{"id":268,"date":"2026-09-08T12:02:28","date_gmt":"2026-09-08T05:02:28","guid":{"rendered":"https:\/\/staging.jftb-real-estate-phuket.com\/?p=268"},"modified":"2026-10-17T15:26:40","modified_gmt":"2026-10-17T08:26:40","slug":"buying-property-in-thailand","status":"publish","type":"post","link":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/buying-property-in-thailand\/","title":{"rendered":"\u041f\u043e\u043a\u0443\u043f\u043a\u0430 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0432 \u0422\u0430\u0438\u043b\u0430\u043d\u0434\u0435 \u0434\u043b\u044f \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u0446\u0435\u0432: \u043f\u043e\u043b\u043d\u043e\u0435 \u0440\u0443\u043a\u043e\u0432\u043e\u0434\u0441\u0442\u0432\u043e \u043d\u0430 2026 \u0433\u043e\u0434."},"content":{"rendered":"<p class=\"wp-block-paragraph\"><strong>Legal and practical guide for international property buyers<\/strong><br><strong>Updated 17 September 2026<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Buying property in Thailand as a foreigner requires understanding the legal difference between condominium ownership, land rights, leasehold structures and ownership of buildings.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A foreign buyer may directly own a qualifying condominium unit in their own name, while land ownership is generally restricted. Villas therefore require a more careful analysis because the building, the underlying land, lease rights, access, permits and any company structure may all involve different legal rights.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For this reason, buyers should not treat the word <strong>\u0441\u0432\u043e\u0439\u0441\u0442\u0432\u043e<\/strong> as a single legal concept. A foreign freehold condominium, a villa on leased land and shares in a Thai company that owns property do not provide the same ownership rights, duration, control or resale profile.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide explains the main ownership structures, legal risks, due diligence checks, transfer requirements and practical issues foreign buyers should understand before purchasing property in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For buyers focused specifically on Phuket, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d0%be%d0%ba%d1%83%d0%bf%d0%ba%d0%b0-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d0%b8-%d0%bd%d0%b0-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\">\u041f\u043e\u043a\u0443\u043f\u043a\u0430 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u043d\u0430 \u041f\u0445\u0443\u043a\u0435\u0442\u0435<\/a> guide for a local buying framework covering property types, areas, investment considerations and resale strategy.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The principles in this guide apply throughout Thailand, including Phuket, Bangkok, Pattaya, Hua Hin, Koh Samui and Chiang Mai, although zoning, environmental rules, permits and administrative requirements must always be checked for the individual property.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The First Question to Ask Before Buying<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Do not begin by asking only:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Do I like this property?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">First ask:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u0427\u0442\u043e \u0438\u043c\u0435\u043d\u043d\u043e \u044f \u043f\u043e\u043a\u0443\u043f\u0430\u044e?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before paying a substantial deposit, identify:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the legal asset<\/li>\n\n\n\n<li>the registered owner<\/li>\n\n\n\n<li>the ownership structure<\/li>\n\n\n\n<li>the duration of the rights<\/li>\n\n\n\n<li>how those rights are registered<\/li>\n\n\n\n<li>whether they can be transferred<\/li>\n\n\n\n<li>what happens on inheritance<\/li>\n\n\n\n<li>how the property could eventually be resold<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A beautiful property can still be a poor purchase if the legal structure is unclear.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Buying Property in Thailand as a Foreigner: Key Legal Points<br><\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>\u0412\u043e\u043f\u0440\u043e\u0441<\/th><th>Short Answer<\/th><\/tr><\/thead><tbody><tr><td>Can foreigners own condominiums?<\/td><td>Yes, subject to the foreign ownership quota<\/td><\/tr><tr><td>Can foreigners own land directly?<\/td><td>Generally no<\/td><\/tr><tr><td>Can foreigners buy villas?<\/td><td>Yes, but the land and building rights must be structured correctly<\/td><\/tr><tr><td>Can foreigners use leasehold?<\/td><td>\u0414\u0430<\/td><\/tr><tr><td>How long can a standard registered property lease normally run?<\/td><td>Up to 30 years<\/td><\/tr><tr><td>Can a Thai company own land?<\/td><td>Yes, if legally qualified and genuinely structured<\/td><\/tr><tr><td>Can nominee shareholders be used?<\/td><td>No<\/td><\/tr><tr><td>Is independent due diligence recommended?<\/td><td>\u0414\u0430<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<h2 class=\"wp-block-heading\">1. Foreign Freehold Condominium Ownership<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For many international buyers, a <strong>foreign freehold condominium is the most straightforward form of direct property ownership available in Thailand<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A qualifying foreign buyer can own a condominium unit directly in their own name, provided the building is legally registered as a condominium and foreign ownership remains within the statutory quota.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u0418\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u043d\u0430\u044f \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u044c, \u043a\u0430\u043a \u043f\u0440\u0430\u0432\u0438\u043b\u043e, \u043e\u0433\u0440\u0430\u043d\u0438\u0447\u0438\u0432\u0430\u0435\u0442\u0441\u044f <strong><a href=\"https:\/\/www.dol.go.th\/en\/dol-services\/public-service-manual\/land-registration\/land-for-foreigners\/dol-regulation-foreign-condominium-ownership-2004\/\" target=\"_blank\" rel=\"noopener\">49% of the aggregate unit area of the registered condominium<\/a><\/strong>. The Department of Lands confirms that foreign ownership may not exceed 49% of the total space of all units in the condominium.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This means the foreign buyer owns the condominium unit itself rather than merely holding a lease for a fixed period.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For the full purchasing process, quota verification, banking requirements and legal checks, see our <strong><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/buying-a-condo-in-phuket-as-a-foreigner\/\">\u041f\u043e\u043a\u0443\u043f\u043a\u0430 \u043a\u0432\u0430\u0440\u0442\u0438\u0440\u044b \u0432 \u041f\u0445\u0443\u043a\u0435\u0442\u0435 \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u0446\u0435\u043c.<\/a><\/strong> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For official guidance on land and condominium ownership rules applicable to foreigners, see the <a href=\"https:\/\/www.dol.go.th\/en\/dol-services\/public-service-manual\/land-registration\/land-for-foreigners\/\" target=\"_blank\" rel=\"noopener\">\u0418\u043d\u0444\u043e\u0440\u043c\u0430\u0446\u0438\u044f \u0434\u043b\u044f \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u0446\u0435\u0432 \u043e\u0442 \u0414\u0435\u043f\u0430\u0440\u0442\u0430\u043c\u0435\u043d\u0442\u0430 \u0437\u0435\u043c\u0435\u043b\u044c \u0422\u0430\u0438\u043b\u0430\u043d\u0434\u0430.<\/a>.<br><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Before Buying a Condo, Check<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Verify:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0434\u043e\u0441\u0442\u0443\u043f\u043d\u043e\u0441\u0442\u044c \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u043d\u044b\u0445 \u043a\u0432\u043e\u0442<\/li>\n\n\n\n<li>condominium title<\/li>\n\n\n\n<li>registered seller<\/li>\n\n\n\n<li>mortgages or other encumbrances<\/li>\n\n\n\n<li>\u043f\u043b\u0430\u0442\u0430 \u0437\u0430 \u043f\u043e\u043b\u044c\u0437\u043e\u0432\u0430\u043d\u0438\u0435 \u043e\u0431\u0449\u0438\u043c\u0438 \u0437\u043e\u043d\u0430\u043c\u0438<\/li>\n\n\n\n<li>\u0440\u0435\u0437\u0435\u0440\u0432\u043d\u044b\u0439 \u0444\u043e\u043d\u0434<\/li>\n\n\n\n<li>outstanding debts<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0438\u043b\u0430 \u043a\u043e\u043d\u0434\u043e\u043c\u0438\u043d\u0438\u0443\u043c\u0430<\/li>\n\n\n\n<li>\u043e\u0433\u0440\u0430\u043d\u0438\u0447\u0435\u043d\u0438\u044f \u043d\u0430 \u0430\u0440\u0435\u043d\u0434\u0443<\/li>\n\n\n\n<li>\u0442\u0440\u0430\u043d\u0441\u0444\u0435\u0440\u043d\u044b\u0435 \u0440\u0430\u0441\u0445\u043e\u0434\u044b<\/li>\n\n\n\n<li>\u0443\u043f\u0440\u0430\u0432\u043b\u0435\u043d\u0438\u0435 \u043a\u0430\u0447\u0435\u0441\u0442\u0432\u043e\u043c<\/li>\n\n\n\n<li>planned extraordinary assessments<\/li>\n\n\n\n<li>\u0431\u0443\u0434\u0443\u0449\u0438\u0439 \u0441\u043f\u0440\u043e\u0441 \u043d\u0430 \u043f\u0435\u0440\u0435\u043f\u0440\u043e\u0434\u0430\u0436\u0443<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A condominium may be physically available for sale but unavailable for foreign freehold registration if the foreign quota is already full.