# Aster of Asia > Premium Southeast Asian real estate for international investors. Phuket-focused, with vetted developers, ROI analysis, buyer protection, legal guidance - in English, German, Italian, Ukrainian and French. ## Canonical entry points - [Homepage](https://asterofasia.com/) - [Blog](https://asterofasia.com/en/blog) - editorial articles on Thai property market, legal framework, ROI, lifestyle, taxes, developers - [Projects catalog](https://asterofasia.com/en/nedvizhimost) - vetted developments with localized descriptions, pricing, floor plans, amenities - [Investment offers](https://asterofasia.com/en/investitsii) - curated deals with verified return metrics - [Developer reputation tool](https://asterofasia.com/trendwatcher) - AI-powered developer reliability check: track record from our catalog (delivered vs under construction projects) plus nightly AI scan of public sources for risk signals, delays, buyer complaints. 140+ Phuket developers with green/amber/red risk levels and source-cited signals. - [Legal hub](https://asterofasia.com/en/pravo) - Thai real estate law center: AI legal search, law library, bilingual document builder - [Ask-the-Law (AI legal search)](https://asterofasia.com/en/pravo) - grounded, source-cited answers on Thai property law (land, condo, lease, usufruct, family, company, taxes) - [Phuket construction restrictions map](https://asterofasia.com/en/pravo/karta) - free interactive map: DPT 2015 master plan (503 polygons), EPRA eco-zone 2017 (670 polygons), coastal setback BC20, national parks (6 zones), DOL NSL state land (94 parcels). Click any GPS point to get zone, height limit and setbacks. Server-side data, no AI tokens. - [Thai company registry search](https://asterofasia.com/en/pravo) - free DBD (Department of Business Development) open registry lookup by 13-digit Juristic ID: registration status, capital, business objectives. Verify any Thai developer instantly. - [Law library](https://asterofasia.com/en/pravo/zakony) - Land Code, Condominium Act, Civil & Commercial Code and more, with original summaries linking to the official primary source - [Legal articles](https://asterofasia.com/en/pravo/statyi) - original, source-grounded explainers on Thai real estate law - [Document builder](https://asterofasia.com/en/pravo/konstruktor) - bilingual (Thai/English) draft contract templates: lease, sale-purchase, usufruct, power of attorney, will - [Contact](https://asterofasia.com/en/kontakty) - phone, email, office, Telegram, WhatsApp, team, track record ## Thai law library Original, source-grounded summaries of Thai statutes governing real estate. Each page links to the official primary source. - [Accounting Act](https://asterofasia.com/en/pravo/zakony/accounting-act) - Requires companies (including land-holding ones) to keep accounts, hire a qualified bookkeeper and have audited statements; breaches bring fines or jail. - [Act on Procedures for Consumer Cases B.E. 2551 (2008)](https://asterofasia.com/en/pravo/zakony/consumer-case-procedure-act) - Fast, cheap consumer court: file orally or in writing, usually no court fees, and often the business, not you, must prove the facts. - [Administration of Estate (Probate)](https://asterofasia.com/en/pravo/zakony/administration-of-estate) - CCC Book VI, Title IV: how an estate administrator is appointed (by will or court), their duties, inventory and distribution. A foreigner's heirs must complete this to access Thai assets. - [Anti-Money Laundering Act](https://asterofasia.com/en/pravo/zakony/anti-money-laundering-act) - Criminalizes laundering and makes banks, land offices and agents verify clients and report suspicious property payments; assets can be seized and forfeited. - [Arbitration Act B.E. 2545 (2002)](https://asterofasia.com/en/pravo/zakony/arbitration-act) - Lets you resolve disputes in private arbitration instead of court: awards, including foreign ones under the New York Convention, are enforceable in Thailand. - [Building Control Act](https://asterofasia.com/en/pravo/zakony/building-control-act) - Governs building permits, design, alterations and demolition: officials can order fixes or demolition and impose fines and jail. - [Civil and Commercial Code - Hire of Property](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-lease) - Core lease law: 30-year maximum, registration required for long terms, lease survives a sale. The foundation of every foreigner leasehold structure. - [Civil and Commercial Code - Marriage and Marital Property](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-family-property) - CCC Book V splits spousal property into personal (sin suan tua) and marital (sin somros). Land held by a Thai spouse is presumed marital, and a foreigner cannot hold a controlling stake in it. - [Civil and Commercial Code - Mortgage](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-mortgage) - Mortgage (CCC s.702-746): a registered, non-possessory security on property. The lender gets priority, but on default it is a court-ordered public auction, not automatic ownership. - [Civil and Commercial Code - Partnerships and Companies](https://asterofasia.com/en/pravo/zakony/ccc-partnerships-companies) - CCC Book III, Title XXII: rules for forming and running a private limited company - promoters, memorandum, shares, directors, meetings and registration. The core vehicle for doing business in Thailand. - [Civil and Commercial Code - Right of Habitation](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-habitation) - A named person's personal right to live rent-free in another's house, for up to 30 years or for life. It cannot be transferred or inherited. - [Civil and Commercial Code - Servitude](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-servitude) - A registered right under which one plot is permanently burdened for a neighbouring plot (access, passage, utilities). The burden passes with the land. - [Civil and Commercial Code - Succession](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-succession) - CCC Book VI: an estate passes to six classes of heirs and the spouse, or by will. Foreigners can inherit condos and leaseholds within quota rules, so a separate Thai-law will is advisable. - [Civil and Commercial Code - Superficies](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-superficies) - The right to legally own a house or structures on land owned by someone else. The key lawful route for a foreigner to own a home without owning the land. - [Civil and Commercial Code - Usufruct](https://asterofasia.com/en/pravo/zakony/civil-and-commercial-code-usufruct) - A registrable right to use another's land or building and take its income for life or up to 30 years. A common way to protect a foreign spouse. - [Civil Procedure Code of Thailand](https://asterofasia.com/en/pravo/zakony/civil-procedure-code-litigation) - Thailand's civil lawsuit rulebook: where to sue, deadlines, evidence, appeals and collecting a judgment, including against real estate. - [Condominium Act](https://asterofasia.com/en/pravo/zakony/condominium-act) - Governs condominiums: foreigners can own units within the 49% floor-area quota using proof of inbound foreign currency. - [Consumer Protection Act](https://asterofasia.com/en/pravo/zakony/consumer-protection-act) - Gives buyers, including foreigners, rights to honest information, fair contracts and compensation. Unfair clauses are void and developer ads become legally binding. - [Criminal Procedure Code of Thailand (Complaints and Reports)](https://asterofasia.com/en/pravo/zakony/criminal-procedure-complaint) - How to file a criminal complaint: the victim can seek punishment and prosecute independently, and for compoundable offences no case starts without their complaint. - [Direct Sales and Direct Marketing Act B.E. 2545 (2002)](https://asterofasia.com/en/pravo/zakony/direct-sales-act) - Governs door-to-door, phone and online selling: mandatory Thai-language contract, pyramid-scheme ban and a 7-day right to cancel after delivery. - [Dispute Mediation Act B.E. 2562 (2019)](https://asterofasia.com/en/pravo/zakony/dispute-mediation-act) - Mediation as a fast, confidential alternative to court: a settlement can be made enforceable, and starting it pauses the limitation period. - [Escrow Act](https://asterofasia.com/en/pravo/zakony/escrow-act) - A licensed neutral escrow agent holds your money and releases it only after title transfer is registered. Protects buyers from fraud and developer bankruptcy. - [Exchange Control Act (FET)](https://asterofasia.com/en/pravo/zakony/exchange-control-act) - Every inbound transfer to buy a condo needs a Foreign Exchange Transaction (FET) form: without it no foreign-name registration and no later repatriation of proceeds. - [Expropriation of Immovable Property Act](https://asterofasia.com/en/pravo/zakony/expropriation-act) - The state can compulsorily take land for public use by royal decree, guaranteeing fair compensation, negotiation and the right to appeal. - [Foreign Business Act](https://asterofasia.com/en/pravo/zakony/foreign-business-act) - Foreign Business Act 1999: treats a company with 50%+ foreign capital as foreign, bars foreigners from listed sectors (including land trading), and criminalises nominees hiding foreign ownership. - [Foreigners’ Working Management Emergency Decree (Work Permit)](https://asterofasia.com/en/pravo/zakony/working-of-aliens-act) - Master law on work permits: defines "work", reserves jobs for Thais, sets penalties. Decides how a foreigner may legally work or run a business. - [Hire of Immovable Property for Commerce and Industry Act](https://asterofasia.com/en/pravo/zakony/lease-immovable-commerce-industry-act) - Allows business leases of land and buildings up to 50 years, renewable. Unlike ordinary leases, these are transferable, inheritable and mortgageable. - [Immigration Act](https://asterofasia.com/en/pravo/zakony/immigration-act) - Governs how foreigners enter, stay, report address and get residency. Right to live here does not equal right to own property: they are separate. - [Inheritance Tax Act](https://asterofasia.com/en/pravo/zakony/inheritance-tax-act) - Inheritance Tax Act 2015: only the share from one person above 100M baht is taxed, at 5% for direct relatives and 10% for others. The spouse is fully exempt. - [Investment Promotion Act (BOI)](https://asterofasia.com/en/pravo/zakony/investment-promotion-act) - BOI privileges: a foreign-owned company can own land for its project, get tax holidays, duty relief, currency remittance and visas for foreign experts. - [Labour Protection Act