companies, partnerships, and foreign businesses&amp;lt;\/strong&amp;gt;, ensures compliance with Thai corporate laws, and maintains the official business registry. It also provides services related to &amp;lt;strong&amp;gt;financial statements, e-commerce certification, intellectual property registration, and corporate legal compliance&amp;lt;\/strong&amp;gt; to support and regulate business operations in Thailand.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/dbd\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">DBD<\/a>) to cross-reference shareholder income against their investment amounts. A Thai shareholder with a low declared income holding a multi-million baht property will now trigger an automatic investigation. This guide covers every legal angle, including the important Land Ownership Restriction, so you don&rsquo;t join that list.<\/p>\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\">\n<h2>Table of Contents<\/h2>\n<nav>\n<ul>\n<li><a href=\"#the-land-code-thailands-foundation-for-land-ownership\">The Land Code: Thailand&rsquo;s Foundation for Land Ownership<\/a>\n<ul>\n<li><a href=\"#what-the-land-code-says-about-foreign-ownership\">What the Land Code Says About Foreign Ownership : Understanding Land Ownership Restriction in Thailand<\/a><\/li>\n<li><a href=\"#what-happens-when-a-foreigner-acquires-land-illegally\">What Happens When a Foreigner Acquires Land Illegally<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#types-of-land-title-deeds-in-thailand\">Types of Land Title Deeds in Thailand<\/a>\n<ul>\n<li><a href=\"#chanote-the-gold-standard\">Chanote: The Gold Standard<\/a><\/li>\n<li><a href=\"#nor-sor-3-gor-close-to-chanote\">Nor Sor 3 Gor: Close to Chanote<\/a><\/li>\n<li><a href=\"#nor-sor-3-handle-with-care\">Nor Sor 3: Handle With Care<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#can-foreigners-own-land-in-thailand\">Can Foreigners Own Land in Thailand?<\/a>\n<ul>\n<li><a href=\"#section-96-bis-the-40-million-baht-exception\">Section 96 Bis: The 40-Million-Baht Exception<\/a><\/li>\n<li><a href=\"#condominium-ownership-the-real-option-for-foreigners\">Condominium Ownership: The Real Option for Foreigners<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#legal-alternatives-to-land-ownership\">Legal Alternatives to Land Ownership<\/a>\n<ul>\n<li><a href=\"#registered-lease-up-to-30-years\">Registered Lease (Up to 30 Years)<\/a><\/li>\n<li><a href=\"#usufruct-lifetime-land-use-rights\"><\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Usufruct&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;usufruct&amp;lt;\/strong&amp;gt; in Thai property law is a legal right that allows a person (&amp;lt;strong&amp;gt;usufructuary&amp;lt;\/strong&amp;gt;) to use, live on, and benefit from someone else&rsquo;s property for a specified period - typically for their lifetime - without owning it. The usufructuary can reside on the land, lease it to others, or use it for agriculture or business, depending on the terms of the agreement. However, the property itself remains under the ownership of the landowner, and the usufruct &amp;lt;strong&amp;gt;automatically ends upon the usufructuary&rsquo;s death&amp;lt;\/strong&amp;gt;, making it non-inheritable.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/usufruct\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">Usufruct<\/a>: Lifetime Land Use Rights<\/li>\n<li><a href=\"#superficies-own-the-building-not-the-land\"><\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Superficies&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;Superficies or Superficies Right&amp;lt;\/strong&amp;gt; (&amp;lt;strong&amp;gt;&#3626;&#3636;&#3607;&#3608;&#3636;&#3648;&#3627;&#3609;&#3639;&#3629;&#3614;&#3639;&#3657;&#3609;&#3604;&#3636;&#3609; - Sit Nua Puen Din&amp;lt;\/strong&amp;gt;) in &amp;lt;strong&amp;gt;Thai law&amp;lt;\/strong&amp;gt; is a &amp;lt;strong&amp;gt;real property right&amp;lt;\/strong&amp;gt; under &amp;lt;strong&amp;gt;Sections 1410-1416 of the Thai Civil and Commercial Code&amp;lt;\/strong&amp;gt;, allowing an individual or entity (&amp;lt;strong&amp;gt;superficiary&amp;lt;\/strong&amp;gt;) to &amp;lt;strong&amp;gt;own buildings, structures, or plantations on land owned by another person&amp;lt;\/strong&amp;gt;. This right can be &amp;lt;strong&amp;gt;granted for up to 30 years, for the lifetime of the superficiary, or as a renewable right&amp;lt;\/strong&amp;gt;, and it is &amp;lt;strong&amp;gt;transferable and inheritable&amp;lt;\/strong&amp;gt;. Unlike a lease, which only grants the right to occupy land, &amp;lt;strong&amp;gt;superficies allows ownership of the structures built on the land&amp;lt;\/strong&amp;gt;. This right is particularly useful for &amp;lt;strong&amp;gt;foreigners&amp;lt;\/strong&amp;gt;, who &amp;lt;strong&amp;gt;cannot own land&amp;lt;\/strong&amp;gt; in Thailand but can legally own houses or other buildings. To be enforceable, a &amp;lt;strong&amp;gt;Superficies Right must be registered at the Land Office&amp;lt;\/strong&amp;gt;.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/superficies-right\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">Superficies<\/a>: Own the Building, Not the Land<\/li>\n<li><a href=\"#sap-ing-sith-a-newer-option\"><\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Sap Ing Sith&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;&amp;lt;strong&amp;gt;Sap Ing Sith&amp;lt;\/strong&amp;gt; (&#3607;&#3619;&#3633;&#3614;&#3618;&#3660;&#3629;&#3636;&#3591;&#3626;&#3636;&#3607;&#3608;&#3636;&#3660;) is a legal right in Thailand that allows a person to use immovable property, like land, a house, or a condominium, without owning it. It gives the holder many of the same rights as an owner, such as the right to transfer, lease, or even use the property as collateral. This right can be registered at the Land Office and is usually valid for up to 30 years. &amp;lt;em&amp;gt;Sap Ing Sith&amp;lt;\/em&amp;gt; is often considered one of the strongest property rights available to foreigners in Thailand, even though it is not true ownership of the land. It was officially introduced under the &amp;lt;em&amp;gt;Sap Ing Sith Act B.E. 2562 (2019).&amp;lt;\/em&amp;gt;&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/sap-ing-sith-thailand\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">Sap Ing Sith<\/a>: A Newer Option<\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#comparing-your-options-lease-vs-usufruct-vs-superficies-vs-sap-ing-sith\">Comparing Your Options: Lease vs. Usufruct vs. Superficies vs. Sap Ing Sith<\/a><\/li>\n<li><a href=\"#the-nominee-trap-why-thai-company-structures-fail\">The <\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Nominee&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;nominee&amp;lt;\/strong&amp;gt; in the context of &amp;lt;strong&amp;gt;Thai business law&amp;lt;\/strong&amp;gt; refers to a &amp;lt;strong&amp;gt;Thai individual or entity who holds shares or assets on behalf of a foreigner&amp;lt;\/strong&amp;gt; to circumvent &amp;lt;strong&amp;gt;foreign ownership restrictions&amp;lt;\/strong&amp;gt;, particularly under the &amp;lt;strong&amp;gt;Foreign Business Act (FBA) B.E. 2542 (1999)&amp;lt;\/strong&amp;gt;. This arrangement is often used to bypass the &amp;lt;strong&amp;gt;49% foreign ownership limit&amp;lt;\/strong&amp;gt; in Thai companies. However, under &amp;lt;strong&amp;gt;Section 36 of the FBA&amp;lt;\/strong&amp;gt;, using &amp;lt;strong&amp;gt;nominees to hold shares for foreigners without actual financial control or risk&amp;lt;\/strong&amp;gt; is &amp;lt;strong&amp;gt;illegal&amp;lt;\/strong&amp;gt; and can result in severe penalties, including &amp;lt;strong&amp;gt;fines, imprisonment, or business dissolution&amp;lt;\/strong&amp;gt;. Thai authorities actively investigate and prosecute &amp;lt;strong&amp;gt;nominee arrangements&amp;lt;\/strong&amp;gt;, especially in industries restricted to foreign ownership, to prevent &amp;lt;strong&amp;gt;foreigners from illegally controlling Thai businesses&amp;lt;\/strong&amp;gt;.