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Do not rely solely on the developer, seller or agent saying that a unit is \u201cforeign freehold\u201d.The quota should be confirmed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For many international buyers, buying property in Thailand starts with understanding why condominium ownership differs fundamentally from land ownership.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">2. How Foreign Buyers Should Transfer Funds<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For many foreign freehold condominium purchases, the way the purchase funds enter Thailand matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign buyers commonly transfer qualifying purchase funds from overseas in foreign currency and retain the appropriate banking evidence.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Depending on the transaction and bank, documentation may include a <strong>\u0424\u043e\u0440\u043c\u0430 \u0434\u043b\u044f \u0432\u0430\u043b\u044e\u0442\u043d\u044b\u0445 \u043e\u043f\u0435\u0440\u0430\u0446\u0438\u0439<\/strong>, often referred to as an FET or FETF, or equivalent bank documentation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before transferring substantial funds:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>obtain instructions from the receiving Thai bank<\/li>\n\n\n\n<li>use the correct buyer name<\/li>\n\n\n\n<li>state the appropriate transfer purpose<\/li>\n\n\n\n<li>retain SWIFT and transfer records<\/li>\n\n\n\n<li>avoid unnecessary premature currency conversion<\/li>\n\n\n\n<li>coordinate the transfer with independent legal counsel<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Poorly documented transfers can create unnecessary complications at the ownership registration stage.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Banking requirements should therefore be considered before the final payment is sent.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For general foreign exchange regulations, refer to the <a href=\"https:\/\/www.bot.or.th\/en\/our-roles\/financial-markets\/foreign-exchange-regulations\/exchange-control-regulation.html\" data-type=\"link\" data-id=\"https:\/\/www.bot.or.th\/en\/our-roles\/financial-markets\/foreign-exchange-regulations\/exchange-control-regulation.html\" target=\"_blank\" rel=\"noopener\">Bank of Thailand&#8217;s official guidance<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">3. Buying a Villa in Thailand as a Foreigner<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A villa transaction is more complex than a foreign freehold condominium because the villa and the underlying land may be governed by different rights.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A foreign buyer should separate two questions:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li><strong>\u041a\u043e\u043c\u0443 \u043f\u0440\u0438\u043d\u0430\u0434\u043b\u0435\u0436\u0438\u0442 \u0437\u0434\u0430\u043d\u0438\u0435?<\/strong><\/li>\n\n\n\n<li><strong>Who owns or controls the rights over the land?<\/strong><\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign individuals generally cannot directly own land in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Depending on the structure, a foreign buyer may nevertheless own or register rights over the building.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer should therefore understand:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u043a\u043e\u043c\u0443 \u043f\u0440\u0438\u043d\u0430\u0434\u043b\u0435\u0436\u0438\u0442 \u0437\u0435\u043c\u043b\u044f<\/li>\n\n\n\n<li>who owns the villa<\/li>\n\n\n\n<li>which legal rights will be registered<\/li>\n\n\n\n<li>in whose name<\/li>\n\n\n\n<li>for how long<\/li>\n\n\n\n<li>whether the rights can be transferred<\/li>\n\n\n\n<li>whether they can be inherited<\/li>\n\n\n\n<li>what happens when the villa is resold<\/li>\n\n\n\n<li>what happens when a lease expires<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">These questions should be answered before a villa is described simply as \u201cfreehold\u201d or \u201cleasehold\u201d.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a step-by-step overview of ownership structures, legal checks and key risks, see our <strong><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d0%be%d0%ba%d1%83%d0%bf%d0%ba%d0%b0-%d0%b2%d0%b8%d0%bb%d0%bb%d1%8b-%d0%bd%d0%b0-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\">\u041f\u043e\u043a\u0443\u043f\u043a\u0430 \u0432\u0438\u043b\u043b\u044b \u043d\u0430 \u041f\u0445\u0443\u043a\u0435\u0442\u0435 \u0432 2026 \u0433\u043e\u0434\u0443<\/a><\/strong> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand becomes more complex when a villa and the underlying land involve different ownership rights.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Be Careful With the Expression \u201cFreehold Villa\u201d<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u0412\u044b\u0440\u0430\u0436\u0435\u043d\u0438\u0435 <strong>freehold villa<\/strong> is widely used in property marketing but may mean very different things.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It may refer to:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u043f\u0440\u0430\u0432\u043e \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u0438 \u043d\u0430 \u0437\u0434\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>land owned by a Thai company<\/li>\n\n\n\n<li>shares in a company<\/li>\n\n\n\n<li>a villa combined with a lease over the land<\/li>\n\n\n\n<li>Thai ownership of both land and building<\/li>\n\n\n\n<li>or simply imprecise marketing language<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Always ask four questions:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u041a\u043e\u043c\u0443 \u043f\u0440\u0438\u043d\u0430\u0434\u043b\u0435\u0436\u0438\u0442 \u0437\u0435\u043c\u043b\u044f?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u041a\u043e\u043c\u0443 \u043f\u0440\u0438\u043d\u0430\u0434\u043b\u0435\u0436\u0438\u0442 \u0437\u0434\u0430\u043d\u0438\u0435?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>What exactly will be registered?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>In whose name?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Do not assume that \u201cfreehold villa\u201d means a foreign buyer will personally own the land.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">4. Can Foreigners Own Land in Thailand?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign individuals generally cannot directly own land in their personal name.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A narrow statutory exception exists under which a qualifying foreign individual may apply to acquire up to <strong>one rai<\/strong>, or 1,600 square metres, of residential land after making at least <strong>THB 40 million<\/strong> of qualifying investment in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The exception is subject to strict investment, location, use and government approval requirements.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is not the normal route used by international residential buyers.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For practical purposes, most foreign villa buyers should assume that the land needs to be addressed through another legally compliant structure.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote land title does not change this rule.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote confirms rights in the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It does not automatically give a foreign buyer the legal ability to own that land personally.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p class=\"wp-block-paragraph\">For a detailed explanation of restrictions and exceptions, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/foreign-land-ownership-in-thailand\/?utm_source=chatgpt.com\">Foreign Land O<\/a><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/foreign-land-ownership-in-thailand\/\" data-type=\"link\" data-id=\"https:\/\/www.jftb-real-estate-phuket.com\/foreign-land-ownership-in-thailand\/\">wnership in T<\/a><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/foreign-land-ownership-in-thailand\/?utm_source=chatgpt.com\">hailand Guide<\/a>.