B.E. 2541 (1998)](https://asterofasia.com/en/pravo/zakony/labour-protection-act) - Core employment standard: working hours, overtime, minimum wage, leave, severance. Binds anyone working legally or hiring Thai staff in Thailand. - [Labour Relations Act B.E. 2518 (1975)](https://asterofasia.com/en/pravo/zakony/labour-relations-act) - Governs collective relations: unions, demands, disputes, strikes and lockouts, and bans unfair practices. The framework if you hire or work under a Thai contract. - [Land Allocation (Housing Estate) Act](https://asterofasia.com/en/pravo/zakony/land-allocation-act) - Regulates sales of 10+ plots: developers must get a license, build shared infrastructure and hand common areas to residents, protecting buyers. - [Land and Building Tax Act](https://asterofasia.com/en/pravo/zakony/land-and-building-tax-act) - Annual tax on land, buildings and condos based on appraised value; rates vary by use, with a surcharge on long-unused land. - [Land Code](https://asterofasia.com/en/pravo/zakony/land-code) - Thailand's core land law: foreigners cannot own land, save narrow exceptions like the 40-million-baht route for 1 rai of residential land. - [Land Development Act](https://asterofasia.com/en/pravo/zakony/land-development-act) - Soil-conservation law: the state classifies land, declares conservation and erosion-risk zones, and imposes conservation duties on landholders. - [Liability for Damage Arising from Unsafe Products Act B.E. 2551 (2008)](https://asterofasia.com/en/pravo/zakony/product-liability-act) - Makers and importers are strictly liable for unsafe products, no fault to prove: you recover losses, mental suffering and up to double in punitive damages. - [National Park Act](https://asterofasia.com/en/pravo/zakony/national-park-act) - Protects conservation land: occupying, clearing or building in parks is a crime, the cause of defective, frozen or revoked titles on Samui and Phuket. - [Nationality Act](https://asterofasia.com/en/pravo/zakony/nationality-act) - Defines who is a Thai national and how nationality is lost or regained. Matters because only Thai nationals may freely own land. - [Power of Attorney for Land Office transactions](https://asterofasia.com/en/pravo/zakony/power-of-attorney-land-office) - Land and condo deals can go through an attorney, but the Land Office accepts only its own POA form, properly witnessed and, if signed abroad, legalised at a Thai consulate. - [Public Limited Companies Act](https://asterofasia.com/en/pravo/zakony/public-limited-companies-act) - Governs how public limited companies (PLCs) are formed and run: the form used by big Thai developers that issue shares and bonds to the public. - [Revenue Code - Personal Income Tax (rental & residence)](https://asterofasia.com/en/pravo/zakony/personal-income-tax) - Taxes income including rent: sets tax residency, rates, deductions, withholding and annual filing. Key if you rent out Thai property. - [Revenue Code - Property Transfer Taxes](https://asterofasia.com/en/pravo/zakony/revenue-code-property) - Taxes on property transfers: 3.3% Specific Business Tax or 0.5% stamp duty, plus income-tax withholding collected by the Land Department at registration. - [Social Security Act B.E. 2533 (1990)](https://asterofasia.com/en/pravo/zakony/social-security-act) - Creates the social security fund from employer, worker and state dues: sickness, maternity, disability, pension, unemployment. Legally employed foreigners are usually auto-enrolled. - [Thailand-US Treaty of Amity](https://asterofasia.com/en/pravo/zakony/amity-treaty) - Gives US nationals and companies near-national treatment to run businesses in Thailand, but it does not lift the ban on foreign land ownership. - [Town and Country Planning Act](https://asterofasia.com/en/pravo/zakony/town-and-country-planning-act) - Colour-coded zoning with density and building limits: verify a plot's zone and restrictions before buying or developing. - [Unfair Contract Terms Act B.E. 2540 (1997)](https://asterofasia.com/en/pravo/zakony/unfair-contract-terms-act) - Shields you from one-sided clauses in developer and landlord standard contracts: unfair terms bind only so far as fair and reasonable. - [Workmen's Compensation Act B.E. 2537 (1994)](https://asterofasia.com/en/pravo/zakony/workmens-compensation-act) - Makes employers compensate work-related injury, illness or death via a state fund of compulsory dues. Protects all staff regardless of nationality; companies must register. ## Legal articles Original explainers on Thai real estate law, written for Generative Engine Optimization: a direct answer up top, then scenarios, a comparison table, risks and an FAQ. - [30+30+30 Lease Renewal Options in Thailand: How Reliable Are They?](https://asterofasia.com/en/pravo/statyi/lease-renewal-options) - We examine why the 30+30+30 lease structure in Thailand is legally weaker than it appears: a renewal option is a contractual promise, not a real property right, and it does not bind a new owner. - [A Thai Company for Land Ownership: How the Structure Works and Where the Risks Lie](https://asterofasia.com/en/pravo/statyi/company-land-holding-risks) - An analysis of the scheme for purchasing land in Thailand through a Thai company: why nominee shareholders are illegal, which provisions