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/nominee\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">Nominee<\/a> Trap: Why &ldquo;Thai Company&rdquo; Structures Fail\n<ul>\n<li><a href=\"#the-law\">The Law<\/a><\/li>\n<li><a href=\"#the-enforcement-numbers\">The Enforcement Numbers<\/a><\/li>\n<li><a href=\"#the-penalties\">The Penalties<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#buying-property-through-a-thai-spouse\">Buying Property Through a Thai Spouse<\/a><\/li>\n<li><a href=\"#due-diligence-before-buying-or-leasing-land\">Due Diligence Before Buying or Leasing Land<\/a>\n<ul>\n<li><a href=\"#step-1-verify-the-title-deed\">Step 1: Verify the Title Deed<\/a><\/li>\n<li><a href=\"#step-2-confirm-boundaries\">Step 2: Confirm Boundaries<\/a><\/li>\n<li><a href=\"#step-3-check-zoning-and-land-use\">Step 3: Check Zoning and Land Use<\/a><\/li>\n<li><a href=\"#step-4-environmental-and-access-issues\">Step 4: Environmental and Access Issues<\/a><\/li>\n<li><a href=\"#step-5-hire-a-lawyer\">Step 5: Hire a Lawyer<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#land-transfer-fees-and-taxes\">Land Transfer Fees and Taxes<\/a><\/li>\n<li><a href=\"#frequently-asked-questions\">Frequently Asked Questions<\/a>\n<ul>\n<li><a href=\"#faq-question-1775648292564\">Can a foreigner own land in Thailand?<\/a><\/li>\n<li><a href=\"#faq-question-1775648329587\">What is a Chanote title deed in Thailand?<\/a><\/li>\n<li><a href=\"#faq-question-1775648330339\">What happens if a foreigner uses a Thai nominee to buy land?<\/a><\/li>\n<li><a href=\"#faq-question-1775648362004\">How long can a foreigner lease land in Thailand?<\/a><\/li>\n<li><a href=\"#faq-question-1775648362855\">What is the difference between a usufruct and a lease in Thailand?<\/a><\/li>\n<li><a href=\"#faq-question-1775648385287\">Can a foreigner own a condo in Thailand?<\/a><\/li>\n<li><a href=\"#faq-question-1775648404837\">What is Section 96 bis of the Thailand Land Code?<\/a><\/li>\n<\/ul>\n<\/li>\n<li><a href=\"#how-thai-law-online-can-help\">How ThaiLawOnline Can Help<\/a><\/li>\n<li><a href=\"#key-takeaways\">Key Takeaways<\/a><\/li>\n<\/ul>\n<\/nav>\n<\/div>\n<h2 class=\"wp-block-heading\" id=\"the-land-code-thailands-foundation-for-land-ownership\">The Land Code: Thailand&rsquo;s Foundation for Land Ownership<\/h2>\n<p>The <a href=\"https:\/\/www.thailawonline.com\/thailand-land-code\/\">Land Code Act B.E. 2497 (1954)<\/a> governs all land ownership in Thailand. Think of it as Thailand&rsquo;s constitution for real property. Every purchase, transfer, lease, and title deed flows from this statute.<\/p>\n<p>For Thai nationals, the Land Code grants full ownership rights. A Thai citizen can buy, sell, <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Mortgage&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;mortgage (&#3592;&#3635;&#3609;&#3629;&#3591;)&amp;lt;\/strong&amp;gt; under &amp;lt;strong&amp;gt;Thai law&amp;lt;\/strong&amp;gt; is a legal agreement in which a &amp;lt;strong&amp;gt;borrower (mortgagor) pledges immovable property&amp;lt;\/strong&amp;gt;, such as &amp;lt;strong&amp;gt;land, a house, or a condominium&amp;lt;\/strong&amp;gt;, as &amp;lt;strong&amp;gt;security for a loan&amp;lt;\/strong&amp;gt; without transferring ownership to the lender (mortgagee). The lender holds the right to claim the property if the borrower fails to &amp;lt;strong&amp;gt;repay the debt&amp;lt;\/strong&amp;gt; as agreed. The mortgage must be &amp;lt;strong&amp;gt;registered at the Land Department&amp;lt;\/strong&amp;gt; to be legally enforceable. Unlike some countries, Thai law does not allow lenders to automatically seize the mortgaged property upon default; they must go through &amp;lt;strong&amp;gt;court proceedings&amp;lt;\/strong&amp;gt; to enforce their rights and recover the debt.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/mortgage\/\" data-gt-translate-attributes='[{\"attribute\":\"data-cmtooltip\", \"format\":\"html\"}]' tabindex=\"0\" role=\"link\">mortgage<\/a>, subdivide, and inherit land without restriction. The same rules do not apply to foreigners.<\/p>\n<h3 class=\"wp-block-heading\" id=\"what-the-land-code-says-about-foreign-ownership\">What the Land Code Says About Foreign Ownership : Understanding Land Ownership Restriction in Thailand<\/h3>\n<p><a href=\"https:\/\/www.thailawonline.com\/thailand-land-code\/chapter-8\/\">Section 86 of the Land Code is blunt. Foreigners may acquire land only<\/a> &ldquo;by virtue of the provisions of a treaty giving the right to own immovable properties.&rdquo; No such treaty exists today. Not with the United States. Not with the United Kingdom. Not with any country.<\/p>\n<p>The code defines &ldquo;foreigner&rdquo; broadly. It includes foreign individuals and juristic persons (companies) where foreigners hold 50% or more of shares or capital. A company with 51% Thai shareholders can own land. A company with 49% Thai shareholders cannot.<\/p>\n<p>Section 87 sets quantity limits even for foreigners who qualify under a treaty. Residential land tops out at 1 rai. Commercial land maxes at 1 rai. Industrial land allows up to 10 rai. Agricultural land permits up to 10 rai.<\/p>\n<h3 class=\"wp-block-heading\" id=\"what-happens-when-a-foreigner-acquires-land-illegally\">What Happens When a Foreigner Acquires Land Illegally<\/h3>\n<p>Section 94 spells out the consequences. The Director-General of the <a href=\"https:\/\/www.dol.go.th\/\" rel=\"noopener\" target=\"_blank\">Land Department<\/a> orders the foreigner to sell the land. The deadline falls between 180 days and one year. If the foreigner doesn&rsquo;t sell, the government sells it for them. Under a new <strong>2026 legislative proposal<\/strong>, unlawfully held land would be <strong>forfeited to the state without any compensation<\/strong>, resulting in total capital loss.<\/p>\n<p>Sections 111 to 113 add criminal penalties. Violators face up to two years in prison and fines up to 20,000 THB. That fine sounds small, but the real hit is losing the land itself.<\/p>\n<p>There is a also a new DBD regulation (Order No. 1\/2026) that went into effect on <strong>April 1, 2026<\/strong>. It requires company directors to signed a sworn statement certifying that all Thai shareholders have used their own genuine funds and are not acting as nominees.