We believe in working hand in hand with our clients. With our projects we like to be involved in the earliest design stages enabling us to offer constructive, innovative architectural and engineering alternatives. We can provide the design and build services to answer the specific needs of our Client.

We focus our resources, skills and professionalism in making every effort to ensure Client satisfaction. We achieve this by maintaining strict standards and controls for maximum performance during the construction phase and most importantly in time and cost management. This guarantee’s prompt and satisfactory completion of our projects every time.

We are a constantly learning organization that strongly adheres to the
highest standards of perfessionalism and good corporate governace. We are
committed to providing competitive and innovative construction management solutions that
ensure complete customer satisfaction. We are also dedicated to investing in our people
and providing them with every opportunity for career development.

Buying Property & Land in Thailand

Land Titles

There are many different types of land title in Thailand , the majority of which do not allow for the legal right to built on that land. Only 3 land titles are recommended; Nor.Sor.3, Nor.Sor3 Gor, and Chanote.

In the beginning, i.e. the Sukhothai era, most the land in Thailand was in the possession of the people, who reserved the right to individually use said land and to transfer it to their heirs. Later, in the Ayuthaya and Ratanakosin era, the land was owned by the kings. The people had to request a royal grant in order to obtain land. At present, the possession of land has to be in accordance with the principle land administration laws.

There are two types of right to private land :

1. The right of possession ( Possessory right ), i.e. people who possess and use the benefit of land will have the right to possess such land under the Civil and Commercial Code.
2. Ownership by a person who has a title deed and document concerning the land. Here are the 3 recommended types :
1. Nor.Sor.3
   Is the lowest land title which allows for legally building a property and instrument certifying the use of land issued be the government to the proprietor of land not a possessory title, i.e. it is confirmed by law that a person holding Nor.Sor.3 has the legal document or to use the benefit of the land as an owner. Nor.Sor.3 is a floating map with no parcel points. It is issued for a specific plot of land and is not connected to other land plots. This causes problems in verifying the land area. Any legal acts must be publicized for 30 days.
2. Nor.Sor.3 Gor
   Is a legal land title with the same legal basis as Nor.Sor.3. The difference being that Nor.Sor.3Gor has parcel points on the map, and is set by using an aerial survey to set the points and the land area. It is possible to verify a nearby land area. It always uses the same scale of 1:5000. There is no need to publicize any legal acts, and it is possible to partition ( divide ) the land into smaller plots.
3. Chanote – Land Title Deed
   Is a certificate for ownership of land. A person having their name shown on the deed has the legal right to the land, and can use it as evidence to confirm the right to government authorities. This title deed has been issued by using GPS to set the area and boundaries of the land, which is a very accurate method. Any legal acts may be done immediately, as per the right of ownership. Land partition of more than 9 plots must be carried out according to the Land Allotment Law, Section 286. This is the most secure type of land title and is highly recommended.

Buying Property & Land

Land Purchase :

Thai law stipulates that a foreigner may not own land in his name, he has the right of ownership of buildings only. If a foreigner wishes to purchase land to build a property he has 2 options;

The land is purchased on 30 year leasehold, with an option to extend the lease for further 30 year periods. Possession of the land is assured by virtue of the fact that the property occupies the land. The lessor cannot seize the property upon experience of the lease, as the property is separate from the land.

If a foreigner is going to operate a business in Thailand then he may purchase the freehold of the land through his Limited Company. The land will be owned by the Company, not the individual.

Even recent amendments that allow a Thai spouse ( male or female ) of a foreigner to buy land require proof that the money used in the purchase of freehold land is legally solely theirs with no foreign claim to it.

House Purchase :

If however, what you want is a house, the fact that you can't acquire freehold land should not be a deterrent. You may own the building freehold and together with a well constructed leasehold ( typically a 30 year lease with two prepaid 30 year renewals )

And a purchase option for the land ( that could be exercised in the event the laws of foreign ownership changed – or you sold the property on to a Thai person or legal entity ) you will have effective ownership, yet still remain within the laws of Thailand .

Condominium Purchase :

Purchasing a condominium is the easiest, simplest transaction. The law allows foreigners to hold 49% of the units in a condominium freehold while in certain condominium blocks a full 100% of the units can be owned by foreigners on a freehold basis. One important requirement in order to qualify for freehold status is that the foreign currency funds for the purchase have been remitted from abroad and correctly recorded as such by a Thai bank. The foreign freehold is definitely the preferred structure for purchase of condominium apartment. Foreigners have the right to ownership of buildings only, where land is not included. Legal acts are unlimited. A suggestion for foreigner is to lease the land for 30 years with an option of an extension of the lease, then purchase ownership of the house built on the land. Certainly of possession of land and house is assured, by being the owner of the house. The ownership of the land shall be leased out. If arranged as stated above, then the house will be separate from the land, and will not be component part under the Civil Law. Ownership of buildings can be confirmed, and the lessor cannot seize the house upon expiration of the lease.

Land Title Search :

It is highly recommended that a proper land search at the land office is carried out prior to making an offer.

Development Purchase :

Foreigners may own assets in Thailand such as a development constructed on the land. The owners of the development usually set up a legal structure and mechanism which enables the purchaser of the property to own the property. Here is an example of how this is achieved;

Corporate Ownership of property :

Thai corporate structures are very similar to British common law. Thai law allows for PLC;s LLC;s Ltd partnerships and other types of corporate entities. Once formed they are referred to as “Juristic Persons “ in Thai jargon ( legal entities ). Juristic Persons in Thailand which are owned by a Thai majority are considered in terms of property ownership, to be a Thai person and therefore, may own property in Thailand . Note that equitable ownership, which Thai law addresses, does not necessarily equate to actual control of the Juristic Persons. The most popular from of corporate land ownership is the the Limited Liability Company ( LLC ).

Control of the Limited Liability Company:

Thai law allows the issuing of classified or two tiered stocks. Hence shares of the LLC may be issued as “Ordinary Shares” where the holder of one share is entitled to one vote, and Preferred Shares where a shareholder must have multipleshares in order to obtain one vote. The Thai majority shares may be issued as “Preferred” and the foreign minority shares as “Ordinary”. This allows the foreign minority shareholders to hold fewer number of shares, but in fact have control of the company by voting rights.