The Thailand 3 million baht property visa has become one of the most interesting long-stay options for foreign property buyers in 2026. It creates a genuine connection between qualifying real estate in Thailand and renewable immigration status at a substantially lower investment threshold than the BOI Long-Term Resident Visa. But the name can be misleading. The Thailand 3 million baht property...
Buying property through a Thai company has long been presented to foreign buyers as a possible way to acquire villas, houses and other real estate involving land in Thailand. In 2026, that description requires considerable caution. A legitimate Thai company can own land and property as part of genuine commercial activity. But buying property through a Thai company is not a legal shortcut that...
Understanding Thailand property taxes for foreign buyers is essential before purchasing, holding, renting or eventually selling property in Thailand. The tax system is not based on one single “property tax”. Instead, different taxes and government fees can arise at different stages of ownership: transfer fee when ownership is registered withholding tax when property is sold Specific...
Buying a beautiful plot of land in Thailand is relatively easy. Determining whether that land is legally secure, properly accessible and realistically buildable is much harder. A sea-view plot may look exceptional during a site visit but still present problems involving: land title boundaries road access easements zoning building...
Foreign buyers often hear contradictory statements about owning land in Thailand. Some are told: “Foreigners can never own land.” Others hear: “Just set up a Thai company.” Others are offered a villa described as “freehold” even though the foreign buyer cannot legally own the underlying land personally. The reality is more precise. Foreign land ownership in Thailand is...
Buying property in Thailand should never begin with the question: “Do I like this property?” The first serious question is: “Can I safely acquire the rights I think I am buying?” That is the purpose of property due diligence in Thailand. For a foreign buyer, due diligence is not simply a lawyer checking a title deed. A proper review should examine the legal ownership structure, the...
A 30+30+30 lease Thailand structure does not give a foreign property buyer a registered 90-year ownership right. For an ordinary residential property lease, Thai law limits each lease term to a maximum of 30 years. A further lease may be agreed after the original term expires, but promises made today about years 31 to 90 should not be valued as though those additional 60 years were already registered...
For foreign property buyers, understanding freehold vs leasehold Thailand ownership is one of the most important steps before paying a reservation fee or signing a contract. Freehold and leasehold are not simply two ways of describing the same property. They represent different legal rights, different time horizons and potentially very different resale positions. For most international...
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