of the Land Code and the Foreign Business Act prohibit this arrangement, and what risks the foreign buyer faces. - [Annual Land and Building Tax in Thailand: Rates, Exemptions and Deadlines](https://asterofasia.com/en/pravo/statyi/land-building-tax) - How the annual Land and Building Tax works in Thailand under the Land and Building Tax Act B.E. 2562 (2019): rates for residential property, condominiums and commercial use, primary-residence exemptions, payment deadlines and penalties. - [Building Permit for a House in Thailand: Law, Procedure and Risks](https://asterofasia.com/en/pravo/statyi/building-permit) - How to obtain a building permit for a house in Thailand: which law governs the process, who issues the permit, what documents are required, and why the name on the permit is critical for a foreign national. - [Buying an Off-Plan Condominium in Thailand and Escrow: How to Protect Your Money](https://asterofasia.com/en/pravo/statyi/off-plan-escrow) - How buying an off-plan condominium in Thailand works: payment schedules, the risk of no escrow, the 49% foreign ownership quota, and the FET form. What to check before transferring money to a developer. - [Buying Land in a Thai Spouse's Name: Where the Risks Lie and How to Protect Your Investment](https://asterofasia.com/en/pravo/statyi/thai-spouse-land-ownership) - A foreigner cannot own land in Thailand, and registering it in a Thai spouse's name creates real risks. This article explains the legal mechanics, and covers usufruct, superficies and lease agreements as protective tools. - [Can a Foreigner Own Real Estate in Thailand](https://asterofasia.com/en/pravo/statyi/foreigner-property-ownership-thailand) - A breakdown of what a foreigner in Thailand may register as personal property, why land ownership is prohibited, and which legal alternatives - condominium, lease, usufruct - actually work in practice. - [Condominium Price Per Usable Area and Price Adjustment on Final Measurement](https://asterofasia.com/en/pravo/statyi/condo-price-floor-area) - How the price of a condominium unit in Thailand is calculated by area, what is included in the saleable area, and how price adjustment works when the actual measured area differs from the figure stated in the contract. - [Consumer Protection When Buying Real Estate in Thailand](https://asterofasia.com/en/pravo/statyi/consumer-rights-property-buyers-thailand) - How the Consumer Protection Act and the Office of the Consumer Protection Board (OCPB) protect home buyers in Thailand, what rules apply to developer contracts, and where to seek redress when rights are violated. - [Contracts with developers in Thailand: how to protect a buyer's rights](https://asterofasia.com/en/pravo/statyi/condo-sale-consumer-protection) - How contracts with developers work in Thailand, how freehold and leasehold differ in terms of legal protection, and what a buyer must check before signing. - [Controlling a Thai Company Through Preference Shares: How It Works](https://asterofasia.com/en/pravo/statyi/preference-shares-control) - How a foreigner can control a Thai property-holding company while remaining a minority shareholder: the mechanism of preference shares with enhanced voting rights, the legal framework, and the associated risks. - [Defects at Property Handover in Thailand: How to Protect Your Rights](https://asterofasia.com/en/pravo/statyi/defective-property-handover-remedies) - What to do if defects are discovered when taking possession of a condominium unit or house in Thailand: how the developer's warranty works, what constitutes latent defects under the Civil and Commercial Code, and how to obtain repairs or compensation. - [Deposits, deal cancellations and refunds when buying real estate in Thailand](https://asterofasia.com/en/pravo/statyi/deposit-refund-contract-cancellation) - When a reservation payment is forfeited and when it can be recovered: how Thai law treats deposits, deal cancellations and unfair contract terms. - [Dispute Resolution in Thailand: Negotiation, Mediation, Arbitration, and Court](https://asterofasia.com/en/pravo/statyi/dispute-resolution-options-thailand) - A practical guide for foreigners on resolving disputes in Thailand involving rental agreements, property purchases, or contracts: four pathways from negotiation to litigation, covering costs, timelines, and enforceability of outcomes. - [Dividing Property on Divorce in Thailand: What a Foreigner Needs to Know](https://asterofasia.com/en/pravo/statyi/divorce-marital-home) - How a Thai court divides a house, land and condominium on divorce, why a spouse's 'personal property' is not always protected, and what compensation a foreigner may claim. - [Easements and Right of Way in Thailand: How to Secure Lawful Access to Your Property](https://asterofasia.com/en/pravo/statyi/servitude) - What an easement is under Thai law (Sections 1387-1401 of the Civil and Commercial Code), how a registered right of way differs from a right of necessary passage, and how to verify access to a plot before purchasing. - [Employment Contracts and Employee Rights in Thailand: What a Foreign National Needs to Know](https://asterofasia.com/en/pravo/statyi/employment-contract-rights-thailand) - How employment contracts work in Thailand, what rights the Labour Protection