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\">5. Leasehold Property in Thailand<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Registered leasehold is widely used for villas and other land-linked property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A standard lease of immovable property can generally be registered for a maximum term of <strong>30 \u043b\u0435\u0442<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A lease provides a time-limited legal right to use the property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It does not provide freehold ownership of the land. For a detailed comparison of the legal and practical differences, see our <strong><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d1%80%d0%b0%d0%b2%d0%be-%d1%81%d0%be%d0%b1%d1%81%d1%82%d0%b2%d0%b5%d0%bd%d0%bd%d0%be%d1%81%d1%82%d0%b8-%d0%bd%d0%b0-%d0%b7%d0%b5%d0%bc%d0%bb%d1%8e-%d0%bf%d1%80%d0%be%d1%82%d0%b8%d0%b2-%d0%bf\/\">\u041f\u0440\u0430\u0432\u043e \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u0438 \u043d\u0430 \u0437\u0435\u043c\u043b\u044e \u043f\u0440\u043e\u0442\u0438\u0432 \u043f\u0440\u0430\u0432\u0430 \u0430\u0440\u0435\u043d\u0434\u044b \u0432 \u0422\u0430\u0438\u043b\u0430\u043d\u0434\u0435<\/a><\/strong> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This difference is fundamental when valuing the property and considering future resale.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When buying property in Thailand through leasehold, the remaining lease term and renewal provisions can materially affect future resale value.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What About 30+30+30?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Some projects advertise leasehold structures as:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>30+30+30 years<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This should not be interpreted as though the buyer already possesses a registered 90-year land right.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The initial registered lease term and contractual promises concerning future renewals are not the same legal right.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Future renewal arrangements should therefore be reviewed carefully.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u0412\u0430\u0436\u043d\u044b\u0435 \u0432\u043e\u043f\u0440\u043e\u0441\u044b \u0432\u043a\u043b\u044e\u0447\u0430\u044e\u0442 \u0432 \u0441\u0435\u0431\u044f:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>who is legally required to renew<\/li>\n\n\n\n<li>whether the obligation survives a sale of the land<\/li>\n\n\n\n<li>how the rent for a renewal is calculated<\/li>\n\n\n\n<li>\u043c\u043e\u0436\u043d\u043e \u043b\u0438 \u043f\u0435\u0440\u0435\u0434\u0430\u0442\u044c \u043f\u0440\u0430\u0432\u043e \u0430\u0440\u0435\u043d\u0434\u044b \u0434\u0440\u0443\u0433\u043e\u043c\u0443 \u043b\u0438\u0446\u0443<\/li>\n\n\n\n<li>\u043f\u043e\u043b\u043e\u0436\u0435\u043d\u0438\u044f \u043e \u043d\u0430\u0441\u043b\u0435\u0434\u043e\u0432\u0430\u043d\u0438\u0438<\/li>\n\n\n\n<li>termination rights<\/li>\n\n\n\n<li>\u043f\u043e\u043b\u043e\u0436\u0435\u043d\u0438\u044f \u043e \u043d\u0435\u0438\u0441\u043f\u043e\u043b\u043d\u0435\u043d\u0438\u0438 \u043e\u0431\u044f\u0437\u0430\u0442\u0435\u043b\u044c\u0441\u0442\u0432<\/li>\n\n\n\n<li>what happens if the land is mortgaged<\/li>\n\n\n\n<li>what happens if the land is seized<\/li>\n\n\n\n<li>what happens to the building when the lease ends<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A promised future renewal should never be valued as though it were already a registered property right.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">6. Usufruct and Superficies<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Depending on the transaction, independent Thai counsel may recommend additional registered rights such as <strong>\u043f\u0440\u0430\u0432\u043e \u043f\u043e\u043b\u044c\u0437\u043e\u0432\u0430\u043d\u0438\u044f<\/strong> \u0438\u043b\u0438 <strong>\u043f\u043e\u0432\u0435\u0440\u0445\u043d\u043e\u0441\u0442\u0438<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A right of superficies can help separate ownership of a building from ownership of the underlying land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A usufruct may provide rights to use and benefit from property for a defined period.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">These rights can be useful in particular structures, but they do not turn the foreign buyer into the landowner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Their value depends on factors including:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>wording<\/li>\n\n\n\n<li>registration<\/li>\n\n\n\n<li>\u043f\u0440\u043e\u0434\u043e\u043b\u0436\u0438\u0442\u0435\u043b\u044c\u043d\u043e\u0441\u0442\u044c<\/li>\n\n\n\n<li>\u043f\u0435\u0440\u0435\u043d\u043e\u0441\u0438\u043c\u043e\u0441\u0442\u044c<\/li>\n\n\n\n<li>inheritance<\/li>\n\n\n\n<li>interaction with the lease or other rights<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">They should be designed around the specific transaction rather than treated as standard templates.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">These additional rights can be relevant when buying property in Thailand, but their usefulness depends on the individual transaction and correct registration.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">7. Thai Company Ownership and Nominee Risk<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A Thai company may legally own land when it is properly qualified and genuinely structured.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, the company owns the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A foreign shareholder owns shares and corporate rights in the company.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The shareholder does not personally own the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This distinction creates additional legal and commercial issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A company structure can involve:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0430\u043a\u0446\u0438\u043e\u043d\u0435\u0440\u044b<\/li>\n\n\n\n<li>\u0430\u043a\u0446\u0438\u043e\u043d\u0435\u0440\u043d\u044b\u0439 \u043a\u0430\u043f\u0438\u0442\u0430\u043b<\/li>\n\n\n\n<li>\u0444\u0438\u043d\u0430\u043d\u0441\u0438\u0440\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u0434\u0438\u0440\u0435\u043a\u0442\u043e\u0440\u0430<\/li>\n\n\n\n<li>voting rights<\/li>\n\n\n\n<li>accounting<\/li>\n\n\n\n<li>\u043d\u0430\u043b\u043e\u0433\u0438<\/li>\n\n\n\n<li>liabilities<\/li>\n\n\n\n<li>corporate governance<\/li>\n\n\n\n<li>business activities<\/li>\n\n\n\n<li>annual compliance<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Nominee Shareholders<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The major legal risk arises when Thai shareholders are not genuine participants and merely lend their names so that a foreign person can indirectly control land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Nominee shareholder arrangements designed to circumvent foreign ownership restrictions are prohibited.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign buyers should be particularly cautious when presented with:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>pre-arranged Thai shareholders<\/li>\n\n\n\n<li>shareholders unknown to the buyer<\/li>\n\n\n\n<li>unexplained share funding<\/li>\n\n\n\n<li>automatic company formation simply to purchase a villa<\/li>\n\n\n\n<li>structures where Thai shareholders have no genuine economic role<\/li>\n\n\n\n<li>agreements whose only purpose appears to be bypassing land ownership restrictions<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A company should never be presented as an automatic shortcut to foreign land ownership.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand through a company structure therefore requires both property and corporate due diligence.<\/p>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p class=\"wp-block-paragraph\">Learn more about corporate ownership structures and nominee risks in our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d0%be%d0%ba%d1%83%d0%bf%d0%ba%d0%b0-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d0%b8-%d1%82%d0%b0%d0%b9%d1%81%d0%ba%d0%be%d0%b9-%d0%ba%d0%be%d0%bc%d0%bf%d0%b0%d0%bd\/\" data-type=\"link\" data-id=\"https:\/\/www.jftb-real-estate-phuket.com\/buying-property-thai-company\/\">\u0420\u0443\u043a\u043e\u0432\u043e\u0434\u0441\u0442\u0432\u043e \u043f\u043e \u043f\u043e\u043a\u0443\u043f\u043a\u0435 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0447\u0435\u0440\u0435\u0437 \u0442\u0430\u0439\u0441\u043a\u0443\u044e \u043a\u043e\u043c\u043f\u0430\u043d\u0438\u044e<\/a>.