Red Flags
Verified 2026-09.
"30+30+30" lease agreements
In March 2025 the Supreme Court invalidated lease clauses providing for more than 30 years. A developer advertising 90 or 99 years is a warning sign.
What to check: Check that the lease contract registers no more than 30 years, and be wary of any renewal beyond that being presented as guaranteed.
Buying through a Thai company with nominee shareholders
The government is running a broad crackdown on such companies (more than 46,000 firms).
What to check: Verify that any Thai company structure has genuine Thai shareholders, not nominees holding shares on your behalf.
No written confirmation of the foreign quota available in the building
Without this, you can't be sure the building hasn't already reached its 49% foreign-ownership quota — meaning you might only get a leasehold instead of freehold ownership.
What to check: Ask the juristic person or developer for written confirmation of the remaining foreign quota before paying anything.
Paying money without an FET document (for a freehold purchase)
The FET (Foreign Exchange Transaction) document is required at registration to prove the purchase funds came from abroad, as required for foreign freehold ownership.
What to check: Confirm with your bank that it will issue an FET document for the transfer before wiring any funds.
Buying off-plan (before construction is complete)
Regulations protecting deposits from being lost have been in force since January 2025.
What to check: Check whether your purchase contract reflects these deposit protections.
More on buying property
- What a foreigner may owncondos, land, leases
- Property prices by regioncondos and houses, buy and rent
- Where to search for propertylisting sites and what to check
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