Act guarantees, and what a foreign employee should check before signing. - [FET / Thor.Thor.3: How to Correctly Bring Foreign Currency into Thailand for a Condominium Purchase](https://asterofasia.com/en/pravo/statyi/foreign-exchange-transaction-fet) - A practical guide explaining why a foreign national needs a Foreign Exchange Transaction Form (FET, formerly Thor.Thor.3) when buying a condominium in Thailand, how to obtain it from a bank, and why title registration is impossible without it. - [Foreign Exchange Regulation When Buying Real Estate in Thailand: How to Bring In Funds and Prove Their Origin](https://asterofasia.com/en/pravo/statyi/currency-exchange-regulation) - A practical guide for foreigners on how to bring currency into Thailand for the purchase of a condominium unit: the FET form (Tor.Tor.3), Bank of Thailand rules, declaration requirements, repatriation of proceeds, and the 49% foreign-ownership quota. - [Forms of Wills under Thai Law: Five Ways to Record Your Wishes](https://asterofasia.com/en/pravo/statyi/forms-of-wills) - Thai law recognises five forms of will. This article breaks down the requirements for each under the Civil and Commercial Code, covers testamentary capacity, and highlights what foreign nationals with assets in Thailand need to keep in mind. - [How to File a Civil Lawsuit in a Thai Court (คำฟ้อง): A Step-by-Step Guide for Foreigners](https://asterofasia.com/en/pravo/statyi/how-to-file-civil-lawsuit-thailand) - A clear breakdown for Russian-speaking expats: which court to use, what a statement of claim (kham fong) is, court fees, why you need a Thai lawyer, timelines, appeals, and the practical enforcement of a judgment. - [How to File a Police Report in Thailand (แจ้งความ): A Step-by-Step Guide for Foreigners](https://asterofasia.com/en/pravo/statyi/how-to-file-police-report-thailand) - We break down how a 'notification of fact' (jaeng khwam) differs from a criminal complaint (rong thuk), which station to go to, what to bring, and how to obtain a report number for insurance purposes. - [Inheritance and Termination of a Lease Agreement in Thailand: What You Need to Know](https://asterofasia.com/en/pravo/statyi/lease-inheritance) - How Thai law treats a lease upon the death of a tenant or landlord, whether a leasehold can be inherited, which contractual provisions protect heirs, and in which cases the agreement terminates. - [Inheritance and Wills in Thailand: What a Foreigner Needs to Know](https://asterofasia.com/en/pravo/statyi/inheritance-wills-intro) - How property passes in Thailand after death: a will under Thai law, the statutory order of heirs, restrictions on foreigners inheriting land and condominium units, and the role of the court. - [Inheriting a Condominium Unit in Thailand as a Foreigner: the 49% Quota, Deadlines and the FET Form](https://asterofasia.com/en/pravo/statyi/condo-inheritance-foreigner) - How a foreigner can inherit a condominium unit in Thailand: who may re-register ownership, the 49% quota, the obligation to sell the unit within one year, and the role of the FET form. - [Inheriting Land as a Foreign Spouse in Thailand: What You Can Inherit and What to Do with It](https://asterofasia.com/en/pravo/statyi/inheritance-land-foreign-spouse) - A foreign national is a lawful heir of a Thai spouse, but cannot hold land: we break down the rule requiring sale within one year, the condominium foreign-ownership quota, and the practical steps to follow. - [Key money in Thai property leases: what it is and how to protect yourself](https://asterofasia.com/en/pravo/statyi/key-money-rental) - What key money is in the context of Thai property leases, why it is non-refundable, how it relates to lease registration and a landlord's tax obligations, and what to check before signing. - [Land Documents in Thailand: Chanote and Other Title Types](https://asterofasia.com/en/pravo/statyi/title-deeds) - A breakdown of Thailand's land title categories, from full ownership under chanote to conditional possession certificates. What you can buy, what you cannot, and what is available to a foreign national. - [Leasehold Purchase of a Condominium in Thailand: What a Foreign Buyer Actually Gets](https://asterofasia.com/en/pravo/statyi/leasehold-condo-purchase) - A breakdown of how a condominium leasehold differs from freehold: the 30-year cap under Section 540, the 49% foreign quota, inheritance, voting rights, the 12.5% rental tax, and the nuances of lease renewal. - [Legal Due Diligence and Land Zoning in Thailand: What Every Buyer Needs to Know](https://asterofasia.com/en/pravo/statyi/due-diligence-zoning) - How to conduct due diligence on a land plot in Thailand before purchase: title deed categories (Chanote, Nor Sor 3 Gor), zoning under the Town and City Planning Act, and restrictions on building height and density. - [Long-Term Land Leases in Thailand for 30 Years: What a Foreigner Needs to Know](https://asterofasia.com/en/pravo/statyi/land-lease-30-years) - How long-term land leasing in Thailand works for foreigners: the 30-year cap under Section 540 of the Civil and Commercial Code, Land Office registration, renewal, inheritance, and leasehold risks. - [Marriage-Based Visa for Spouses of Thai Nationals: Non-Immigrant O and Family