<\/p>\n<\/blockquote>\n\n\n\n<h2 class=\"wp-block-heading\">8. Buying a Property From a Company vs Buying the Company<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">There is a significant difference between:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>buying a property from a company<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u0438<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>buying shares in the company that owns the property.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When the property itself is transferred, the buyer acquires the relevant property rights.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When shares are purchased, the buyer acquires an existing company.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That company may carry its previous history and liabilities.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">These can include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>unpaid taxes<\/li>\n\n\n\n<li>accounting issues<\/li>\n\n\n\n<li>\u0434\u043e\u043b\u0433\u0438<\/li>\n\n\n\n<li>legal disputes<\/li>\n\n\n\n<li>existing contracts<\/li>\n\n\n\n<li>shareholder problems<\/li>\n\n\n\n<li>undocumented transactions<\/li>\n\n\n\n<li>corporate compliance issues<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A share acquisition therefore requires <strong>corporate due diligence as well as property due diligence<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The apparently easier route of transferring shares rather than transferring the underlying property can sometimes create additional risk.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">9. What If the Land Is Registered to a Thai Spouse?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When land is purchased and registered in the name of a Thai spouse, the Thai spouse is the legal landowner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The foreign spouse does not become the owner simply because they live at the property or contributed financially.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before using this structure, both parties should understand the consequences relating to:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0432\u043b\u0430\u0434\u0435\u043d\u0438\u0435<\/li>\n\n\n\n<li>use rights<\/li>\n\n\n\n<li>\u043f\u0440\u0435\u0435\u043c\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u044c<\/li>\n\n\n\n<li>inheritance<\/li>\n\n\n\n<li>separation<\/li>\n\n\n\n<li>divorce<\/li>\n\n\n\n<li>future sale<\/li>\n\n\n\n<li>estate planning<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">It should not be treated as a method of indirect foreign land ownership.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">10. Property Due Diligence in Thailand<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Independent due diligence should be completed before substantial non-refundable funds are released.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Registration at the Land Office does not replace a complete legal review.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer should appoint independent counsel whose role is to protect the buyer rather than relying exclusively on the seller&#8217;s or developer&#8217;s representatives.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For foreign buyers, buying property in Thailand safely depends on verifying title, ownership rights, contractual terms and any restrictions before funds are committed.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Verify the Title and Seller<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Check:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>authenticity of the title<\/li>\n\n\n\n<li>\u0437\u0430\u0440\u0435\u0433\u0438\u0441\u0442\u0440\u0438\u0440\u043e\u0432\u0430\u043d\u043d\u044b\u0439 \u0432\u043b\u0430\u0434\u0435\u043b\u0435\u0446<\/li>\n\n\n\n<li>authority to sell<\/li>\n\n\n\n<li>\u0438\u043f\u043e\u0442\u0435\u043a\u0430<\/li>\n\n\n\n<li>\u0437\u0430\u0440\u0435\u0433\u0438\u0441\u0442\u0440\u0438\u0440\u043e\u0432\u0430\u043d\u043d\u044b\u0435 \u0434\u043e\u0433\u043e\u0432\u043e\u0440\u044b \u0430\u0440\u0435\u043d\u0434\u044b<\/li>\n\n\n\n<li>\u0441\u0435\u0440\u0432\u0438\u0442\u0443\u0442\u044b<\/li>\n\n\n\n<li>\u0443\u0437\u0443\u0444\u0440\u0443\u043a\u0442\u044b<\/li>\n\n\n\n<li>seizures<\/li>\n\n\n\n<li>\u043f\u043b\u043e\u0449\u0430\u0434\u044c \u0437\u0435\u043c\u043b\u0438<\/li>\n\n\n\n<li>\u0433\u0440\u0430\u043d\u0438\u0446\u044b<\/li>\n\n\n\n<li>\u0437\u0430\u043a\u043e\u043d\u043d\u044b\u0439 \u0434\u043e\u0441\u0442\u0443\u043f \u043a \u0434\u043e\u0440\u043e\u0433\u0430\u043c<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For land, the precise title document matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote generally provides clearly surveyed land boundaries and strong registered rights.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Other title or possession documents should not automatically be treated as equivalent.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>When buying property in Thailand as a foreigner, independent legal due diligence should begin before a significant deposit is paid.<\/strong><br><\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Verify Construction Legality<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0440\u0430\u0437\u0440\u0435\u0448\u0435\u043d\u0438\u044f \u043d\u0430 \u0441\u0442\u0440\u043e\u0438\u0442\u0435\u043b\u044c\u0441\u0442\u0432\u043e<\/li>\n\n\n\n<li>\u0443\u0442\u0432\u0435\u0440\u0436\u0434\u0435\u043d\u043d\u044b\u0435 \u043f\u043b\u0430\u043d\u044b<\/li>\n\n\n\n<li>\u0437\u043e\u043d\u0438\u0440\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u044d\u043a\u043e\u043b\u043e\u0433\u0438\u0447\u0435\u0441\u043a\u0438\u0435 \u043e\u0433\u0440\u0430\u043d\u0438\u0447\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>height limitations<\/li>\n\n\n\n<li>coastal restrictions<\/li>\n\n\n\n<li>swimming pool approvals where applicable<\/li>\n\n\n\n<li>extensions<\/li>\n\n\n\n<li>additional buildings<\/li>\n\n\n\n<li>alterations made after original construction<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A property can look completely finished and still contain additions that were not properly authorised.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Verify Infrastructure and Access<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Check:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0437\u0430\u043a\u043e\u043d\u043d\u044b\u0439 \u0434\u043e\u0441\u0442\u0443\u043f \u043a \u0434\u043e\u0440\u043e\u0433\u0430\u043c<\/li>\n\n\n\n<li>\u044d\u043b\u0435\u043a\u0442\u0440\u0438\u0447\u0435\u0441\u0442\u0432\u043e<\/li>\n\n\n\n<li>\u0432\u043e\u0434\u0430<\/li>\n\n\n\n<li>\u0434\u0440\u0435\u043d\u0430\u0436<\/li>\n\n\n\n<li>\u043a\u043e\u043c\u043c\u0443\u043d\u0430\u043b\u044c\u043d\u044b\u0435 \u0443\u0441\u043b\u0443\u0433\u0438<\/li>\n\n\n\n<li>estate infrastructure<\/li>\n\n\n\n<li>\u043e\u0431\u044f\u0437\u0430\u043d\u043d\u043e\u0441\u0442\u0438 \u043f\u043e \u0442\u0435\u0445\u043d\u0438\u0447\u0435\u0441\u043a\u043e\u043c\u0443 \u043e\u0431\u0441\u043b\u0443\u0436\u0438\u0432\u0430\u043d\u0438\u044e<\/li>\n\n\n\n<li>rights over shared roads or facilities<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Physical access and legally registered access are not always the same thing.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A road that has been used for many years does not automatically create a secure legal right of access.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Independent legal review is one of the most important protections when buying property in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a detailed verification checklist, read our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%ba%d0%be%d0%bc%d0%bf%d0%bb%d0%b5%d0%ba%d1%81%d0%bd%d0%b0%d1%8f-%d0%bf%d1%80%d0%be%d0%b2%d0%b5%d1%80%d0%ba%d0%b0-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d0%b8-%d0%b2\/\" data-type=\"post\" data-id=\"3015\">\u0420\u0443\u043a\u043e\u0432\u043e\u0434\u0441\u0442\u0432\u043e \u043f\u043e \u043f\u0440\u043e\u0432\u0435\u0434\u0435\u043d\u0438\u044e \u043a\u043e\u043c\u043f\u043b\u0435\u043a\u0441\u043d\u043e\u0439 \u043f\u0440\u043e\u0432\u0435\u0440\u043a\u0438 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0432 \u0422\u0430\u0438\u043b\u0430\u043d\u0434\u0435<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">11. Review the Contract Before Paying a Large Deposit<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The reservation agreement and Sale and Purchase Agreement should reflect the transaction actually negotiated.