<\/p>\n<h2 class=\"wp-block-heading\" id=\"types-of-land-title-deeds-in-thailand\">Types of Land <a href=\"https:\/\/www.thailawonline.com\/title-deeds-in-thailand\/\">Title Deeds in Thailand<\/a><\/h2>\n<p>Not all land documents carry the same weight. Thailand has a hierarchy of title deeds, and understanding this hierarchy is essential before you sign anything. We&rsquo;ve seen buyers pour money into land backed by documents that don&rsquo;t prove ownership at all.<\/p>\n<figure class=\"wp-block-table\">\n<table class=\"has-fixed-layout\">\n<thead>\n<tr>\n<th class=\"has-text-align-left\" data-align=\"left\">Title Deed<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Thai Name<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Ownership Level<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Survey Method<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Can Be Sold?<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Chanote (Nor Sor 4 Jor)<\/td>\n<td>&#3650;&#3593;&#3609;&#3604; (&#3609;.&#3626;.4 &#3592;.)<\/td>\n<td>Full private ownership<\/td>\n<td>GPS coordinates<\/td>\n<td>Yes, immediately<\/td>\n<\/tr>\n<tr>\n<td>Nor Sor 3 Gor<\/td>\n<td>&#3609;.&#3626;.3 &#3585;.<\/td>\n<td>Confirmed possession<\/td>\n<td>Aerial survey<\/td>\n<td>Yes, immediately<\/td>\n<\/tr>\n<tr>\n<td>Nor Sor 3<\/td>\n<td>&#3609;.&#3626;.3<\/td>\n<td>Confirmed possession<\/td>\n<td>Not surveyed<\/td>\n<td>Yes, with 30-day notice<\/td>\n<\/tr>\n<tr>\n<td>Sor Kor 1<\/td>\n<td>&#3626;.&#3588;.1<\/td>\n<td>Claim notification only<\/td>\n<td>None<\/td>\n<td>No (transfer only)<\/td>\n<\/tr>\n<tr>\n<td>Por Bor Tor 5<br \/>(Also called <a href=\"https:\/\/www.thailawonline.com\/ratchaphatsadu-land-in-thailand\/\">Ratchaphatsadu land<\/a>)<\/td>\n<td>&#3616;.&#3610;.&#3607;.5<\/td>\n<td>Tax payment receipt<\/td>\n<td>None<\/td>\n<td>No (not a title)<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<h3 class=\"wp-block-heading\" id=\"chanote-the-gold-standard\">Chanote: The Gold Standard<\/h3>\n<p>A Chanote (Nor Sor 4 Jor) is the only document that proves full private land ownership. It bears the Red Garuda emblem. The Land Department surveys the plot using GPS grid coordinates and plants concrete markers at each boundary corner.<\/p>\n<p>With a Chanote, the owner can sell, lease, mortgage, grant a usufruct, grant superficies, or subdivide the plot. All transactions register at the Land Office. If you&rsquo;re buying property in Thailand (or arranging rights over it), insist on Chanote land.<\/p>\n<h3 class=\"wp-block-heading\" id=\"nor-sor-3-gor-close-to-chanote\">Nor Sor 3 Gor: Close to Chanote<\/h3>\n<p>Nor Sor 3 Gor land has been surveyed by aerial photography with fixed boundary points. It functions almost identically to a Chanote. Sales, leases, mortgages, and usufructs all register at the Land Office.<\/p>\n<p>The main difference: a Nor Sor 3 Gor can be upgraded to a Chanote through a formal land survey request. If you hold NS3G land, we recommend starting that upgrade process. It increases the land&rsquo;s value and eliminates any boundary ambiguity.<\/p>\n<h3 class=\"wp-block-heading\" id=\"nor-sor-3-handle-with-care\">Nor Sor 3: Handle With Care<\/h3>\n<p>Nor Sor 3 land has never been properly surveyed. The boundaries are approximate. That creates risk. Disputes with neighbors over boundary lines are common with <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;NS3&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;&amp;lt;strong&amp;gt;NS3 (Nor Sor Sam - &#3609;.&#3626;. 3)&amp;lt;\/strong&amp;gt; is a &amp;lt;strong&amp;gt;land document&amp;lt;\/strong&amp;gt; in Thailand that &amp;lt;strong&amp;gt;confirms possession rights&amp;lt;\/strong&amp;gt; rather than full ownership. It allows the holder to &amp;lt;strong&amp;gt;use, sell, transfer, and develop the land&amp;lt;\/strong&amp;gt;, but it does &amp;lt;strong&amp;gt;not provide absolute ownership (Chanote)&amp;lt;\/strong&amp;gt;. An &amp;lt;strong&amp;gt;NS3 land title&amp;lt;\/strong&amp;gt; is issued for land that has been legally occupied and utilized but may not have undergone a full survey with official land boundaries. Unlike &amp;lt;strong&amp;gt;Chanote (Nor Sor 4 Jor)&amp;lt;\/strong&amp;gt;, which provides &amp;lt;strong&amp;gt;definitive ownership with exact GPS coordinates&amp;lt;\/strong&amp;gt;, NS3 land boundaries &amp;lt;strong&amp;gt;are not fully fixed&amp;lt;\/strong&amp;gt;, meaning disputes over land size or location may arise. However, an &amp;lt;strong&amp;gt;NS3 title can be upgraded to a Chanote&amp;lt;\/strong&amp;gt; through a legal process involving a land survey and official approval.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/ns3\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">NS3<\/a> land.<\/p>\n<p>Selling NS3 land requires a 30-day public notice period. That delay exists because the lack of precise boundaries means third parties might have competing claims. You can still lease or mortgage NS3 land, but the absence of a survey makes transactions slower and riskier.<\/p>\n<p><strong>Practical tip:<\/strong>&nbsp;Never buy or lease land with only a Sor Kor 1 or Por Bor Tor 5 document. These are not ownership titles. A Sor Kor 1 is a claim notification from 1954. A&nbsp;<a href=\"https:\/\/www.thailawonline.com\/por-bor-tor-5-in-thailand\/\">Por Bor Tor 5<\/a>&nbsp;is a tax payment receipt. Neither proves you own the land.<\/p>\n<h2 class=\"wp-block-heading\" id=\"can-foreigners-own-land-in-thailand\">Can Foreigners Own Land in Thailand?<\/h2>\n<p>The short answer: almost never. Section 86 of the Land Code blocks it. But the law does include one narrow exception, and understanding it matters. But there are few exceptions.<\/p>\n<h3 class=\"wp-block-heading\" id=\"section-96-bis-the-40-million-baht-exception\">Section 96 Bis: The 40-Million-Baht Exception<\/h3>\n<p>Section 96 bis of the Land Code permits a foreigner to own up to 1 rai (1,600 square meters) of residential land. The requirements are strict:<\/p>\n<p>First, you must invest at least 40 million THB (roughly USD 1.1 million) in Thai government bonds, approved mutual funds, or other assets &ldquo;beneficial to Thailand&rsquo;s economy.&rdquo; The investment must stay in Thailand for a minimum of five years. If you pull the money out early, you lose the land ownership right.<\/p>\n<p>Second, the Minister of Interior must approve your purchase. This isn&rsquo;t rubber-stamped. The ministry reviews the application, the investment documentation, and the intended land use.<\/p>\n<p>Third, you can only use the land for residential purposes. No commercial development. No agriculture. No subdivision for resale.<\/p>\n<p>In over 20 years of practice, we can count on one hand the number of clients who pursued this route. Actually, I know a case but he was not our client. The 40 million THB threshold puts it out of reach for most people. And for those who can afford it, the bureaucratic process and ongoing restrictions make it unattractive compared to alternatives like condominium ownership.<\/p>\n<h3 class=\"wp-block-heading\" id=\"condominium-ownership-the-real-option-for-foreigners\">Condominium Ownership: The Real Option for Foreigners<\/h3>\n<p><a href=\"https:\/\/www.thailawonline.com\/buying-a-condominium-in-thailand\/\">Section 19 of the Condominium Act B.E. 2522 (1979)<\/a> is where most foreigners find their foothold. You can own a condo unit outright, in your own name, with full freehold title. No Thai spouse, no Thai company, no investment threshold.