AIAIG观点
2025年12月9日
2025 Thailand Villa Ownership Guide: From Nominee to Sap-Ing-Sith Legal...
A systematic analysis of Thailand's land system and legal pathways for foreigners to purchase property, comparing risks and compliance of traditional nominee, company ownership, leasehold, and Sap-Ing-Sith methods, with detailed case study and cost breakdown of the first successful Sap-Ing-Sith implementation in Chiang Mai.
Question
Why should foreigners pay special attention to property rights issues when buying a villa in Thailand?
AIAIGAnswer
Thailand implements a private land ownership system, but the law stipulates:
- Foreigners cannot directly own land;
- Foreigners can legally own buildings (the villa itself).
Therefore, the key issue lies in how to legally, safely, and stably hold the land. This has given rise to various common market structures, ranked from highest to lowest risk:
1️⃣ Thai natural person holding (highest risk)
2️⃣ Thai company holding (Company Freehold)
3️⃣ Long-term lease (Leasehold)
4️⃣ Sap-Ing-Sith (property with attached rights) — the only form of land property rights for foreigners recognized and registrable by national legislation.
- Foreigners cannot directly own land;
- Foreigners can legally own buildings (the villa itself).
Therefore, the key issue lies in how to legally, safely, and stably hold the land. This has given rise to various common market structures, ranked from highest to lowest risk:
1️⃣ Thai natural person holding (highest risk)
2️⃣ Thai company holding (Company Freehold)
3️⃣ Long-term lease (Leasehold)
4️⃣ Sap-Ing-Sith (property with attached rights) — the only form of land property rights for foreigners recognized and registrable by national legislation.
