FDI consulting
We map your goal to the right structure — property, company or both — and flag the risks before money moves.
Investment
Investing in Thailand as a foreigner
What you can own, how a foreign-run business works, and where the real limits are — before you commit money.
Thailand welcomes your capital — with rules
Thailand is open to foreign money, but not without structure. A foreigner can own a condominium outright, yet not the land under a house. A foreigner can run a company, but many sectors expect Thai majority ownership unless a promotion or treaty applies.
This page explains the main routes for property and business in 2026 in plain terms. Wongamat Group advises on foreign direct investment and works with licensed Thai lawyers and accountants to build the structure that actually fits your goal — and keeps it legal.
Owning property as a foreigner
The rules are strict but well-trodden — the key is choosing the right structure from the start.
Condominiums — freehold, up to the 49% quota
Foreigners may own condo units in their own name, freehold, as long as foreign ownership stays within 49% of a building's total floor area. Payment must be remitted from abroad in foreign currency, with the bank's FET record kept for the transfer. This is the cleanest way for a foreigner to truly own Thai property.
Land & villas — leasehold or a Thai company
Foreigners generally cannot own land freehold. A house or villa is usually held on a registered long lease (commonly 30 years, renewable by contract) or through a properly structured Thai company. Each route has trade-offs we walk you through.
Usufruct, superficies & spousal structures
Legal instruments that give a foreigner secure, long-term rights to use land or a building without owning it outright — useful for family homes and estate planning when set up correctly.
LTR & BOI exceptions
Certain long-term-resident and BOI-promoted investors may access land-ownership rights not open to others. Whether you qualify is worth checking before you buy.
Doing business in Thailand
Four common routes, each suited to a different owner.
Thai majority company (49% foreign)
The most common structure: a Thai limited company where foreigners hold up to 49%. Fast and flexible for most trading and service businesses, with genuine Thai partners or shareholders.
BOI promotion (up to 100% foreign)
For activities Thailand wants to attract, the Board of Investment can allow full foreign ownership plus incentives — tax holidays, easier work permits and land-ownership rights. The best route for serious, qualifying investment.
Foreign Business Licence (FBL)
Where a foreigner needs majority control in a restricted sector without BOI, an FBL can be applied for — case-by-case, with real scrutiny.
US Treaty of Amity
US citizens and US-majority companies may own and operate a business in Thailand almost as Thais do, in most sectors — a distinct advantage for American investors.
How Wongamat Group supports your investment
Company & licence setup
Formation, BOI or FBL applications and shareholder structuring, handled with licensed Thai lawyers and accountants.
Property due diligence
Title checks, foreign-quota verification, lease drafting and the foreign-currency remittance done correctly.
Banking & ongoing compliance
Accounts, work permits, annual filings and reporting — so the structure stays sound long after setup.
Common questions
Can a foreigner own land in Thailand?
Generally not freehold in their own name. The usual routes are a registered long lease, a Thai company that owns the land, or legal use-rights such as usufruct. Some BOI and LTR investors are exceptions. We help you pick the safe structure.
Can a foreigner own a condo outright?
Yes — in your own name, freehold, as long as the building's foreign ownership stays within 49% of its floor area and the funds are remitted from abroad in foreign currency. This is the simplest true ownership for foreigners.
Can I own 100% of a Thai company?
In many sectors the default is Thai majority (foreigners up to 49%). Full foreign ownership is possible through BOI promotion, a Foreign Business Licence, or the US Treaty of Amity for American investors. It depends on your activity.
Is there a minimum investment?
It varies by route — a condo purchase, a company's registered capital, or a BOI project's threshold are all different. We give you the real numbers for your plan.
What are the tax considerations?
Company tax, personal tax, withholding and property transfer costs all apply differently by structure. We coordinate with licensed accountants so nothing is a surprise.
What does BOI promotion give me?
Depending on the activity: up to 100% foreign ownership, corporate tax holidays, simplified work permits and, in some cases, land-ownership rights. We assess whether your project qualifies.
This page is general information, not legal, tax or financial advice. Thailand's investment and property rules change and every situation differs. Wongamat Group works with licensed Thai lawyers and accountants to confirm the structure and requirements that apply to you.
Planning to invest in Thailand?
Tell us what you want to own or build. We'll outline the structures that fit, the rough costs, and the risks — before you spend a baht.
