Land Acquisition & Ownership in Thailand

Securing land in Thailand demands careful attention to legal restrictions, structured planning and meticulous documentation. Whether you are purchasing land for personal residence, investment, or business purposes, partnering with experienced legal counsel is essential. At BASE Law Firm, we guide both Thai and international clients through land acquisition, ownership structures, due diligence and post-transaction compliance.

Our service include:

Land-ownership structuring guidance
Foreign-investor compliance support
Full land due-diligence checks
Contract drafting & negotiation
Land-office transfer management
Post-acquisition legal advisory

Why Land Acquisition in Thailand Requires Legal Insight

Thai land law restricts outright land ownership by non-Thai nationals under the Land Code, making direct ownership generally unavailable for foreigners.
Mistakes in structuring the purchase, ownership entity or controlling interest can lead to legal challenges, loss of rights or forfeiture.
Unique local elements (such as different title-deed types, zoning, leasehold vs freehold distinction, and inheritance rules) raise complexity in every transaction.

Typical Service Areas We Cover

Ownership Routes & Structuring

Advising on the legal avenues for land control: long-term leases, usufruct rights, Thai-company ownership or BOI-promoted investment.
Structuring Thai corporate entities when foreign involvement is required, ensuring compliance with majority-Thai shareholding rules and purpose limitations.
Evaluating investment-based exemptions (e.g., via the BOI) or other seldom-used legal mechanisms for foreigners.

Due Diligence & Acquisition Process

Conducting thorough title-searches to confirm ownership, checking for liens, mortgages, encumbrances or irregularities.
Reviewing land use zoning, title classification (e.g., ‘Chanote’, ‘Nor Sor 3 Gor’), access rights and boundary validation.
Preparing and negotiating the sale-and-purchase agreement, ensuring clarity on liabilities, obligations and rights.
Managing the transfer process at the Land Department, clarifying tax, transfer-fee, stamp-duty and withholding-tax implications.

Post-Acquisition Compliance & Risk Management

Supporting clients in registering and documenting the land interest appropriately, including lease registrations where direct ownership is not permitted.
Advising on inheritance planning, estate transfer and rights of foreign heirs in the context of Thai land laws.
Monitoring regulatory changes affecting foreign asset ownership, land-use policy or taxation to protect your investment.

Why Choose BASE Law Firm for Land Transactions?

Deep Local Property Law Experience
Our team holds extensive experience in Thai land law, local practice and transaction structures, particularly for cross-border clients dealing with Thailand property.

Tailored Solutions for International Clients
We know how to bridge foreign-ownership constraints and Thai legal realities, helping you choose the structure that works for your objectives and long-term security.

End-To-End Support
From legal structuring to contract review, title transfers and long-term management, we provide full-cycle support with clear communication, rigorous process control and timely updates.

Typical Engagements We Handle

A foreign investor seeking to acquire a parcel of land through a Thai company, including entity formation and share-structure advice.
A non-Thai national entering into a long-term leasehold on Thai land and wanting to confirm renewal rights, registration and asset-protection measures.
A high-net-worth individual planning a Thai-will to secure land inheritance rights and protect against statutory heir distribution rules.
A Thai/foreign mixed family resolving ownership interests in Thai land, verifying title and preparing for future sale or division.

How We Work

Initial Consultation & Strategy
We start by exploring your purpose for land acquisition, ownership conditions, investment horizon and risk tolerance.

Structuring & Documentation
Based on your goals, we advise on optimal entity type (if any), draft or review contracts, assist title investigations and help negotiate key terms.

Transaction Management
We coordinate with land-office officials, handle transfer registration, organise tax and fee payments, and secure your ownership or lease position.

Ongoing Advisory
Post-closing, we remain available to address asset-management issues, lease renewals, estate planning, regulatory updates or any follow-on steps.

Get in Touch

If you are considering purchasing land in Thailand, or need to assess ownership options, compliance or risk mitigation, BASE Law Firm is ready to provide expert guidance. Contact us for a consultation tailored to your land-investment objectives in Thailand.