Home / What's changed

• 13 Oct 2026

  Foreign income remittance relief: still a draft

  The 2025 proposal to exempt foreign income brought into Thailand within a year has not been enacted. The 2024 rule still applies.

  Proposed
• 3 Oct 2026

  75% condo quota and 99-year leases: still only proposals

  Floated in 2024 and studied since, neither change has become law. The 49% quota and the 30-year lease limit still apply.

  Proposed
• 15 Sep 2026

  Visa-exempt stay cut from 60 to 30 days

  Since 15 September 2026 most Western visitors get 30 days on arrival instead of 60. Owners and long-stay guests need to plan around it.

  In force
• 1 Aug 2026

  Nominee company checks widened to Phuket

  The Department of Business Development has stepped up checks on Thai companies with foreign money behind them, with Phuket among the focus provinces.

  In force
• 15 Jul 2026

  Short-term rental law reform: bills under study, not yet law

  Two draft laws would bring Airbnb-style rentals into a registration system. Parliament has accepted one in principle, but the current Hotel Act still applies.

  Proposed
• 1 Jul 2026

  Reduced transfer fee extended to June 2027, for Thai buyers only

  The 0.01% transfer and mortgage fee runs from 1 July 2026 to 30 June 2027 for homes up to 7 million baht, but foreign buyers still pay 2%.

  In force
• 24 Apr 2026

  Land and Building Tax 2026: payment pushed back to July

  For 2026, assessment notices moved to May and payment to July, with instalments running to September.

  Changed
• 30 Jun 2025

  Supreme Court: pre-agreed lease renewals beyond 30 years are void

  Judgment 4655/2566 held that "30 + 30 + 30" renewal promises are unenforceable beyond the first 30 years.

  Changed