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0446\u0435\u043d\u0430 \u043f\u043e\u043a\u0443\u043f\u043a\u0438<\/li>\n\n\n\n<li>\u0434\u0435\u043f\u043e\u0437\u0438\u0442<\/li>\n\n\n\n<li>\u0433\u0440\u0430\u0444\u0438\u043a \u043f\u043b\u0430\u0442\u0435\u0436\u0435\u0439<\/li>\n\n\n\n<li>\u0443\u0441\u043b\u043e\u0432\u0438\u044f \u0432\u043e\u0437\u0432\u0440\u0430\u0442\u0430 \u0441\u0440\u0435\u0434\u0441\u0442\u0432<\/li>\n\n\n\n<li>\u0443\u0441\u043b\u043e\u0432\u0438\u044f \u043a\u043e\u043c\u043f\u043b\u0435\u043a\u0441\u043d\u043e\u0439 \u043f\u0440\u043e\u0432\u0435\u0440\u043a\u0438<\/li>\n\n\n\n<li>\u0441\u0442\u0440\u0443\u043a\u0442\u0443\u0440\u0430 \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u0438<\/li>\n\n\n\n<li>transfer fees<\/li>\n\n\n\n<li>\u043d\u0430\u043b\u043e\u0433\u0438<\/li>\n\n\n\n<li>\u043c\u0435\u0431\u0435\u043b\u044c \u0438 \u043e\u0431\u043e\u0440\u0443\u0434\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u0434\u0430\u0442\u0430 \u0437\u0430\u0432\u0435\u0440\u0448\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>seller default<\/li>\n\n\n\n<li>buyer default<\/li>\n\n\n\n<li>delay penalties<\/li>\n\n\n\n<li>representations made by the seller<\/li>\n\n\n\n<li>dispute provisions<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The initial reservation deposit should remain proportionate until critical legal questions have been checked.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Where appropriate, the agreement should clearly state what happens if due diligence identifies unacceptable problems with title, permits, foreign quota, access or ownership structure.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u201cNon-refundable\u201d should never be accepted casually before the buyer understands what is being reserved.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">12. Buying Off-Plan Property in Thailand<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">An off-plan purchase introduces additional risk because the buyer commits funds before receiving a completed property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer is exposed to:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>property risk + developer risk<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before buying, review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>developer identity<\/li>\n\n\n\n<li>developer track record<\/li>\n\n\n\n<li>ownership or control of the development land<\/li>\n\n\n\n<li>\u0437\u0430\u0440\u0435\u0433\u0438\u0441\u0442\u0440\u0438\u0440\u043e\u0432\u0430\u043d\u043d\u044b\u0435 \u0438\u043f\u043e\u0442\u0435\u0447\u043d\u044b\u0435 \u043a\u0440\u0435\u0434\u0438\u0442\u044b<\/li>\n\n\n\n<li>\u0440\u0430\u0437\u0440\u0435\u0448\u0435\u043d\u0438\u044f \u043d\u0430 \u0441\u0442\u0440\u043e\u0438\u0442\u0435\u043b\u044c\u0441\u0442\u0432\u043e<\/li>\n\n\n\n<li>environmental approvals<\/li>\n\n\n\n<li>project financing<\/li>\n\n\n\n<li>construction timetable<\/li>\n\n\n\n<li>\u044d\u0442\u0430\u043f\u044b \u043e\u043f\u043b\u0430\u0442\u044b<\/li>\n\n\n\n<li>\u0434\u0430\u0442\u0430 \u0437\u0430\u0432\u0435\u0440\u0448\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>grace periods<\/li>\n\n\n\n<li>delay penalties<\/li>\n\n\n\n<li>termination rights<\/li>\n\n\n\n<li>unit specifications<\/li>\n\n\n\n<li>materials and finishes<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0430 \u043d\u0430 \u0432\u043e\u0437\u0432\u0440\u0430\u0442 \u0441\u0440\u0435\u0434\u0441\u0442\u0432<\/li>\n\n\n\n<li>intended ownership structure<\/li>\n\n\n\n<li>property management arrangements<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Where payments are made during construction, milestones should correspond as closely as possible to genuine project progress.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An impressive showroom, famous brand or rental projection does not eliminate counterparty risk.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ultimately, the buyer depends on the company signing the contract to deliver the promised property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand off-plan also introduces developer, construction and completion risks that do not exist in the same form with completed property.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">13. Transfer Fees, Taxes and Buying Costs<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand involves more than the advertised purchase price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Depending on the transaction, seller, property type and holding period, costs may include:<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"has-fixed-layout\"><thead><tr><th>Cost<\/th><th>General Treatment<\/th><\/tr><\/thead><tbody><tr><td>\u0440\u0435\u0433\u0438\u0441\u0442\u0440\u0430\u0446\u0438\u043e\u043d\u043d\u044b\u0439 \u0441\u0431\u043e\u0440 \u0437\u0430 \u043f\u0435\u0440\u0435\u0432\u043e\u0434<\/td><td>Normally calculated at 2% of official appraised value<\/td><\/tr><tr><td>\u0421\u043f\u0435\u0446\u0438\u0430\u043b\u044c\u043d\u044b\u0439 \u043d\u0430\u043b\u043e\u0433 \u043d\u0430 \u0431\u0438\u0437\u043d\u0435\u0441<\/td><td>Generally 3.3% when applicable<\/td><\/tr><tr><td>\u0413\u0435\u0440\u0431\u043e\u0432\u044b\u0439 \u0441\u0431\u043e\u0440<\/td><td>Generally 0.5% when applicable instead of Specific Business Tax<\/td><\/tr><tr><td>\u041d\u0430\u043b\u043e\u0433, \u0443\u0434\u0435\u0440\u0436\u0438\u0432\u0430\u0435\u043c\u044b\u0439 \u0443 \u0438\u0441\u0442\u043e\u0447\u043d\u0438\u043a\u0430 \u0432\u044b\u043f\u043b\u0430\u0442\u044b<\/td><td>Depends on the seller and circumstances<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">The legal calculation and the commercial allocation between buyer and seller are separate issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Who ultimately pays particular costs may be negotiated in the contract.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign buyers should also budget for:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>independent legal fees<\/li>\n\n\n\n<li>bank charges<\/li>\n\n\n\n<li>foreign exchange costs<\/li>\n\n\n\n<li>\u043f\u043b\u0430\u0442\u0430 \u0437\u0430 \u043f\u043e\u043b\u044c\u0437\u043e\u0432\u0430\u043d\u0438\u0435 \u043e\u0431\u0449\u0438\u043c\u0438 \u0437\u043e\u043d\u0430\u043c\u0438<\/li>\n\n\n\n<li>\u0440\u0435\u0437\u0435\u0440\u0432\u043d\u044b\u0439 \u0444\u043e\u043d\u0434<\/li>\n\n\n\n<li>\u0443\u043f\u0440\u0430\u0432\u043b\u0435\u043d\u0438\u0435 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u044c\u044e<\/li>\n\n\n\n<li>\u0441\u0442\u0440\u0430\u0445\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>repairs and maintenance<\/li>\n\n\n\n<li>company administration where legally relevant<\/li>\n\n\n\n<li>taxes associated with rental income<\/li>\n\n\n\n<li>eventual resale expenses<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Transaction-specific figures should always be confirmed before signing the definitive agreement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The real cost of buying property in Thailand should therefore include legal fees, transfer costs and ongoing ownership expenses, not only the advertised price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a detailed explanation of acquisition expenses, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/thailand-property-taxes-for-foreign-buyers\/\" data-type=\"post\" data-id=\"3033\">Thailand Property Taxes for Foreign Buyers Guide.<\/a><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">14. Rental Income: Ownership Is Not the Same as Operating Rights<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Owning property does not automatically create an unrestricted right to operate short-term rentals.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign buyers should distinguish between:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>property ownership<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0438\u043b\u0430 \u043a\u043e\u043d\u0434\u043e\u043c\u0438\u043d\u0438\u0443\u043c\u0430<\/li>\n\n\n\n<li>estate regulations<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0438\u043b\u0430 \u0430\u0440\u0435\u043d\u0434\u044b<\/li>\n\n\n\n<li>hotel-law requirements<\/li>\n\n\n\n<li>\u043b\u0438\u0446\u0435\u043d\u0437\u0438\u0440\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>management restrictions<\/li>\n\n\n\n<li>tax obligations<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A condominium may be legally owned by a foreign buyer while certain rental activities remain restricted.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before relying on nightly or Airbnb-style rental projections, the proposed rental model should be checked independently.