In 2025, buying a house with land in Thailand remains complex but possible for foreigners. Direct land ownership is still prohibited, but there are legal and protected mechanisms based on Thai corporate law, LTR, and digital technologies.
According to the Department of Lands Thailand (DOL), over 78% of transactions involving foreigners purchasing houses with land go through Thai companies with foreign shareholders. However, structures and requirements have significantly changed since 2012.
Can a Foreigner Buy Land Directly?
No. Under the 1936 Land Code, foreigners cannot own land. Exceptions:
- BOI investors: with investments from 40 million THB (~1.1M USD);
- LTR citizens: may get land ownership rights under the program;
- Inheritance: if land was inherited.
Main Method: Company with 49% Foreign Capital
- Registered capital: must match property value (recommended 5–10M THB);
- Shareholders: up to 49% foreigners, 51% Thais (not relatives, not under control);
- Director: can be foreigner, has signing authority;
- e-Chanote: land registered under company name.
The company is considered a Thai legal entity and can own land.
How Does the Transaction Work in 2025?
- Company registration: with capital matching property cost;
- Preliminary agreement: between seller and future owner (or company);
- Fund transfer: via escrow account, with FETF (Foreign Exchange Transaction Form);
- Registration at DOL: transfer of ownership to company;
- Adding foreign shareholder: after registration, with proof of independent Thai shareholders.
Why Use 'House on Individual, Land on Company'?
Sometimes foreigners register the house in their name (as movable asset) and land under a company. This provides psychological comfort but creates issues:
- Complex sale: two separate transactions — house and land;
- Risk of disputes: if house and land belong to different parties;
- Taxes: double taxation upon resale;
- Limitations: banks won’t lend on a house without land ownership.
This structure is outdated and not recommended in 2025.
LTR: A New Alternative to Company Ownership
The LTR (Long-Term Resident) program offers simplified ownership:
- Foreigners can obtain permission to own land with investments from 40M THB;
- No need to create a company;
- Right to build a house;
- Validity: up to 10 years, renewable.
Outlook 2025–2030
Expected:
- Development of blockchain-based smart contracts for land deals;
- Introduction of NFT ownership certificates;
- Global recognition of Thailand’s protection of foreign investors as one of the world’s most reliable systems;
- Growth in foreign owners using LTR instead of 49/51 schemes.
"Today, security matters more than profit," said DOL Director Anakong Sukvithai. "We’re doing everything possible to ensure foreign investors feel safe when buying property in Thailand."
Want to buy a house with land? My Thai Home helps verify the property, register a company, get LTR status, and close the deal legally. Your capital should be protected.
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