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Rules and Conditions of Land Ownership in Phuket for Foreigners (2025)

## **Can foreigners own land in Thailand?** The short answer is **no** if you simply arrive and want to buy land outright. Thai laws still prohibit direct land ownership by foreign citizens. But there is good news: in 2025, there are **four legal ways** to own or long-term use land in Phuket. Let’s take a closer look.

1. Long-term Lease (Leasehold)

  • Term: 30 years + option to renew twice → up to 90 years.
  • Tenant rights:

    • transfer the lease to new owners;
    • build a house and register it as freehold property;
    • mortgage the leased land for credit or investments.
  • Tip: always include the right of resale and renewal in the contract, or risk losing the land after 30 years.
  • Example: an 800 m² plot in Rawai with a villa → 30-year lease costs 6–7 million THB.

2. Ownership through a Thai Company (Freehold)

  • A foreign investor may establish a Thai company where 51% of shares belong to Thai citizens.
  • You can be the director and control the business through preferred shares.
  • Important: the company must operate genuinely (accounting, taxes, office). If Thai shareholders are found to be nominal, the deal can be invalidated.
  • Tip: best for business projects (hotels, rental villas).

3. Investment via BOI

  • Investment threshold: from 40 million THB (\~1 million EUR).
  • What you get: the right to own up to 1 rai (1,600 m²) for a personal home.
  • BOI also offers tax benefits and “golden” visas.
  • Tip: suitable for those planning serious business or permanent relocation.

4. Marriage to a Thai Citizen

  • The land is registered in the name of the Thai spouse.
  • Risk: legally, the land is considered the spouse’s personal property, not joint property.

Land Title Deeds

Check the title (legal status) of any plot before buying:

  • Chanote (Nor Sor 4 Jor) — “gold standard,” full ownership;
  • Nor Sor 3 Gor and Nor Sor 3 — construction and lease allowed;
  • Titles below Sor Kor 1 are best avoided.

  • Price growth in 2024: +12% (Colliers & CBRE data).
  • Most expensive areas: Bang Tao, Kamala, Layan (12–20 million THB per rai).
  • More affordable: Rawai, Chalong, Nai Harn (5–10 million THB per rai).
  • Trend: increased demand for plots in gated villa estates and managed projects.

How to Secure the Deal?

  1. Verify the land title (only Chanote or Nor Sor 3 Gor).
  2. Use notarized agreements registered with the Land Department.
  3. Work with a lawyer experienced in foreign transactions.
  4. Do not use fake Thai partners — this is a criminal risk.
  5. Always check zoning restrictions: roads, beaches, red or green zones (construction may be restricted).

Conclusion

Direct land ownership for foreigners in Phuket is not allowed. However, there are legal mechanisms allowing comfortable living and investing: long-term lease, company registration, BOI investment, and marriage. With the right approach, you can effectively control a plot for decades and easily pass it on to children or resell it.

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