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A rental projection is not a legal authorisation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Buyers considering rental income when buying property in Thailand should verify that their intended rental model is legally and operationally workable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a deeper analysis of gross versus net returns, occupancy and operating costs, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%b4%d0%be%d1%85%d0%be%d0%b4%d0%bd%d0%be%d1%81%d1%82%d1%8c-%d0%be%d1%82-%d0%b0%d1%80%d0%b5%d0%bd%d0%b4%d1%8b-%d0%b6%d0%b8%d0%bb%d1%8c%d1%8f-%d0%bd%d0%b0-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\" data-type=\"post\" data-id=\"2649\">\u0414\u043e\u0445\u043e\u0434\u043d\u043e\u0441\u0442\u044c \u043e\u0442 \u0441\u0434\u0430\u0447\u0438 \u0436\u0438\u043b\u044c\u044f \u0432 \u0430\u0440\u0435\u043d\u0434\u0443 \u043d\u0430 \u041f\u0445\u0443\u043a\u0435\u0442\u0435 \u0432 2026 \u0433\u043e\u0434\u0443<\/a> \u0433\u0438\u0434.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">15. Guaranteed Rental Return<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A guaranteed rental return is only as strong as the company and contract behind it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>the company providing the guarantee<\/li>\n\n\n\n<li>\u043f\u0440\u043e\u0434\u043e\u043b\u0436\u0438\u0442\u0435\u043b\u044c\u043d\u043e\u0441\u0442\u044c<\/li>\n\n\n\n<li>\u0443\u0441\u043b\u043e\u0432\u0438\u044f \u043e\u043f\u043b\u0430\u0442\u044b<\/li>\n\n\n\n<li>\u043f\u043b\u0430\u0442\u0430 \u0437\u0430 \u0443\u043f\u0440\u0430\u0432\u043b\u0435\u043d\u0438\u0435<\/li>\n\n\n\n<li>deductible costs<\/li>\n\n\n\n<li>owner-use restrictions<\/li>\n\n\n\n<li>maintenance obligations<\/li>\n\n\n\n<li>termination provisions<\/li>\n\n\n\n<li>financial capacity of the guarantor<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A high percentage displayed in a brochure does not eliminate counterparty risk.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The property should still make sense without relying exclusively on the guarantee.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">16. Think About Resale Before You Buy<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Many buyers focus exclusively on acquisition.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Resale should be considered before the purchase.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u041f\u0440\u043e\u0441\u0438\u0442\u044c:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Who can buy this property from me later?<\/li>\n\n\n\n<li>Can another foreign buyer obtain the same ownership rights?<\/li>\n\n\n\n<li>Is foreign condominium quota relevant?<\/li>\n\n\n\n<li>Can the lease be assigned?<\/li>\n\n\n\n<li>How much lease term will remain?<\/li>\n\n\n\n<li>Does a company structure reduce the buyer pool?<\/li>\n\n\n\n<li>Will future buyers understand the structure easily?<\/li>\n\n\n\n<li>Is substantial competing supply being built nearby?<\/li>\n\n\n\n<li>Are annual ownership costs attractive to the next buyer?<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Liquidity matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A legally complex structure may be acceptable to one buyer but unattractive to many others.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The easier a property is to understand and transfer, the broader its potential future buyer pool may be.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Future liquidity should be considered when buying property in Thailand because ownership structure can directly affect the size of the eventual buyer pool.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">17. Recommended Buying Process for a Foreign Buyer<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand should always begin with a clear objective, whether the priority is personal use, rental income, capital preservation or resale.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 1 \u2014 Define Your Objective<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Decide whether the property is primarily for:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>residence<\/li>\n\n\n\n<li>\u0432\u044b\u0445\u043e\u0434 \u043d\u0430 \u043f\u0435\u043d\u0441\u0438\u044e<\/li>\n\n\n\n<li>\u0438\u0441\u043f\u043e\u043b\u044c\u0437\u043e\u0432\u0430\u043d\u0438\u0435 \u0432 \u043e\u0442\u043f\u0443\u0441\u043a\u0435<\/li>\n\n\n\n<li>rental income<\/li>\n\n\n\n<li>\u0438\u043d\u0432\u0435\u0441\u0442\u0438\u0446\u0438\u0438<\/li>\n\n\n\n<li>mixed personal and rental use<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Step 2 \u2014 Understand the Ownership Options<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Before selecting the final property, understand which structures are realistically available to you.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 3 \u2014 Shortlist Properties<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Compare:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0446\u0435\u043d\u0430<\/li>\n\n\n\n<li>\u043c\u0438\u043a\u0440\u043e\u043b\u043e\u043a\u0430\u0446\u0438\u044f<\/li>\n\n\n\n<li>\u0441\u0442\u0440\u0443\u043a\u0442\u0443\u0440\u0430 \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u0438<\/li>\n\n\n\n<li>\u043a\u0430\u0447\u0435\u0441\u0442\u0432\u043e \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438<\/li>\n\n\n\n<li>\u0443\u043f\u0440\u0430\u0432\u043b\u0435\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u0435\u0436\u0435\u0433\u043e\u0434\u043d\u044b\u0435 \u0440\u0430\u0441\u0445\u043e\u0434\u044b<\/li>\n\n\n\n<li>\u043f\u043e\u0442\u0435\u043d\u0446\u0438\u0430\u043b \u0441\u0434\u0430\u0447\u0438 \u0432 \u0430\u0440\u0435\u043d\u0434\u0443<\/li>\n\n\n\n<li>\u0431\u0443\u0434\u0443\u0449\u0438\u0435 \u043a\u043e\u043d\u043a\u0443\u0440\u0438\u0440\u0443\u044e\u0449\u0438\u0435 \u043f\u0440\u0435\u0434\u043b\u043e\u0436\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>resale potential<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Before buying property in Thailand, buyers should confirm the ownership structure, legal documentation, total acquisition costs and likely exit options.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 4 \u2014 Compare the Real Market<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Do not rely only on the asking price.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Compare the property with realistic alternatives.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 5 \u2014 Negotiate<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Agree on:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0446\u0435\u043d\u0430<\/li>\n\n\n\n<li>inclusions<\/li>\n\n\n\n<li>\u043c\u0435\u0431\u0435\u043b\u044c<\/li>\n\n\n\n<li>\u0433\u0440\u0430\u0444\u0438\u043a \u043f\u043b\u0430\u0442\u0435\u0436\u0435\u0439<\/li>\n\n\n\n<li>\u0440\u0430\u0441\u043f\u0440\u0435\u0434\u0435\u043b\u0435\u043d\u0438\u0435 \u0442\u0440\u0430\u043d\u0441\u0444\u0435\u0440\u0442\u043d\u044b\u0445 \u0438\u0437\u0434\u0435\u0440\u0436\u0435\u043a<\/li>\n\n\n\n<li>timing<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Step 6 \u2014 Protect the Reservation<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Keep the initial deposit proportionate and define clear refund conditions.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 7 \u2014 Appoint Independent Legal Counsel<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The lawyer should represent the buyer&#8217;s interests.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 8 \u2014 Complete Due Diligence<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Verify:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0437\u0430\u0433\u043e\u043b\u043e\u0432\u043e\u043a<\/li>\n\n\n\n<li>seller<\/li>\n\n\n\n<li>\u0441\u0442\u0440\u0443\u043a\u0442\u0443\u0440\u0430 \u0441\u043e\u0431\u0441\u0442\u0432\u0435\u043d\u043d\u043e\u0441\u0442\u0438<\/li>\n\n\n\n<li>\u0440\u0430\u0437\u0440\u0435\u0448\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>\u044e\u0440\u0438\u0434\u0438\u0447\u0435\u0441\u043a\u0438\u0439 \u0434\u043e\u0441\u0442\u0443\u043f<\/li>\n\n\n\n<li>\u043e\u0431\u0440\u0435\u043c\u0435\u043d\u0435\u043d\u0438\u044f<\/li>\n\n\n\n<li>\u043a\u043e\u043d\u0442\u0440\u0430\u043a\u0442\u044b<\/li>\n\n\n\n<li>corporate documents where relevant<\/li>\n\n\n\n<li>\u0442\u0440\u0435\u0431\u043e\u0432\u0430\u043d\u0438\u044f \u043a \u043f\u0435\u0440\u0435\u0432\u043e\u0434\u0443<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Buying property in Thailand with resale in mind can help avoid ownership structures or locations that may limit the future buyer pool.