V3 base with Justin's edits applied where they earn their place, plus the friendlier microcopy from the Simple draft. Institutional vocabulary and compliance-flagged claims not adopted. Switch hero angles below.
Thailand's rules and enforcement around property-owning companies have changed. If your Thai company holds property using nominee shareholders, now is the time to understand where you stand and what legal choices remain open to you.
Check my property riskSixteen prosecuted in a nominee operation; the Land Office is examining 361 companies and land has already been sold off under forced disposal.
Thirteen foreign nationals arrested in nominee raids; over 1,500 companies with foreign shareholdings identified in the province.
The DBD now requires bank-statement proof from Thai shareholders in foreign-linked companies; nearly 120,000 companies flagged across 16 provinces.
A buyer and their lawyer will question the company structure, who the shareholders are and where the funding came from before they proceed.
If the company relies on Thai shareholders with no real control, leaving it untouched will not remove the underlying issue.
Succession becomes more difficult if the property remains inside a structure that later becomes hard to operate, defend or transfer.
Your choice is to jump, or wait and be pushed.
Restructure voluntarily and you hold the pen: the timing, the tax treatment and the future rights are planned on your terms. Wait for enforcement and those decisions are made for you.
Check my property riskBetter-than-Freehold™ gives you a structured route out of the company arrangement and into registered legal rights designed to protect your use, future value and succession.
Registered instruments. Professional trustees. Independent security.
We review your company, title and shareholding, then prepare a plan tailored to your property. You see the proposed structure, the documents and the full costs before anything is signed.
TIN acquires the property title as principal. Your 30-year lease, first-charge mortgage and option agreement are then formally registered at the Land Office, with the tax position handled as part of the transaction.
You continue using your home as before. Annual compliance is handled, succession arrangements stay in place, and continuity is built in if you lose capacity.
Any replacement structure still has to solve five things.
One property. Two independent professional keys.
Split control protects the investor, not a promise from one Thai lessor.
BtF™ was designed around control, future value, succession, tax and renewal economics, not only the next Land Office transaction.
A structure involving valuable property should survive professional scrutiny.
Structural legal opinion completed by a Tier 1 global law firm.
Tax opinion completed by a top-tier global audit and advisory firm.
Regulated trustee infrastructure, registered Thai legal instruments and independent professional counterparties.
Yes. Thai law bars foreign acquisition of land, not leasing. Every element of the structure is a registered instrument under Thai law, and the structure is supported by a completed Tier 1 legal opinion.
We move your property safely into the new structure first. Winding down the old company, including its final tax filings, is then handled by you and your own accountant or adviser, and we provide clear notes and guides to make that straightforward for them.
It depends on your property, company and transaction. We assess the tax position first and give you a clear picture before you commit to anything, and the BtF™ structure is supported by a completed Tier 1 tax opinion.
Matters inside the company are for you and your own advisers to resolve, but the structure is designed to help: moving to registered rights reduces the legal risk carried by the Thai shareholders, which often makes cooperation easier. We provide notes your advisers can share with them.
You don't have to commit to anything to get answers: