Real Estate Advisory

Real Estate Advisory Services for Foreigners and Expats in Thailand

Navigating the complexities of Thailand’s real estate market requires not only expertise but also a firm understanding of the country’s legal framework, particularly for foreigners and expats. At Bangkok Business Lawyer, we provide expert real estate legal advisory services tailored to help foreigners ensure their property transactions and investments are fully compliant with Thai laws.

Whether you’re purchasing a condominium, entering into a leasehold agreement, or investing in commercial real estate, our experienced legal team will guide you through every legal requirement to safeguard your investment and interests.

Understanding Real Estate Laws for Foreigners in Thailand

Thai real estate law is unique and places significant restrictions on foreign ownership of land. Under the Land Code Act B.E. 2497 (1954), foreigners cannot legally own land in Thailand except in very limited circumstances, such as government-approved investments under Section 96 bis of the Land Code. However, there are legal avenues available for foreigners, including:

  • Owning condominiums: Governed by the Condominium Act B.E. 2522 (1979), foreigners can own freehold condominium units provided that foreign ownership does not exceed 49% of the total floor area of the condominium project.
  • Long-term leaseholds: Foreigners may lease land or property for up to 30 years, with the potential to renew, as stipulated by the Civil and Commercial Code (CCC), Section 538 and onward.
  • Investment via Thai companies: Foreigners can establish a Thai company to purchase land, but strict compliance with the Foreign Business Act B.E. 2542 (1999) and related laws is required to ensure legitimacy and avoid contravening anti-nominee rules.

These legal frameworks can be intricate and require careful legal scrutiny to avoid non-compliance, which could result in severe consequences, including loss of property rights. Our real estate advisory services are designed to provide you with clear, accurate, and practical legal advice.

Our Real Estate Legal Services

At Bangkok Business Lawyer, we provide comprehensive legal services covering all aspects of real estate transactions for foreigners and expats in Thailand, including:

1. Condominium Ownership Assistance
Foreigners can legally own condominiums in Thailand under the Condominium Act B.E. 2522 (1979), subject to specific conditions. These include:

  • The foreign ownership quota (49% of the total floor area) must not be exceeded.
  • The purchase funds must be brought into Thailand in foreign currency and documented with a Foreign Exchange Transaction Certificate (FETC) issued by a Thai bank.

Our services include legal due diligence on the property, reviewing contracts, and ensuring compliance with all legal and financial requirements.

2. Leasehold Agreements for Foreigners

Foreigners are allowed to lease land and property for a maximum of 30 years under the Civil and Commercial Code, Section 538. Leases can include renewal clauses, but such clauses are not automatically enforceable under Thai law and require specific drafting to ensure legal enforceability. We help draft, review, and register lease agreements with the local Land Office to protect your long-term interests.

3. Legal Due Diligence

Conducting due diligence is critical to ensuring the property is free of legal encumbrances, such as mortgages, liens, or zoning restrictions under the Town and City Planning Act B.E. 2518 (1975). Our due diligence process includes verifying the land title deed, confirming the seller’s legal ownership, and checking compliance with zoning laws and environmental regulations.

4. Contract Drafting and Review

We prepare and review all contracts associated with real estate transactions, including:

  • Sale and Purchase Agreements (SPAs) for condominiums or buildings.
  • Lease agreements for residential or commercial properties.
  • Management agreements for investment properties.

Our legal team ensures that all agreements are written in compliance with Thai laws and that your rights are fully protected.

5. Representation at the Land Office


Transferring property ownership or registering lease agreements must be conducted at the local Land Office. We represent you throughout this process, preparing all necessary documents and ensuring the transaction is completed correctly and efficiently.

6. Dispute Resolution and Litigation


Should disputes arise regarding property transactions, lease agreements, or other real estate issues, our team provides professional negotiation, mediation, and litigation services. We represent clients in courts, arbitration, or alternative dispute resolution processes as appropriate under Thai law.

At Bangkok Business Lawyer, we are committed to providing precise, lawful, and practical legal solutions to help foreigners and expats navigate Thailand’s real estate market with ease. From acquiring a condominium to negotiating long-term leases, our team of experienced lawyers is here to guide you through every legal challenge.

Contact us today to schedule a consultation and ensure your real estate transactions are fully compliant with Thai law.