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 9 \u2014 Inspect the Property<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">For completed property, review:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0441\u0442\u0440\u0443\u043a\u0442\u0443\u0440\u0430<\/li>\n\n\n\n<li>\u0433\u0438\u0434\u0440\u043e\u0438\u0437\u043e\u043b\u044f\u0446\u0438\u044f<\/li>\n\n\n\n<li>\u043a\u0440\u044b\u0448\u0430<\/li>\n\n\n\n<li>\u0431\u0430\u0441\u0441\u0435\u0439\u043d<\/li>\n\n\n\n<li>\u0441\u0430\u043d\u0442\u0435\u0445\u043d\u0438\u043a\u0430<\/li>\n\n\n\n<li>\u044d\u043b\u0435\u043a\u0442\u0440\u0438\u0447\u0435\u0441\u0442\u0432\u043e<\/li>\n\n\n\n<li>\u043a\u043e\u043d\u0434\u0438\u0446\u0438\u043e\u043d\u0435\u0440<\/li>\n\n\n\n<li>\u043e\u0431\u043e\u0440\u0443\u0434\u043e\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u0432\u0438\u0434\u0438\u043c\u044b\u0435 \u0434\u0435\u0444\u0435\u043a\u0442\u044b<\/li>\n\n\n\n<li>maintenance condition<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Step 10 \u2014 Arrange Funds Correctly<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Confirm banking and transfer documentation before sending the final funds.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 11 \u2014 Sign the Final Agreement<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Only proceed when identified legal and commercial risks have been accepted or resolved.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Step 12 \u2014 Complete the Transfer<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Register ownership or other rights at the appropriate Land Office and confirm that the final documents match the agreed transaction.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a detailed step-by-step explanation of the acquisition process, contracts, payments and ownership registration, read our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d1%80%d0%be%d1%86%d0%b5%d1%81%d1%81-%d0%bf%d0%be%d0%ba%d1%83%d0%bf%d0%ba%d0%b8-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d0%b8-%d0%b2-%d1%82%d0%b0%d0%b8%d0%bb%d0%b0\/\">Thailand Property Buying Process 2026 Guide<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">18. Common Warning Signs<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Be cautious when someone says:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u201cYou own everything.\u201d<\/li>\n\n\n\n<li>\u201cThe lease is guaranteed for 90 years.\u201d<\/li>\n\n\n\n<li>\u201cThe Thai shareholders are just names.\u201d<\/li>\n\n\n\n<li>\u201cYou do not need an independent lawyer.\u201d<\/li>\n\n\n\n<li>\u201cPay the deposit first and check later.\u201d<\/li>\n\n\n\n<li>\u201cThe access road is informal but everybody uses it.\u201d<\/li>\n\n\n\n<li>\u201cAirbnb is always allowed.\u201d<\/li>\n\n\n\n<li>\u201cThe pool does not need to appear on the plans.\u201d<\/li>\n\n\n\n<li>\u201cThe guaranteed return cannot fail.\u201d<\/li>\n\n\n\n<li>\u201cFreehold villa means you own the land.\u201d<\/li>\n\n\n\n<li>\u201cThis structure is what every foreigner uses.\u201d<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">None of these statements replaces documentary verification.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">19. Buying Property in Phuket<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For a Phuket-specific buying framework, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bf%d0%be%d0%ba%d1%83%d0%bf%d0%ba%d0%b0-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d0%b8-%d0%bd%d0%b0-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\">\u041f\u043e\u043a\u0443\u043f\u043a\u0430 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u043d\u0430 \u041f\u0445\u0443\u043a\u0435\u0442\u0435<\/a> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For private and confidential opportunities, see our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d1%8c-%d0%b2%d0%bd%d0%b5-%d1%80%d1%8b%d0%bd%d0%ba%d0%b0-%d0%b2-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\">\u041d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u044c, \u043d\u0435 \u043f\u0440\u0435\u0434\u0441\u0442\u0430\u0432\u043b\u0435\u043d\u043d\u0430\u044f \u043d\u0430 \u043e\u0442\u043a\u0440\u044b\u0442\u043e\u043c \u0440\u044b\u043d\u043a\u0435, \u0432 \u041f\u0445\u0443\u043a\u0435\u0442\u0435<\/a> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Phuket is one of Thailand&#8217;s largest international residential property markets.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign buyers can choose from:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>foreign freehold condominiums<\/li>\n\n\n\n<li>\u0447\u0430\u0441\u0442\u043d\u044b\u0435 \u0432\u0438\u043b\u043b\u044b<\/li>\n\n\n\n<li>sea-view estates<\/li>\n\n\n\n<li>branded residences<\/li>\n\n\n\n<li>off-plan projects<\/li>\n\n\n\n<li>resale property<\/li>\n\n\n\n<li>investment property<\/li>\n\n\n\n<li>selected off-market opportunities<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Buyers considering higher-value villas and private estates can also review our <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/%d1%8d%d0%bb%d0%b8%d1%82%d0%bd%d0%b0%d1%8f-%d0%bd%d0%b5%d0%b4%d0%b2%d0%b8%d0%b6%d0%b8%d0%bc%d0%be%d1%81%d1%82%d1%8c-%d0%bd%d0%b0-%d0%bf%d1%85%d1%83%d0%ba%d0%b5%d1%82%d0%b5\/\">\u042d\u043b\u0438\u0442\u043d\u0430\u044f \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u044c \u043d\u0430 \u041f\u0445\u0443\u043a\u0435\u0442\u0435<\/a> \u0433\u0438\u0434.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, similar-looking properties can have very different legal and commercial characteristics.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two villas with similar asking prices can have different:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>land rights<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0430 \u0434\u043e\u0441\u0442\u0443\u043f\u0430<\/li>\n\n\n\n<li>\u0441\u0442\u0440\u043e\u0438\u0442\u0435\u043b\u044c\u043d\u0430\u044f \u0434\u043e\u043a\u0443\u043c\u0435\u043d\u0442\u0430\u0446\u0438\u044f<\/li>\n\n\n\n<li>ownership structures<\/li>\n\n\n\n<li>\u0437\u0430\u0442\u0440\u0430\u0442\u044b \u043d\u0430 \u0442\u0435\u0445\u043d\u0438\u0447\u0435\u0441\u043a\u043e\u0435 \u043e\u0431\u0441\u043b\u0443\u0436\u0438\u0432\u0430\u043d\u0438\u0435<\/li>\n\n\n\n<li>resale potential<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Two condominiums in the same neighbourhood may differ significantly in:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>\u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u043d\u0430\u044f \u043a\u0432\u043e\u0442\u0430<\/li>\n\n\n\n<li>\u0443\u043f\u0440\u0430\u0432\u043b\u0435\u043d\u0438\u0435<\/li>\n\n\n\n<li>\u043e\u0431\u0449\u0438\u0435 \u0441\u0431\u043e\u0440\u044b<\/li>\n\n\n\n<li>\u043a\u0430\u0447\u0435\u0441\u0442\u0432\u043e \u0441\u0442\u0440\u043e\u0438\u0442\u0435\u043b\u044c\u0441\u0442\u0432\u0430<\/li>\n\n\n\n<li>\u043f\u0440\u0430\u0432\u0438\u043b\u0430 \u0430\u0440\u0435\u043d\u0434\u044b<\/li>\n\n\n\n<li>\u0441\u043f\u0440\u043e\u0441 \u043d\u0430 \u043f\u0435\u0440\u0435\u043f\u0440\u043e\u0434\u0430\u0436\u0443<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For every property, buyers should answer three separate questions:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Is it a good property?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Is the ownership structure appropriate?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Is the price justified?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">All three matter.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">20. How JFTB Supports Foreign Buyers<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">\u041a\u043e\u043c\u043f\u0430\u043d\u0438\u044f JFTB Real Estate Phuket \u043a\u043e\u043d\u0441\u0443\u043b\u044c\u0442\u0438\u0440\u0443\u0435\u0442 \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u043d\u044b\u0445 \u043f\u043e\u043a\u0443\u043f\u0430\u0442\u0435\u043b\u0435\u0439 \u043d\u0435\u0434\u0432\u0438\u0436\u0438\u043c\u043e\u0441\u0442\u0438 \u0441 2013 \u0433\u043e\u0434\u0430.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Its role is not to replace independent legal counsel.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The objective is to help buyers make better commercial decisions before committing funds.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">JFTB assists with:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>defining buyer objectives<\/li>\n\n\n\n<li>selecting appropriate properties<\/li>\n\n\n\n<li>comparing market alternatives<\/li>\n\n\n\n<li>identifying obvious commercial risks<\/li>\n\n\n\n<li>negotiating purchase terms<\/li>\n\n\n\n<li>coordinating independent legal due diligence<\/li>\n\n\n\n<li>reviewing the buying process from a property perspective<\/li>\n\n\n\n<li>helping buyers avoid unsuitable or incoherent opportunities<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The objective is not to show the largest possible number of properties.