Thailand Shuts Land Ownership to Foreigners: Legal Paths for Ukrainians to Acquire Property.

Buying Land in Thailand in 2026

According to Novyny.live: Thailand prohibits direct land ownership by foreigners, but legal avenues exist through limited liability companies or long-term leases. Under the Land Code Act B.E. 2497 (1954), which governs property rights in the country, foreigners can hold only 49% of a company's shares, while the remaining 51% must belong to Thai investors. This creates specific constraints for those looking to invest in Thai land. For context, Thailand's strict land laws aim to preserve national resources, making these workarounds essential for foreign buyers.

Company registration takes 5 to 10 business days, enabling foreigners to start business operations more quickly. The maximum lease term for foreigners is 30 years, with renewal options, making this an attractive choice for long-term investments. However, note that foreign companies face a minimum investment requirement of 40 million baht (approximately 54 million hryvnias) to purchase land plots.

Experts emphasize that a key condition for successful company ownership is genuine financial contributions from Thai shareholders. This underscores the importance of a strategic approach to investing in Thailand, where collaboration with local investors is essential for market success.

Leasing Land or Property

For foreign investors who want to avoid the complexities of land ownership, leasing land plots can be an optimal solution. The maximum lease term allows foreigners to use the land for an extended period, which can benefit business or personal projects. This approach eliminates the need for company registration and compliance with shareholding requirements.

Thus, despite restrictions, legal pathways exist for foreigners seeking to invest in Thai land, opening new opportunities for business and development. Given the challenges of direct land ownership, foreign investors can adapt their strategies—using companies for business operations or opting for long-term leases. This can boost regional economic growth and attract foreign investment, a vital factor for Thailand's economy.