What changed: through 2026 the Department of Business Development has tightened checks on Thai companies with foreign involvement. Thai shareholders can be asked for bank statements showing the money for their shares was their own, and an order in August extended scrutiny to later changes in ownership and management, with Phuket named among the focus provinces. The Department of Lands has also reported closer checks on land purchases by companies with foreign links.
Who it affects: anyone holding a villa or land through a Thai company where the Thai shareholders are nominees. Under the Foreign Business Act, nominee arrangements can mean up to three years in prison and fines of up to 1 million baht.
What to do: if your property is held this way, get advice from an independent Thai lawyer on restructuring, for example to a registered lease. See Can foreigners own property in Thailand?
General information, not legal or tax advice. Figures were correct on the date shown above; rules change, so confirm with a Thai lawyer, accountant or the relevant office before you act.