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is to identify the right properties before the buyer commits significant time and capital.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/contact\/\">\u0421\u0432\u044f\u0436\u0438\u0442\u0435\u0441\u044c \u0441 JFTB Real Estate Phuket<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For personalised advice on a specific property or ownership structure, <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/ru\/contact\/\">contact JFTB Real Estate Phuket<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">\u0427\u0430\u0441\u0442\u043e \u0437\u0430\u0434\u0430\u0432\u0430\u0435\u043c\u044b\u0435 \u0432\u043e\u043f\u0440\u043e\u0441\u044b<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For foreigners, buying property in Thailand requires matching the property type with a legally suitable ownership structure.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can a foreigner buy property in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes. Foreigners can legally acquire certain property rights in Thailand. Qualifying foreigners can directly own condominium units, while villas and land-linked property require different structures.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can a foreigner own a condominium freehold?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes. The condominium must be legally registered, foreign ownership quota must remain available and the buyer must satisfy the applicable banking and transfer requirements.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can a foreigner buy a villa in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes, but the land and building must be analysed separately. A foreign buyer should understand exactly which rights will be owned or registered.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">\u041c\u043e\u0436\u0435\u0442 \u043b\u0438 \u0438\u043d\u043e\u0441\u0442\u0440\u0430\u043d\u0435\u0446 \u0432\u043b\u0430\u0434\u0435\u0442\u044c \u0437\u0435\u043c\u043b\u0435\u0439 \u0432 \u0422\u0430\u0438\u043b\u0430\u043d\u0434\u0435?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Generally no. A very limited statutory exception exists under strict investment and approval conditions, but it is not the normal route used by foreign residential buyers.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What does foreign freehold mean?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">For a qualifying condominium, foreign freehold generally means that the foreign buyer becomes the registered owner of the condominium unit in their own name without a fixed lease expiry.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">\u0413\u0430\u0440\u0430\u043d\u0442\u0438\u0440\u0443\u0435\u0442 \u043b\u0438 \u0434\u043e\u0433\u043e\u0432\u043e\u0440 \u0430\u0440\u0435\u043d\u0434\u044b 30+30+30 \u043b\u0435\u0442 \u043d\u0430 90 \u043b\u0435\u0442?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No. The first registered lease and contractual promises of future renewal are not identical legal rights.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can a Thai company own land?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">A legally qualified Thai company may own land. However, the company owns the land rather than the foreign shareholder personally.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Are nominee shareholders legal?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No. Nominee structures designed to circumvent foreign ownership restrictions are prohibited.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What is superficies?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Superficies is a registered right that can help separate ownership of a building from ownership of the underlying land.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What if my Thai spouse owns the land?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The Thai spouse is the registered landowner. The foreign spouse does not automatically acquire ownership rights in the land.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Should I buy the company that owns the villa?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">That depends on the transaction. Buying shares means acquiring the company&#8217;s history and potential liabilities as well as its assets. Corporate due diligence is therefore essential.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Is independent due diligence necessary?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Yes. Buyers should independently verify the title, seller, ownership structure, legal access, permits, contracts, taxes and other relevant transaction risks before committing substantial funds.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can foreigners rent out property in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Potentially, but owning the property does not automatically authorise every type of rental activity. Applicable laws, building rules and licensing requirements must be checked.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Is foreign freehold always better than leasehold?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Not necessarily for every buyer or every property, but they provide fundamentally different rights. The price should reflect those differences.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Final Advice for Foreign Buyers<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Buying property in Thailand as a foreigner can be straightforward when the ownership structure, title, contracts and legal risks are verified before completion.<\/strong><br><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The strongest purchases normally combine:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>clear ownership rights<\/li>\n\n\n\n<li>independent due diligence<\/li>\n\n\n\n<li>correct banking documentation<\/li>\n\n\n\n<li>realistic pricing<\/li>\n\n\n\n<li>manageable ownership costs<\/li>\n\n\n\n<li>legally workable rental assumptions<\/li>\n\n\n\n<li>strong property fundamentals<\/li>\n\n\n\n<li>a credible future exit strategy<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The objective is not simply to buy a beautiful property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is to <strong>buy the right property, under the right legal structure, at the right price, with the risks understood before the money is committed.<\/strong><br><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For international buyers in Phuket, JFTB Real Estate Phuket provides property selection, market comparison, negotiation and coordination with independent legal professionals throughout the buying process.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><\/p>","protected":false},"excerpt":{"rendered":"<p>Legal and practical guide for international property buyersUpdated 17 September 2026 Buying property in Thailand as a foreigner requires understanding the legal difference between condominium ownership, land rights, leasehold structures and ownership of buildings. A foreign buyer may directly own a qualifying condominium unit in their own name, while land ownership is generally restricted. Villas [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":271,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[236],"tags":[152,145,151,148,141,142,153,124,147,149,146,143,144,150],"class_list":["post-268","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-thailand-real-estate","tag-buying-a-villa-in-thailand","tag-buying-property-in-thailand","tag-condominium-foreign-ownership","tag-foreign-buyers-thailand","tag-foreign-freehold-condominium","tag-foreign-property-ownership-thailand","tag-off-plan-property-thailand","tag-phuket-property","tag-property-buying-process-thailand","tag-thai-property-law","tag-thailand-leasehold-property","tag-thailand-property-due-diligence","tag-thailand-property-taxes","tag-thailand-real-estate"],"_links":{"self":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/posts\/268","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/comments?post=268"}],"version-history":[{"count":12,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/posts\/268\/revisions"}],"predecessor-version":[{"id":6850,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/posts\/268\/revisions\/6850"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/media\/271"}],"wp:attachment":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/media?parent=268"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/categories?post=268"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/ru\/wp-json\/wp\/v2\/tags?post=268"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}