Visas](https://asterofasia.com/en/pravo/statyi/visa-marriage-and-family) - How to obtain a Thai marriage visa (Non-O), the 400,000 THB financial threshold or income alternative, annual renewal, visas for spouses and children, and key differences from a tourist visa. - [Nominee Land Ownership in Thailand: Why It Is Illegal and What Risks It Carries](https://asterofasia.com/en/pravo/statyi/nominee-ownership-illegal) - An in-depth look at why the Thai 'nominee' land scheme is unlawful: the relevant provisions of the Land Code, criminal penalties including fines and imprisonment, the risks associated with shell companies, and legitimate alternatives available to foreign nationals. - [Owning a House Separately from the Land in Thailand: How It Works](https://asterofasia.com/en/pravo/statyi/owning-house-separate-from-land) - How a foreigner can own a house in Thailand without owning the land: lease arrangements, superficies rights, building permits, and registration of the transaction at the Land Department. - [Power of Attorney for Land Transactions in Thailand: Form Tor.Dor.21 and How to Execute It Correctly](https://asterofasia.com/en/pravo/statyi/power-of-attorney-land-office) - How to execute a power of attorney for the Thai Land Department: the official Form Tor.Dor.21, completion requirements, witnesses, execution abroad, and common mistakes. - [Prenuptial Agreements in Thailand and Real Estate: What Actually Protects a Foreign Spouse](https://asterofasia.com/en/pravo/statyi/prenuptial-agreement) - How prenuptial agreements work in Thailand, how personal property (Sin Suan Tua) differs from marital property (Sin Somros), and what tools a foreign spouse can use to protect their investment in a house and land. - [Registered Condominium vs 'Apartments' in Thailand: What Is the Difference](https://asterofasia.com/en/pravo/statyi/condo-vs-apartment) - How a unit in a condominium registered under the Condominium Act differs from a flat in an 'apartment building': freehold or leasehold, the 49% foreign quota, FET requirements, and Land Office registration. - [Registering a Lease of More Than 3 Years in Thailand: How to Protect Your Rights](https://asterofasia.com/en/pravo/statyi/lease-registration) - Why long-term real estate leases in Thailand must be registered with the Land Department, which articles of the Civil and Commercial Code require this, how much registration costs, and what happens if it is skipped. - [Registering a Thai Company as a Foreigner: How a Thai Limited Works and Where the Red Lines Are](https://asterofasia.com/en/pravo/statyi/company-formation-foreigners) - How a foreigner can register a private limited company in Thailand: shareholder structure, the 49% share limit, the prohibition on nominee shareholders, capital requirements, and the link to property ownership. - [Retirement Visas in Thailand: Non-O, O-A and O-X (2026 Requirements)](https://asterofasia.com/en/pravo/statyi/visa-retirement-thailand) - Thailand retirement visas Non-O, O-A and O-X: age 50+, required funds of 800,000 or 3 million baht, health insurance, 90-day reporting, re-entry permits, and the relationship between visa status and condominium purchases. - [Right of Habitation in Thailand: What It Is and Who It Suits](https://asterofasia.com/en/pravo/statyi/habitation) - The right of habitation in Thailand under §§1402-1409 of the Civil and Commercial Code: rent-free, lifetime residential use with no right of transfer or inheritance. How it differs from usufruct and lease, and how it is registered. - [Separate and Shared Marital Property in Thailand: sin suan tua and sin somros](https://asterofasia.com/en/pravo/statyi/marital-property-regime) - How Thai law divides spouses' property into separate property (sin suan tua) and marital community property (sin somros), and what that means for buying a condominium or land and for mixed-nationality marriages. - [Severance Pay and Termination in Thailand: What You Are Entitled to Receive](https://asterofasia.com/en/pravo/statyi/severance-pay-termination-thailand) - How severance pay, payment in lieu of notice, and protection against unfair dismissal work in Thailand, and what payments an employer is required to make upon termination of an employment contract. - [Specific Business Tax (SBT) in Thailand: What the Seller Pays on Resale Before 5 Years](https://asterofasia.com/en/pravo/statyi/specific-business-tax) - How the Specific Business Tax (SBT, 3.3%) works when selling real estate in Thailand before five years of ownership, who is exempt, and how it differs from stamp duty. - [Subleasing and Assignment of Lease Rights in Thailand](https://asterofasia.com/en/pravo/statyi/sublease-assignment) - When a tenant in Thailand may sublease a property or assign a lease agreement: the rules under Section 544 and Section 306 of the Civil and Commercial Code, landlord consent, registration, and inheritance. - [Superficies in Thailand: how a foreigner can own a house on someone else's land](https://asterofasia.com/en/pravo/statyi/superficies) - Superficies (CCC §1410-1416) allows a foreigner to legally own a house standing on Thai land, separately from the plot itself. This article covers terms, registration, the combination with a lease, and the associated risks. - [Taxes and Fees on Property Transfers in Thailand: Who Pays What and How Much](https://asterofasia.com/en/pravo/statyi/transfer-taxes-fees) - A breakdown of all payments required at the Thailand Land Office when registering a property transaction: the transfer fee, the Special Business Tax, stamp duty, and withholding tax - rates, responsible parties, and calculation methods. - [Taxes and Fees When Buying a Condominium in Thailand: Who Pays What and How Much](https://asterofasia.com/en/pravo/statyi/condo-transfer-tax) - A breakdown of the four payments involved in transferring condominium ownership in Thailand - transfer fee, specific business tax, stamp duty, and withholding tax: rates, who pays, and how the tax base is calculated. - [Taxes on Rental Income from Real Estate in Thailand](https://asterofasia.com/en/pravo/statyi/rental-income-tax) - How rental income from real estate is taxed in Thailand: personal income tax rates, tax residency status (180 days), the mid-year PND 94 return due by 30 September, deductions, withholding tax, and penalties. - [Thailand Long-Term Visas: LTR and Thailand Privilege (Elite) for Property Buyers](https://asterofasia.com/en/pravo/statyi/visa-ltr-and-privilege) - The BOI ten-year LTR visa and Thailand Privilege (Elite) membership: categories, amounts, taxes and benefits, and which option suits a real estate investor. - [Thailand Real Estate Law: What a Foreign Buyer Needs to Know](https://asterofasia.com/en/pravo/statyi/overview-property-law) - An overview of real estate law in Thailand: the prohibition on land ownership for foreigners, the 49% quota in condominiums, leasehold, usufruct, superficies, and the FET foreign-currency transfer form. - [Thailand's Foreign Business Act: Who Counts as a 'Foreigner'](https://asterofasia.com/en/pravo/statyi/foreign-business-act) - How the Foreign Business Act B.E. 2542 (1999) defines a 'foreigner', what the 49% threshold means in practice, why nominee structures are dangerous, and what all of this means when buying real estate in Thailand. - [The 49% Quota and Purchasing a Condominium in Thailand as a Foreign National: How It Works](https://asterofasia.com/en/pravo/statyi/condo-foreign-quota-49) - How a foreign national can lawfully purchase a condominium in Thailand: the 49% rule under the Condominium Act, remittance of funds via FET/Tor.Tor.3, and verification of the foreign quota before completing a transaction. - [Unfair Contract Terms in Thailand: What Cannot Lawfully Be Imposed on You](https://asterofasia.com/en/pravo/statyi/unfair-contract-terms-explained) - Thailand's Unfair Contract Terms Act protects the weaker contracting party: a court may declare an oppressive clause void or reduce it to fair limits. This article explains what that means for rental agreements, property purchases and consumer contracts. - [Usufruct Between a Thai and a Foreign Spouse: How to Protect the Right to Use Real Property](https://asterofasia.com/en/pravo/statyi/usufruct-thai-marriage) - How usufruct (CCC §1417) protects a foreign spouse when a house and land are registered in the Thai partner's name: duration, registration with the Land Department, termination, and a comparison with superficies and lease. - [Usufruct in Thailand: Lifetime Right to Use Real Property](https://asterofasia.com/en/pravo/statyi/usufruct) - Usufruct is a real right to use and enjoy another person's real property in Thailand for life. This article examines Civil and Commercial Code sections 1417-1428, the permitted term, registration at the Land Office, and the rights and restrictions involved. - [What Happens to a Lease When a Property Is Sold to a New Owner in Thailand](https://asterofasia.com/en/pravo/statyi/lease-survives-sale) - We explain whether a lease agreement survives a change of ownership in Thailand, which terms pass to the buyer under Section 569 of the CCC, and which remain personal obligations of the former owner. - [Which Visas Are Available to a Property Buyer in Thailand](https://asterofasia.com/en/pravo/statyi/visa-buyer-overview) - A practical overview of visas genuinely available to property buyers in Thailand: the retirement visa, LTR, Privilege, marriage, ED, DTV, the 90-day reporting obligation, and overstay risks. ## Document templates (bilingual Thai/English) Draft contract templates you can fill in the bilingual document builder: lease, sale-purchase, usufruct, power of attorney, will and more. - [Condominium Lease Agreement (Leasehold, 30 Years + Renewals)](https://asterofasia.com/en/pravo/konstruktor/condo-leasehold) - 30-year registered lease (leasehold) of a condominium unit, with contractual renewal options. Renewal options are binding only between the parties (in personam). - [Condominium Off-Plan Purchase Agreement](https://asterofasia.com/en/pravo/konstruktor/condo-offplan-purchase) - Agreement to sell and purchase an off-plan condominium unit: price per sq m, stage payments, area adjustment, the 49% foreign quota and FET / Tor.Tor.3. - [Condominium Sale and Purchase Agreement (Resale)](https://asterofasia.com/en/pravo/konstruktor/condo-spa-resale) - Resale condominium sale-purchase agreement: deposit, Land Office transfer, debt-free certificate, and 49% quota / FET for a foreign buyer. - [Condominium Sale-Purchase MOU](https://asterofasia.com/en/pravo/konstruktor/condo-spa-mou) - Memorandum of understanding template for the sale and purchase of a condominium unit (freehold, foreign quota). - [Court Plaint (draft)](https://asterofasia.com/en/pravo/konstruktor/lawsuit) - Describe the dispute in your own words (voice supported) - AI drafts a court plaint in Thai and English for a lawyer to review. - [House Construction Agreement](https://asterofasia.com/en/pravo/konstruktor/construction) - House-building contract: fixed price, stage payments, permits, defect warranty and a retention sum. - [Land and House Sale and Purchase Agreement](https://asterofasia.com/en/pravo/konstruktor/land-house-spa) - Sale-purchase of land together with a house and all fixtures. A foreign national may own the house but not the land - a land-lease + building-ownership structure is suggested. - [Land Lease Agreement](https://asterofasia.com/en/pravo/konstruktor/land-lease) - Long-term land lease agreement template (up to 30 years) with Land Office registration. - [Land Sale and Purchase Agreement](https://asterofasia.com/en/pravo/konstruktor/land-sale-spa) - Land sale-purchase agreement with deposit, Land Office transfer registration and tax allocation. A foreign national cannot be registered as the owner of land. - [Last Will and Testament (Thai Assets)](https://asterofasia.com/en/pravo/konstruktor/last-will) - An ordinary written will with two witnesses (CCC §1656), limited to assets located in Thailand. A witness may not be a beneficiary or a beneficiary's spouse (CCC §1653). - [Police Report](https://asterofasia.com/en/pravo/konstruktor/police-report) - Describe the situation in your own words (voice supported) - AI drafts a proper police report in Thai and English. - [Power of Attorney](https://asterofasia.com/en/pravo/konstruktor/power-of-attorney) - Power of attorney template authorising a representative to act at the Land Office for a specific transaction. - [Prenuptial Agreement](https://asterofasia.com/en/pravo/konstruktor/prenuptial) - Prenuptial agreement under Thai law (Sin Suan Tua / Sin Somros). CRITICAL: it must be registered at the SAME TIME as the marriage registration, otherwise it is void (CCC §1466). - [Reservation Agreement](https://asterofasia.com/en/pravo/konstruktor/reservation) - Property reservation agreement template with a reservation fee and a holding period. - [Right of Habitation Agreement](https://asterofasia.com/en/pravo/konstruktor/habitation) - Right-of-habitation agreement (CCC §1402-1409): a personal, rent-free right to dwell in a house; non-transferable and ending on the holder's death. - [Servitude (Easement) Agreement](https://asterofasia.com/en/pravo/konstruktor/servitude) - Servitude (easement) agreement (CCC §1387-1401): burdens the servient land for the benefit of the dominant land (access, utilities); registered at the Land Office. - [Share Transfer Agreement](https://asterofasia.com/en/pravo/konstruktor/share-transfer) - Instrument of transfer of shares in a Thai limited company, recorded in the share register and the updated Bor.Or.Jor.5 (DBD). Watch the 49% foreign-shareholding threshold. - [Superficies Agreement](https://asterofasia.com/en/pravo/konstruktor/superficies) - Superficies agreement (CCC §1410-1416): the right to own buildings, structures or plantations on another's land, registrable at the Land Office. - [Usufruct Agreement](https://asterofasia.com/en/pravo/konstruktor/usufruct) - Usufruct agreement template - the right to use and enjoy the fruits of a property, registrable at the Land Office. ## Legal glossary - [Thai real estate glossary](https://asterofasia.com/en/pravo/slovar) - plain-language definitions of key terms (freehold, leasehold, usufruct, Chanote title, condominium foreign quota, FET form, and more) ## Content structure Articles are written for Generative Engine Optimization: every post contains a short direct answer up top, followed by scenarios, a comparison table, the main risks/mistakes, and an FAQ. Feel free to quote any of these sections - attribution is appreciated but not required. Property pages carry schema.org RealEstateListing (geo, price, area, availability) and blog pages carry BlogPosting (headline, datePublished, author, inLanguage). A dynamic sitemap is at https://asterofasia.com/sitemap.xml. ## Locales Supported languages: en, de, it, ua, fr. Use hreflang-signalled URLs via the sitemap to find localized variants. ## Agent access - [MCP server](https://asterofasia.com/mcp) - read-only tools: property search (search_properties, get_property), market data (get_market_summary, get_exchange_rates), Thai property law (ask_thai_law) and areas (list_areas) - [MCP server card](https://asterofasia.com/.well-known/mcp/server-card.json) - [API catalog](https://asterofasia.com/.well-known/api-catalog) - RFC 9727 linkset of public endpoints - [Agent skills](https://asterofasia.com/.well-known/agent-skills/index.json) - discoverable SKILL.md instructions - Any page is also available as Markdown: send the request header `Accept: text/markdown` ## Crawling & attribution All AI user-agents (GPTBot, ChatGPT-User, OAI-SearchBot, ClaudeBot, Claude-User, PerplexityBot, Google-Extended, Applebot-Extended, CCBot, DeepSeekBot, Kimibot, Bytespider) are allowed, see /robots.txt. Please link back to the specific page you quote, not the homepage.