Thai Law (Lawyer Selection): The Penal Code, also known as the Criminal Code (ประเทศไทยทางอาญา พ.ศ. รหัส 2499), is the body of law that defines crimes and offenses in Thailand, along with the corresponding penalties. Read the full English translation of Thailand’s Penal (Criminal) Code here.
Thailand has similar property laws and regulations as western countries as the Thailand Civil Code is based on the mainland European civil law system and copied aspects from common law countries. Thai property laws are considered western. What makes buying real estate in Thailand different and more complicated for non-Thai nationals is that Thai land laws prohibit every foreigner from owning land making it impossible for foreigners to obtain outright ownership over land and house in Thailand.
Buy, sell, rent, own, and manage a condo unit - legal topics for expats. Everything you need to know about condominiums in Thailand: what a condominium is, how to buy one, who can legally own one, transfer taxes, inheritance rules, condo management, leasehold condos, sale and purchase agreements, and more. We answer practical legal questions with insights from a Thai lawyer. Simply scroll down, pick a topic, and click “Read more.”.
Read more: Buying a condominium | practical legal for foreign ownership
Thailand restricts and prohibits certain economic sectors and business activities for foreigners, primarily through the Foreign Business Act (FBA) of 1999. Under the FBA, foreign nationals are prohibited from engaging in most business categories in Thailand unless they obtain an Alien Business Operation Permit from the Director-General of the Department of Business Development, with approval from the Foreign Business Committee.
Read more: Starting a Company in Thailand | Foreign Business Law in Thailand
The Thailand Civil and Commercial Code (ประมวลกฎหมายแพ่งและพาณิชย์) is the main body of laws that deals with the legal affairs and rights of private persons (natural and juristic persons). It contains areas such as family law, inheritance law, contract law, property law, corporate law, commercial law and more. The general rule in Thailand is codified and works from the top written law down.
A divorce in Thailand legally ends a marriage and may be granted either through the courts or administratively. Divorce may be pursued by court judgment based on one of the 12 legal grounds outlined in Section 1516 of the Thai Civil and Commercial Code. Alternatively, if both spouses mutually agree, the divorce can be registered at the local district office, called the Amphoe (sometimes spelled Amphur). In Bangkok, the equivalent district office is called a Khet office. Amphur offices handle marriage registrations and are also authorized to register divorces by mutual consent, without the need for court proceedings.
Updated July 2025 | SamuiForSale.com
For over two decades, law firms and legal consultants in Thailand’s tourist regions have promoted Thai company ownership structures to foreigners for one reason: to sell property. Entire legal service businesses were built around helping foreigners acquire land through Thai companies with nominee shareholders, a structure that was, and still is, illegal.
Read more: The Nominee Company Myth: Why the “Thai Company Solution” Was Always a Legal Illusion
The Thai Supreme Court’s recent ruling invalidating lease renewals in a well-known Phuket case has been branded a ‘landslide’ decision by developers and Thai-foreign law firms operating in tourist areas. But let’s be blunt: this ruling is not new, not surprising, and certainly not a legal revelation. What it really represents is a desperate attempt to reframe a long-known truth and cover up years of deliberately misleading advice given to foreign investors.
SMART LEGAL START for foreigners and expats navigating Thai law