<\/p>\n<p>The only limit: foreign ownership in any single condominium building cannot exceed 49% of total registrable floor space. Once that quota fills up, additional foreign buyers must lease rather than purchase. Check the building&rsquo;s foreign quota before making an offer. Your lawyer can request this from the&nbsp;<a href=\"https:\/\/www.thailawonline.com\/buying-a-condominium-in-thailand\/\">Land Office or the condo <\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Juristic Person&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A legal entity, like a company or foundation, has rights and duties. It is separate from individuals. This entity is governed by Book I of the Civil and Commercial Code. (Thai: &#3609;&#3636;&#3605;&#3636;&#3610;&#3640;&#3588;&#3588;&#3621;, pronounced &amp;quot;ni-ti-bu-khon&amp;quot;).&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/juristic-person\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">juristic person<\/a>.<\/p>\n<p>Payment must come from abroad. The buyer transfers funds from outside Thailand to a Thai bank account. The bank issues a Foreign Exchange Transaction Form (FETF), which proves the money originated overseas. Without the FETF, the Land Office will not register the transfer.<\/p>\n<h2 class=\"wp-block-heading\" id=\"legal-alternatives-to-land-ownership\">Legal Alternatives to Land Ownership<\/h2>\n<p>You can&rsquo;t own the land. Fine. That doesn&rsquo;t mean you have no rights over it. Thai law provides several mechanisms that give foreigners legitimate, enforceable interests in land. Each has different terms, protections, and trade-offs.<\/p>\n<h3 class=\"wp-block-heading\" id=\"registered-lease-up-to-30-years\">Registered Lease (Up to 30 Years)<\/h3>\n<p>The <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Civil and Commercial Code&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;The &amp;lt;strong&amp;gt;Thai Civil and Commercial Code (TCCC)&amp;lt;\/strong&amp;gt; is a fundamental body of law in Thailand that governs a wide range of legal matters, including civil rights, obligations, property, contracts, family, and inheritance. It serves as the primary legal framework for resolving disputes and regulating commercial transactions in the country.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/thai-civil-and-commercial-code\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">Civil and Commercial Code<\/a> caps lease terms at 30 years (Section 540). A lease longer than three years must be registered at the Land Office (Section 538). Unregistered leases are enforceable but only up to three years.<\/p>\n<p>Registration matters because it binds future owners. If the landlord sells the land during your lease, the new owner must honor the registered lease. An unregistered lease gives you no such protection.<\/p>\n<p><strong>2025 Supreme Court Case No. 4655\/2566:<\/strong> Confirms that any &ldquo;automatic&rdquo; renewal clause beyond 30 years is a <strong>personal contractual promise<\/strong> only. It does not bind heirs or new landowners if the property is sold or the owner dies. <a href=\"https:\/\/www.thailawonline.com\/automatic-renewal-of-a-lease-in-thailand\/\">The Supreme Court invalidated &ldquo;30+30+30&rdquo; lease structures<\/a>. These arrangements, where the lease contract promised two automatic 30-year renewals for a total of 90 years, had been widely marketed to foreigners. The court ruled that renewal clauses are contractual promises, not guaranteed rights. A landlord&rsquo;s heirs or a new owner can refuse to renew. If you hold a 30+30+30 lease, you are guaranteed only the current 30-year term. Plan accordingly.<\/p>\n<p>Proposals for a 99-year maximum lease term floated through parliament in 2025. As of April 2026, they remain unenacted. Don&rsquo;t rely on future law changes when making investment decisions.<\/p>\n<h3 class=\"wp-block-heading\" id=\"usufruct-lifetime-land-use-rights\"><a href=\"https:\/\/www.thailawonline.com\/usufruct-agreement-in-thailand\/\" target=\"_blank\" rel=\"noreferrer noopener\">Usufruct: Lifetime Land Use Rights<\/a><\/h3>\n<p>A usufruct (CCC Sections 1417 to 1428) grants the right to possess, use, and collect income from another person&rsquo;s land. Western lawyers: think of it as similar to a life estate in common law jurisdictions.<\/p>\n<p>The key advantage over a lease? A usufruct can last for the holder&rsquo;s entire lifetime. There&rsquo;s no 30-year cap. If you register a usufruct for life, you keep the right to live on and use the land until you die, regardless of what happens to the land&rsquo;s ownership.<\/p>\n<p>You can also set a usufruct for a fixed term (say, 30 years). Either way, it must be registered at the Land Office on Chanote or NS3G land to bind future owners. A usufruct is personal. You can&rsquo;t sell it or pass it to your heirs. When the <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Usufructuary&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;usufructuary&amp;lt;\/strong&amp;gt; is a person who is granted the legal right to use, live on, and benefit from someone else&rsquo;s property under a &amp;lt;strong&amp;gt;usufruct agreement&amp;lt;\/strong&amp;gt; in Thailand. While the usufructuary can enjoy the land, rent it out, or use it for business or agriculture, they &amp;lt;strong&amp;gt;do not own the property itself&amp;lt;\/strong&amp;gt;. Their rights are temporary and typically last for their lifetime, meaning the usufruct automatically &amp;lt;strong&amp;gt;expires upon their death&amp;lt;\/strong&amp;gt; and cannot be inherited. The usufructuary is responsible for maintaining the property and ensuring it is used in a way that does not diminish its value. To be legally enforceable, the usufruct must be registered at the &amp;lt;strong&amp;gt;Land Department&amp;lt;\/strong&amp;gt; and recorded on the property&rsquo;s &amp;lt;strong&amp;gt;title deed (Chanote)&amp;lt;\/strong&amp;gt;.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/usufructuary\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">usufructuary<\/a> dies, the right terminates and the land returns to the owner unencumbered.<\/p>\n<p>For more detail on costs and registration, see our&nbsp;<a href=\"https:\/\/www.thailawonline.com\/usufruct-agreement-in-thailand\/\">usufruct agreement guide<\/a>.<\/p>\n<h3 class=\"wp-block-heading\" id=\"superficies-own-the-building-not-the-land\"><a href=\"https:\/\/www.thailawonline.com\/superficies-in-thailand\/\" target=\"_blank\" rel=\"noreferrer noopener\">Superficies: Own the Building, Not the Land<\/a><\/h3>\n<p>Superficies rights (CCC Sections 1410 to 1416) allow a foreigner to own structures built on another person&rsquo;s land. You own the house. Someone else owns the dirt underneath it.<\/p>\n<p>The maximum term is 30 years, or for the lifetime of the landowner or the <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Superficiary&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;superficiary&amp;lt;\/strong&amp;gt; (&amp;lt;strong&amp;gt;&#3612;&#3641;&#3657;&#3607;&#3619;&#3591;&#3626;&#3636;&#3607;&#3608;&#3636;&#3648;&#3627;&#3609;&#3639;&#3629;&#3607;&#3637;&#3656;&#3604;&#3636;&#3609; - Phu Song Sit Nua Tee Din&amp;lt;\/strong&amp;gt;) is a person or legal entity that holds a &amp;lt;strong&amp;gt;Superficies Right&amp;lt;\/strong&amp;gt; (&amp;lt;strong&amp;gt;&#3626;&#3636;&#3607;&#3608;&#3636;&#3648;&#3627;&#3609;&#3639;&#3629;&#3607;&#3637;&#3656;&#3604;&#3636;&#3609;&amp;lt;\/strong&amp;gt;) under &amp;lt;strong&amp;gt;Sections 1410-1416 of the Thai Civil and Commercial Code&amp;lt;\/strong&amp;gt;, allowing them to &amp;lt;strong&amp;gt;own buildings, structures, or plantations on another person&rsquo;s land without owning the land itself&amp;lt;\/strong&amp;gt;. This right can be &amp;lt;strong&amp;gt;granted for up to 30 years, for a lifetime, or be renewable&amp;lt;\/strong&amp;gt;, and it is &amp;lt;strong&amp;gt;transferable and inheritable&amp;lt;\/strong&amp;gt;, making it especially beneficial for &amp;lt;strong&amp;gt;foreigners in Thailand&amp;lt;\/strong&amp;gt;, who &amp;lt;strong&amp;gt;cannot own land&amp;lt;\/strong&amp;gt; but can legally &amp;lt;strong&amp;gt;own a house or building&amp;lt;\/strong&amp;gt;. To be &amp;lt;strong&amp;gt;legally enforceable&amp;lt;\/strong&amp;gt; against third parties, the &amp;lt;strong&amp;gt;Superficies Right must be registered at the Land Office&amp;lt;\/strong&amp;gt;.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/superficiary\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">superficiary<\/a> (whoever dies first). Registration at the Land Office is required. When the superficies expires, the building typically reverts to the landowner unless the contract says otherwise.<\/p>\n<p>We commonly pair superficies with a lease but attention, you can only register one them. The foreigner leases the land for 30 years and holds a superficies right over the building. That combination gives you two layers of protection: the right to occupy the land and separate ownership of the structure on it. <strong>Superficies<\/strong> remains the superior tool for villa owners because, unlike a standard lease or usufruct, it is <strong>inheritable by law<\/strong> and separates the building ownership from the land title.<\/p>\n<h3 class=\"wp-block-heading\" id=\"sap-ing-sith-a-newer-option\">Sap Ing Sith: A Newer Option<\/h3>\n<p><a href=\"https:\/\/www.thailawonline.com\/sap-ing-sith-act-b-e-2562-2019\/\">The Sap Ing Sith Act B.E. 2562 (2019)<\/a> created a new type of right over immovable property. It grants the holder the right to possess, use, and benefit from land or buildings for up to 30 years. Unlike a usufruct, a Sap Ing Sith right is transferable and inheritable.<\/p>\n<p>That&rsquo;s the critical difference. If you hold a Sap Ing Sith right and you die, your heirs inherit the remaining term. If you need to sell, you can transfer the right to a buyer. A usufruct dies with you. A Sap Ing Sith survives you.<\/p>\n<p>It&rsquo;s still relatively new, and Land Office staff in some provinces are less familiar with the registration process. But the law is clear, and we&rsquo;ve registered Sap Ing Sith rights for clients across multiple provinces. Read our detailed breakdown of the&nbsp;<a href=\"https:\/\/www.thailawonline.com\/sap-ing-sith-in-thailand\/\">Sap Ing Sith right<\/a>&nbsp;and the&nbsp;<a href=\"https:\/\/www.thailawonline.com\/sap-ing-sith-act-b-e-2562-2019\/\">Sap Ing Sith Act B.E. 2562<\/a>.<\/p>\n<h2 class=\"wp-block-heading\" id=\"comparing-your-options-lease-vs-usufruct-vs-superficies-vs-sap-ing-sith\">Comparing Your Options: Lease vs. Usufruct vs. Superficies vs. Sap Ing Sith<\/h2>\n<figure class=\"wp-block-table\">\n<table class=\"has-fixed-layout\">\n<thead>\n<tr>\n<th class=\"has-text-align-left\" data-align=\"left\">Feature<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Lease<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Usufruct<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Superficies<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Sap Ing Sith<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Governing law<\/td>\n<td>CCC Sec. 537-571<\/td>\n<td>CCC Sec. 1417-1428<\/td>\n<td>CCC Sec. 1410-1416<\/td>\n<td>Sap Ing Sith Act 2562<\/td>\n<\/tr>\n<tr>\n<td>Maximum term<\/td>\n<td>30 years<\/td>\n<td>Lifetime or fixed term<\/td>\n<td>30 years or lifetime<\/td>\n<td>30 years<\/td>\n<\/tr>\n<tr>\n<td>Transferable?<\/td>\n<td>With landlord consent<\/td>\n<td>No<\/td>\n<td>With landowner consent<\/td>\n<td>Yes<\/td>\n<\/tr>\n<tr>\n<td>Inheritable?<\/td>\n<td>Yes (remaining term)<\/td>\n<td>No (dies with holder)<\/td>\n<td>Yes (remaining term)<\/td>\n<td>Yes (remaining term)<\/td>\n<\/tr>\n<tr>\n<td>Covers buildings?<\/td>\n<td>Land use only<\/td>\n<td>Land and buildings<\/td>\n<td>Building ownership<\/td>\n<td>Land and buildings<\/td>\n<\/tr>\n<tr>\n<td>Income rights?<\/td>\n<td>Sub-lease possible<\/td>\n<td>Yes (rent, crops, etc.)<\/td>\n<td>Building income<\/td>\n<td>Yes<\/td>\n<\/tr>\n<tr>\n<td>Registration required?<\/td>\n<td>Over 3 years: yes<\/td>\n<td>Yes<\/td>\n<td>Yes<\/td>\n<td>Yes<\/td>\n<\/tr>\n<tr>\n<td>Binds future owners?<\/td>\n<td>If registered<\/td>\n<td>If registered<\/td>\n<td>If registered<\/td>\n<td>If registered<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>Which one fits your situation depends on your age, budget, goals, and how long you plan to stay. A 65-year-old retiree might prefer a lifetime usufruct. A 35-year-old investor might want a Sap Ing Sith for its transferability. We help clients choose the right structure every week.&nbsp;<a href=\"https:\/\/www.thailawonline.com\/contact-thailawonline\/\">Talk to us<\/a>&nbsp;before committing.<\/p>\n<h2 class=\"wp-block-heading\" id=\"the-nominee-trap-why-thai-company-structures-fail\">The Nominee Trap: Why &ldquo;Thai Company&rdquo; Structures Fail<\/h2>\n<p>Here&rsquo;s the scheme: a foreigner sets up a Thai limited company. Thai nominees hold 51% of shares. The foreigner holds 49% but controls the company through side agreements, preferred shares, or proxy arrangements. The company buys land. The foreigner effectively &ldquo;owns&rdquo; the land through the company.<\/p>\n<p>It&rsquo;s illegal. And in 2025 and 2026, Thai authorities are cracking down harder than ever.<\/p>\n<h3 class=\"wp-block-heading\" id=\"the-law\">The Law<\/h3>\n<p>The <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Foreign Business Act&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;The Foreign Business Act (FBA) of Thailand is the main law for foreign ownership and business activities in Thailand. It is officially called the Foreign Business Act B.E. 2542 (1999). A foreign business is one where foreigners or foreign entities own 50% or more of the shares or capital. These businesses cannot do certain things. They need a Foreign Business License (FBL) or a special exemption to proceed. This exemption can come from the Board of Investment (BOI) or treaty privileges. The law categorizes restricted businesses into &amp;lt;strong&amp;gt;three lists&amp;lt;\/strong&amp;gt;: List 1 (completely prohibited), List 2 (requires Cabinet approval), and List 3 (requires permission from the &amp;lt;strong&amp;gt;Director-General of the Department of Business Development (DBD)&amp;lt;\/strong&amp;gt;). The FBA&rsquo;s purpose is to protect Thai businesses and industries. It also allows controlled foreign investment in certain areas to help economic growth.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/foreign-business-act\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">Foreign Business Act<\/a> B.E. 2542 (1999) prohibits foreigners from operating restricted businesses through nominees. Land holding for foreigners falls under this prohibition. The Land Code adds its own layer of penalties through Sections 94, 96, and 111 to 113.<\/p>\n<h3 class=\"wp-block-heading\" id=\"the-enforcement-numbers\">The Enforcement Numbers<\/h3>\n<p>By 2025, Thai authorities had identified over 46,000 nominee companies suspected of holding land for foreigners. 852 prosecutions were launched. The estimated damages reached 15.1 billion THB. The government deployed AI-powered screening tools to detect nominee patterns in shareholder structures.<\/p>\n<p>A proposed Nominee Transactions Act would classify nominee land ownership as a predicate offense for anti-money laundering laws. That would allow asset seizure without a criminal conviction. As of April 2026, the act hasn&rsquo;t passed yet. But the direction is clear.<\/p>\n<h3 class=\"wp-block-heading\" id=\"the-penalties\">The Penalties<\/h3>\n<figure class=\"wp-block-table\">\n<table class=\"has-fixed-layout\">\n<thead>\n<tr>\n<th class=\"has-text-align-left\" data-align=\"left\">Violation<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Penalty<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Source<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Foreign nominee land ownership<\/td>\n<td>Up to 3 years prison, 100,000-1,000,000 THB fine<\/td>\n<td>Foreign Business Act<\/td>\n<\/tr>\n<tr>\n<td>Unlawful land acquisition<\/td>\n<td>Up to 2 years prison, up to 20,000 THB fine<\/td>\n<td>Land Code Sec. 111-113<\/td>\n<\/tr>\n<tr>\n<td>Failure to dispose of illegal land<\/td>\n<td>Government-forced sale<\/td>\n<td>Land Code Sec. 94<\/td>\n<\/tr>\n<tr>\n<td>Thai nominee (the front person)<\/td>\n<td>Up to 3 years prison, 100,000-1,000,000 THB fine<\/td>\n<td>Foreign Business Act<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p><strong>Real scenario:<\/strong>&nbsp;We&rsquo;ve seen clients who bought land through a nominee company 15 years ago with no problems. Then the crackdown hits. The Land Department flags the company. Investigators examine the shareholder structure. The Thai &ldquo;shareholders&rdquo; can&rsquo;t explain where they got the money to invest. The company dissolves. The land goes to forced sale. The foreigner loses everything. Don&rsquo;t assume that time makes a nominee structure safe. It doesn&rsquo;t.<\/p>\n<p>For a deeper look at recent enforcement actions, see our article on&nbsp;<a href=\"https:\/\/www.thailawonline.com\/recent-crackdowns-on-nominees-in-thailand-the-law-and-court-cases\/\">nominee crackdowns in Thailand<\/a>.<\/p>\n<h2 class=\"wp-block-heading\" id=\"buying-property-through-a-thai-spouse\">Buying Property Through a Thai Spouse<\/h2>\n<p>Many foreigners married to Thai nationals assume they can buy land through their spouse. That&rsquo;s partly true, but the rules are stricter than most people realize.<\/p>\n<p>A Thai spouse can buy land in their own name. The Land Code doesn&rsquo;t restrict Thai citizens from owning land just because they married a foreigner. But the Land Office will require both spouses to sign a declaration confirming that the purchase funds are the Thai spouse&rsquo;s separate property (Sin Suan Tua), not <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Marital Property&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;&amp;lt;strong&amp;gt;Marital property&amp;lt;\/strong&amp;gt; refers to the assets and liabilities acquired by a couple during their marriage, which are jointly owned and subject to division in the event of a divorce. In legal terms, marital property typically includes income, real estate, investments, and other assets obtained after the marriage, except those classified as separate property.&#8203; It is also referred in Thai as &amp;quot;Sin Somrot&amp;quot;.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/marital-property\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">marital property<\/a> (Sin Somros).<\/p>\n<p>Section 1474 of the Civil and Commercial Code defines marital property as any property acquired during the marriage. If you use marital funds to buy land, the foreigner spouse has a claim to that property. The Land Office wants to make sure that doesn&rsquo;t create a back-door path to foreign land ownership.<\/p>\n<p>In practice, the Thai spouse signs a document stating the money is theirs alone. The foreign spouse signs a document renouncing any claim to the land. These declarations are standard. But they carry real consequences. If the marriage ends in divorce, the foreign spouse has no claim to land purchased this way, even if marital funds actually paid for it.<\/p>\n<p>We advise every client in a mixed marriage to get a&nbsp;<a href=\"https:\/\/www.thailawonline.com\/prenuptial-agreement-thailand\/\"><\/a><a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Prenuptial&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;prenuptial agreement&amp;lt;\/strong&amp;gt;, also known as a &amp;lt;strong&amp;gt;prenup&amp;lt;\/strong&amp;gt; or &amp;lt;strong&amp;gt;premarital contract&amp;lt;\/strong&amp;gt;, is a legally binding agreement between two individuals who are planning to get married, outlining how their assets, debts, and financial matters will be managed during the marriage and in the event of a divorce or separation. This contract typically includes provisions regarding property division, spousal support, and the protection of individual assets acquired before or during the marriage. In Thailand, a &amp;lt;strong&amp;gt;prenup&amp;lt;\/strong&amp;gt; must be made in writing, signed before marriage, and registered with the local district office (&amp;lt;strong&amp;gt;Amphur&amp;lt;\/strong&amp;gt;) to be legally enforceable under the &amp;lt;strong&amp;gt;Thai Civil and Commercial Code&amp;lt;\/strong&amp;gt;. If not properly executed, it may be deemed invalid by the courts.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/prenuptial\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">prenuptial<\/a> agreement&nbsp;that addresses property ownership. It protects both spouses and prevents nasty surprises during&nbsp;<a href=\"https:\/\/www.thailawonline.com\/divorce-in-thailand\/\">divorce proceedings<\/a>.