New Real Estate Laws in Thailand: What Investors Need to Know

Legal 6 min read By Nestenn Thailand Research Team Published March 5, 2026 Updated March 20, 2026

The legal framework for real estate in Thailand is regularly evolving to adapt to economic challenges, the return of foreign investors, and the revitalization of the real estate sector. The new real estate laws in Thailand, therefore, generate significant interest, especially among French investors looking to secure their medium and long-term projects.

Without overhauling the system's foundations, these developments bring important adjustments that are essential to understand before buying.

A Clear Desire to Attract Foreign Investors

For several years, Thai authorities have shown a clear objective: to stimulate foreign investment while preserving national land.

This translates into:

• discussions on easing certain rules,
• clarification of the existing framework,
• indirect incentive measures for residential and tourist real estate.

The idea is not to revolutionize the law, but to make the market more attractive and understandable for international investors.

Developments Regarding Foreign Ownership

Condominiums

The fundamental principle remains unchanged: foreigners can own up to 49% of the salable area of a project in freehold.

However, authorities have strengthened controls on:

• the origin of funds,
• compliance with the foreign quota,
• the actual use of units (residential vs. commercial).

These controls aim to secure the market without penalizing serious buyers.

Houses and Land

The rule prohibiting direct land ownership by a foreigner remains in force. However, several debates have focused on:

• the potential extension of long-term leases (leasehold),
• better legal recognition of long-term tenant rights,
• securing contractual renewals.

Although no radical reform has yet been adopted, the trend is towards increased protection for leasehold investors, which reassures many buyers.

Strengthening the Fiscal and Declarative Framework

The new legal guidelines are accompanied by better fiscal regulation:

• clarification of resale taxes,
• harmonization of practices at the Land Department,
• increased controls on Thai companies holding real estate.

The objective is twofold: combat abusive arrangements and enhance the transparency of the real estate market.

For a well-supported foreign investor, these measures are rather positive as they reduce long-term legal risks.

New Rules on Use and Rental

In certain tourist areas, local authorities have strengthened rules concerning:

• short-term rentals,
• the use of condominiums for hotel purposes,
• compliance with co-ownership regulations.

This does not mean the end of seasonal rentals, but rather a desire to better regulate this activity to protect co-owners and guarantee the quality of residences.

Impact on Future Real Estate Projects

Developers are now adapting their projects to the new requirements:

• clearer legal structures,
• better anticipated foreign quotas,
• management services compliant with regulations.

Result: new projects are often more legally secure, which directly benefits foreign buyers.

What Investors Should Remember

The new real estate laws in Thailand do not question foreigners' access to the market but reinforce:

• transparency,
• legal security,
• compliance of investments.

For a French investor, these developments are moving in the right direction, provided that they are properly informed, avoid dubious arrangements, and prioritize reliable projects and partners.

Thailand thus continues to position itself as an attractive real estate market, but now more structured and mature, which is a major asset for long-term investments.