The intersection of foreign property ownership and succession rights in Thailand presents a complex legal landscape. For the foreign investor or retiree seeking to acquire a condominium in the Kingdom, the distinction between freehold and leasehold tenure is not merely … Read More
real estate
Regulation of Short-Term Condominium Rentals in Thailand
Thailand has witnessed a fundamental shift in travellers’ accommodation preferences, driven largely by digital platforms such as Airbnb. This evolution has led many condominium owners to attempt to profit from the demand for short-term stays, effectively transforming residential units into … Read More
The Koh Samui Building Permit Fraud Scandal: Legal Implications and Remedial Pathways for Affected Property Owners
Introduction In March 2026, authorities in Surat Thani province uncovered a sophisticated criminal operation involving the forgery of construction permits issued by Koh Samui Municipality, sending shockwaves through Thailand’s luxury real estate market and raising profound legal questions for property … Read More
Right over Leased Asset (ROLA): A Legal Alternative to Nominee Property Structures in Thailand
Foreign investors interested in Thai real estate face strict restrictions on direct land ownership under the Land Code Act. While certain indirect arrangements have historically been considered, authorities have increased enforcement against non-compliant structures, emphasizing the importance of lawful options. … Read More
Legal Mechanisms to Expedite Land Administration Actions in Thailand
The Department of Lands (DOL), operating under the Ministry of the Interior, constitutes the foundational institution for real property rights in the Kingdom of Thailand. Its mandate, encompassing the issuance of title deeds, the registration of encumbrances such as sales, … Read More
Thailand Strengthens Consumer Protections with New Residential Leasing Regulations
Several mandatory provisions have been introduced into short-term leases to address longstanding tenant grievances. Thailand’s Office of the Consumer Protection Board (OCPB) has enacted stricter regulations for the residential leasing sector. The new rules, which come into effect on September … Read More
Thailand’s Unprecedented Crackdown on Illegal Nominee Structures: Compliance Options
Thai authorities are executing their most aggressive campaign to date against illegal nominee structures used to bypass the Foreign Business Act (FBA). This multi-agency enforcement effort, widely reported by outlets such as the Bangkok Post, leverages powerful new data integration tools … Read More
Thai Supreme Court Shuts Door on Long-Term Lease Loopholes: Foreign Property Investors Face New Reality
Thailand’s attraction for foreign residents and investors often centres on lifestyle and opportunity. However, navigating property ownership remains a significant hurdle due to strict legal prohibitions on foreign land ownership, except for specific exceptions, such as BOI-promoted projects or designated … Read More