<\/p>\n<h2 class=\"wp-block-heading\" id=\"due-diligence-before-buying-or-leasing-land\"><a href=\"https:\/\/www.thailawonline.com\/due-diligence-in-thailand\/\">Due Diligence<\/a> Before Buying or Leasing Land<\/h2>\n<p>Every land transaction in Thailand needs a proper due diligence check. We&rsquo;ve stopped clients from making terrible purchases more times than we can count. Here&rsquo;s what a thorough check covers:<\/p>\n<h3 class=\"wp-block-heading\" id=\"step-1-verify-the-title-deed\">Step 1: Verify the Title Deed<\/h3>\n<p>Go to the local Land Office. Request a title search on the land&rsquo;s Chanote or NS3G number. Confirm the registered owner matches the seller. Check for mortgages, <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Liens&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A &amp;lt;strong&amp;gt;lien (&#3616;&#3634;&#3619;&#3632;&#3612;&#3641;&#3585;&#3614;&#3633;&#3609;&#3627;&#3619;&#3639;&#3629;&#3626;&#3636;&#3607;&#3608;&#3636;&#3618;&#3638;&#3604;&#3627;&#3609;&#3656;&#3623;&#3591;)&amp;lt;\/strong&amp;gt; under &amp;lt;strong&amp;gt;Thai law&amp;lt;\/strong&amp;gt; is a &amp;lt;strong&amp;gt;legal right or claim&amp;lt;\/strong&amp;gt; over a debtor&rsquo;s property, granted to a creditor as &amp;lt;strong&amp;gt;security for a debt or obligation&amp;lt;\/strong&amp;gt;. It allows the creditor to &amp;lt;strong&amp;gt;retain possession of the property&amp;lt;\/strong&amp;gt; until the debt is repaid but does not grant ownership rights. Thai law recognizes various types of liens, including &amp;lt;strong&amp;gt;statutory liens (e.g., mechanic&rsquo;s liens), contractual liens, and possessory liens&amp;lt;\/strong&amp;gt;, depending on the nature of the obligation. Unlike mortgages, &amp;lt;strong&amp;gt;liens do not require registration&amp;lt;\/strong&amp;gt; at the Land Department but can still be enforced through legal proceedings if the debtor fails to fulfill their obligations.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/liens\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">liens<\/a>, easements, usufructs, leases, or court orders registered against the title. All of these show up in the Land Office records.<\/p>\n<h3 class=\"wp-block-heading\" id=\"step-2-confirm-boundaries\">Step 2: Confirm Boundaries<\/h3>\n<p>For Chanote land, the GPS boundary markers should match the physical plot. Walk the land. Check the corner markers. Compare the title deed measurements to what you see on the <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Ground&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;In &amp;lt;strong&amp;gt;Thai law&amp;lt;\/strong&amp;gt;, a &amp;lt;strong&amp;gt;ground (&#3648;&#3627;&#3605;&#3640;)&amp;lt;\/strong&amp;gt; refers to a &amp;lt;strong&amp;gt;legally recognized reason&amp;lt;\/strong&amp;gt; for taking legal action, such as &amp;lt;strong&amp;gt;filing for divorce&amp;lt;\/strong&amp;gt;. Under the &amp;lt;strong&amp;gt;Thai Civil and Commercial Code, Section 1516&amp;lt;\/strong&amp;gt;, there are &amp;lt;strong&amp;gt;legal grounds for divorce&amp;lt;\/strong&amp;gt;, including but not limited to &amp;lt;strong&amp;gt;adultery, desertion, serious misconduct, physical or mental abuse, failure to provide financial support, or long-term separation&amp;lt;\/strong&amp;gt;. If a spouse can prove a valid ground, the court may grant a divorce. Legal grounds are essential in &amp;lt;strong&amp;gt;contested divorce cases&amp;lt;\/strong&amp;gt;, where one party does not agree to the divorce, as opposed to &amp;lt;strong&amp;gt;mutual consent divorces&amp;lt;\/strong&amp;gt;, which do not require proving fault.&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/ground\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">ground<\/a>. For NS3 or NS3G land, consider hiring a licensed surveyor to verify boundaries before signing anything.<\/p>\n<h3 class=\"wp-block-heading\" id=\"step-3-check-zoning-and-land-use\">Step 3: Check Zoning and Land Use<\/h3>\n<p>Thailand has zoning laws. Some land sits in protected forest zones, national park buffer areas, or agricultural-only zones. Building a house on agricultural-zoned land requires a zoning change, which may or may not be granted. Check with the local municipality or <a class=\"glossaryLink\" aria-describedby=\"tt\" data-cmtooltip=\"&lt;div class=glossaryItemTitle&gt;Tambon&lt;\/div&gt;&lt;div class=glossaryItemBody&gt;&amp;lt;!-- wp:paragraph --&amp;gt;A sub-district or township, the smallest administrative unit; often relevant in rural land laws or community disputes. (Thai: &#3605;&#3635;&#3610;&#3621;, pronounced &amp;quot;tam-bon&amp;quot;).&amp;lt;br\/&amp;gt;&amp;lt;!-- \/wp:paragraph --&amp;gt;&lt;\/div&gt;\" href=\"https:\/\/www.thailawonline.com\/glossary\/tambon\/\" data-gt-translate-attributes=\"[{&quot;attribute&quot;:&quot;data-cmtooltip&quot;, &quot;format&quot;:&quot;html&quot;}]\" tabindex=\"0\" role=\"link\">tambon<\/a> administrative organization.<\/p>\n<h3 class=\"wp-block-heading\" id=\"step-4-environmental-and-access-issues\">Step 4: Environmental and Access Issues<\/h3>\n<p>Does the land have road access? Landlocked plots exist in Thailand, and accessing them can require a servitude (right of way) over a neighbor&rsquo;s land. Check for flood zones, coastal erosion risk, and environmental protection orders.<\/p>\n<h3 class=\"wp-block-heading\" id=\"step-5-hire-a-lawyer\">Step 5: Hire a Lawyer<\/h3>\n<p>Don&rsquo;t rely on the seller&rsquo;s agent, the developer&rsquo;s lawyer, or Google. Hire your own independent Thai property lawyer. They work for you, not the other side. A proper&nbsp;<a href=\"https:\/\/www.thailawonline.com\/due-diligence-in-thailand\/\">due diligence package<\/a>&nbsp;costs a fraction of what you&rsquo;ll lose if something goes wrong.<\/p>\n<h2 class=\"wp-block-heading\" id=\"land-transfer-fees-and-taxes\">Land Transfer Fees and Taxes<\/h2>\n<p>Transferring land at the Land Office triggers several fees and taxes. The allocation between buyer and seller is negotiable, but custom in most of Thailand is to split the transfer fee equally.<\/p>\n<figure class=\"wp-block-table\">\n<table class=\"has-fixed-layout\">\n<thead>\n<tr>\n<th class=\"has-text-align-left\" data-align=\"left\">Fee\/Tax<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Rate<\/th>\n<th class=\"has-text-align-left\" data-align=\"left\">Basis<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Transfer fee<\/td>\n<td>2% of appraised value<\/td>\n<td>Land Office appraised value<\/td>\n<\/tr>\n<tr>\n<td>Stamp duty<\/td>\n<td>0.5% of appraised or sale price (whichever is higher)<\/td>\n<td>Only if no SBT applies<\/td>\n<\/tr>\n<tr>\n<td>Specific Business Tax (SBT)<\/td>\n<td>3.3% of appraised or sale price (whichever is higher)<\/td>\n<td>If sold within 5 years of acquisition<\/td>\n<\/tr>\n<tr>\n<td>Withholding tax<\/td>\n<td>Progressive rate (1-35%)<\/td>\n<td>Based on appraised value and years held<\/td>\n<\/tr>\n<tr>\n<td>Lease registration fee<\/td>\n<td>1% of total rent over lease term<\/td>\n<td>For registered leases over 3 years<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<\/figure>\n<p>The Land Office uses its own appraised value, which is typically lower than market value. Tax calculations use either the appraised value or the declared sale price, whichever is higher. Trying to declare a lower sale price to reduce taxes is risky. The Land Office can reject a declared price that falls below their appraisal. For a full breakdown, see our&nbsp;<a href=\"https:\/\/www.thailawonline.com\/property-taxes-in-thailand\/\">property taxes guide<\/a>.<\/p>\n<h2 class=\"wp-block-heading\" id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list \">\n<div id=\"faq-question-1775648292564\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">Can a foreigner own land in Thailand?<\/h3>\n<div class=\"rank-math-answer \">\n<p>Normally no. Section 86 of the Land Code prohibits it. The only exception is Section 96 bis, which requires a 40 million THB investment and ministerial approval. That buys you up to 1 rai of residential land.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648329587\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">What is a Chanote title deed in Thailand?<\/h3>\n<div class=\"rank-math-answer \">\n<p>A Chanote (Nor Sor 4 Jor) is Thailand&rsquo;s highest land title. It proves full private ownership with GPS-surveyed boundaries. You can sell, lease, mortgage, or subdivide Chanote land without restriction.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648330339\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">What happens if a foreigner uses a Thai nominee to buy land?<\/h3>\n<div class=\"rank-math-answer \">\n<p>Nominee land ownership is illegal. Penalties include up to 3 years imprisonment and fines up to 1,000,000 THB under the Foreign Business Act. Courts can order forced sale of the land. Thailand identified over 46,000 nominee companies by 2025.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648362004\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">How long can a foreigner lease land in Thailand?<\/h3>\n<div class=\"rank-math-answer \">\n<p>The maximum registered lease term is 30 years under CCC Sections 538 and 540. Renewal clauses are contractual, not guaranteed. In 2025, the Supreme Court invalidated 30+30+30 lease structures.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648362855\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">What is the difference between a usufruct and a lease in Thailand?<\/h3>\n<div class=\"rank-math-answer \">\n<p>A usufruct (CCC Sections 1417-1428) grants the right to use land and collect income for life or a fixed term. A lease (CCC Section 538) is capped at 30 years per term. A usufruct can last for your entire lifetime. A lease cannot.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648385287\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">Can a foreigner own a condo in Thailand?<\/h3>\n<div class=\"rank-math-answer \">\n<p>Yes. Under Section 19 of the Condominium Act, foreigners can own condo units outright. Foreign ownership in any single building must stay below 49% of total floor space.<\/p>\n<\/div>\n<\/div>\n<div id=\"faq-question-1775648404837\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question \">What is Section 96 bis of the Thailand Land Code?<\/h3>\n<div class=\"rank-math-answer \">\n<p>Section 96 bis allows a foreigner to own up to 1 rai (1,600 sq m) of residential land. You must invest at least 40 million THB in Thai bonds or qualifying assets. The Minister of Interior must approve the purchase<\/p>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<h2 class=\"wp-block-heading\" id=\"how-thai-law-online-can-help\">How ThaiLawOnline Can Help<\/h2>\n<p>We&rsquo;ve handled property transactions across Thailand for over two decades. Our team reviews title deeds, negotiates leases, registers usufructs, and structures <a href=\"https:\/\/www.thailawonline.com\/sap-ing-sith-in-thailand\/\">Sap Ing Sith rights<\/a>. We also clean up messes when clients come to us after things have gone wrong.<\/p>\n<p>Whether you&rsquo;re buying a condo in Bangkok, leasing land in Phuket, or trying to secure your family home through a usufruct, we can guide you through the legal process from start to finish.<\/p>\n<p>Browse our full range of&nbsp;<a href=\"https:\/\/www.thailawonline.com\/property-law-in-thailand\/\">Thai property law services<\/a>, or&nbsp;<a href=\"https:\/\/www.thailawonline.com\/contact-thailawonline\/\">schedule a consultation<\/a>&nbsp;with one of our property lawyers.<\/p>\n<h2 class=\"wp-block-heading\" id=\"key-takeaways\">Key Takeaways<\/h2>\n<ul class=\"wp-block-list\">\n<li>Foreigners cannot own land in Thailand. Section 86 of the Land Code prohibits it. The only exception (Section 96 bis) requires 40 million THB in investment.<\/li>\n<li>A Chanote title deed is the only document proving full land ownership. Always insist on Chanote land.<\/li>\n<li>Foreigners can own condos outright under the Condominium Act, within the 49% foreign quota per building.<\/li>\n<li>Registered leases max out at 30 years. The 2025 Supreme Court ruling killed the 30+30+30 renewal structure.<\/li>\n<li>Usufructs can last a lifetime. Sap Ing Sith rights last up to 30 years but are transferable and inheritable.<\/li>\n<li>Nominee structures are illegal. Penalties include prison, fines, and government-forced land sales. Enforcement is accelerating.<\/li>\n<li>Always conduct due diligence. Hire an independent lawyer. Verify the title deed at the Land Office before signing anything.<\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>You found a beautiful plot of land in Chiang Mai. The price is right, the view is perfect, and the agent says you can buy it through a Thai company. Stop there. That &quot;company structure&quot; could land you in prison.<\/p>\n<p>\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e02\u0e2d\u0e07\u0e44\u0e17\u0e22\u0e2a\u0e23\u0e49\u0e32\u0e07\u0e02\u0e36\u0e49\u0e19\u0e1a\u0e19\u0e2b\u0e25\u0e31\u0e01\u0e01\u0e32\u0e23\u0e1e\u0e37\u0e49\u0e19\u0e10\u0e32\u0e19\u0e02\u0e49\u0e2d\u0e40\u0e14\u0e35\u0e22\u0e27 \u0e04\u0e37\u0e2d \u0e0a\u0e32\u0e27\u0e15\u0e48\u0e32\u0e07\u0e0a\u0e32\u0e15\u0e34\u0e44\u0e21\u0e48\u0e2a\u0e32\u0e21\u0e32\u0e23\u0e16\u0e40\u0e1b\u0e47\u0e19\u0e40\u0e08\u0e49\u0e32\u0e02\u0e2d\u0e07\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19\u0e44\u0e14\u0e49 \u0e1e\u0e23\u0e30\u0e23\u0e32\u0e0a\u0e1a\u0e31\u0e0d\u0e0d\u0e31\u0e15\u0e34\u0e1b\u0e23\u0e30\u0e21\u0e27\u0e25\u0e01\u0e0e\u0e2b\u0e21\u0e32\u0e22\u0e17\u0e35\u0e48\u0e14\u0e34\u0e19 \u0e1e.\u0e28. 2497 \u0e23\u0e30\u0e1a\u0e38\u0e44\u0e27\u0e49\u0e2d\u0e22\u0e48\u0e32\u0e07\u0e0a\u0e31\u0e14\u0e40\u0e08\u0e19 \u0e21\u0e32\u0e15\u0e23\u0e32 86 \u0e1b\u0e34\u0e14\u0e1b\u0e23\u0e30\u0e15\u0e39\u0e19\u0e31\u0e49\u0e19 \u0e21\u0e32\u0e15\u0e23\u0e32 96 \u0e1a\u0e34\u0e2a \u0e40\u0e1b\u0e34\u0e14\u0e0a\u0e48\u0e2d\u0e07\u0e43\u0e2b\u0e49 \u0e41\u0e15\u0e48\u0e40\u0e09\u0e1e\u0e32\u0e30\u0e1c\u0e39\u0e49\u0e17\u0e35\u0e48\u0e22\u0e34\u0e19\u0e14\u0e35\u0e25\u0e07\u0e17\u0e38\u0e19 40 \u0e25\u0e49\u0e32\u0e19\u0e1a\u0e32\u0e17\u0e02\u0e36\u0e49\u0e19\u0e44\u0e1b\u0e40\u0e17\u0e48\u0e32\u0e19\u0e31\u0e49\u0e19<\/p>","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"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-1682","page","type-page","status-publish","hentry"],"_links":{"self":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/1682","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/comments?post=1682"}],"version-history":[{"count":1,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/1682\/revisions"}],"predecessor-version":[{"id":1761,"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/pages\/1682\/revisions\/1761"}],"wp:attachment":[{"href":"https:\/\/www.thailawonline.com\/th\/wp-json\/wp\/v2\/media?parent=1682"}],"curies":[{"name":"\u0e14\u0e31\u0e1a\u0e40\u0e1a\u0e34\u0e25\u0e22\u0e39\u0e1e\u0e35","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}