Thailand Properties, property finders worldwide

Based on a clustered pavilion design these 2 storey, 3 or 4 bedroom villas feature a total of 412 m² of internal and outdoor covered terrace living area. Principal rooms appear as separate buildings yet they are connected by covered terraces creating an exceptional amount of ground floor outdoor shaded space in which to relax, entertain and dine. Combined with the creative design and layout of the outdoor garden areas, the whole effect is one of relaxed, comfortable modern Asian living where the distinction between inside and outside is emphatically blurred.

Approached through a formal garden, an impressive entrance lobby leads past a large study with attached bathroom ( possibly a 5th study/bedroom) with delightful dual aspects looking out over two garden areas. A dining room of ample proportions enjoys a 1½ height ceiling in the center with double aspects through overlarge windows and doors. Measuring some 30 m², the living room is a separate pavilion, with high ceilings and aspects onto the pool, sala and the gardens to the rear. It is approached via a covered terrace measuring 11m by 4 m, which creates a wonderful out door shaded area directly onto the pool 40 m² pool. A large European style kitchen connecting to the dining room and a dedicated utility area complete the luxury feeling.

Under Thai law a foreigner may not own the freehold to land, however, a freehold title for a building which sits on the land can be purchased.

There are a number of different purchase options available to the overseas buyer and most property developers will offer buyers both freehold and leasehold alternatives:

The land on which the property sits can be purchased by a foreigner as leasehold. The developer will lease the land to the purchaser for a period of 30 years with an option to extend, at minimum cost, for a further two 30 year periods to give effectively a 90 year lease. A good leasehold contract should include a clause which states that if the land law in Thailand changes, making a freehold option available, the title may be converted from leasehold to freehold at the leaseholders request.

The property which sits on the land may be purchased by the individual or a company such as a BVI (British Virgin Islands) company set up by the buyer.

It is usual for the purchaser to set up a BVI company which holds the lease on the land and the property freehold title.

If the BVI option is taken it makes the resale process very simple as the company can simply be transferred to the new owner and changes to the land title and lease are unnecessary.

We are able to advise you on this process and can recommend legal professionals to help you with the procedure.

Buying a condominium

Purchasing a condominium is the simplest process for overseas buyers as Thai law allows foreign freehold ownership of condominiums. It states that 49% of a condominium block may be owned by non-Thais, some blocks may even allow 100% foreign ownership if the developer has acquired the appropriate condominium license.

Developers will usually offer a choice of two ownership options, “freehold” or “leasehold”.

A freehold may be purchased if a condominium block is within its' quota for foreign ownership i.e. 49% . The freehold will give you rights over the building but not the land.

A leasehold will be offered if the condominiums have had their freehold quota to foreigners fully subscribed. The initial lease duration with an option to renew for two additional 30 year terms effectively giving the buyer a 90 year lease.

The land on which a condominium sits is owned collectively by the individual condominium owners with a majority Thai shareholding. It is governed by a corporate body which is usually set up by the owners.

To qualify for freehold ownership of a condominium in Thailand overseas buyers must send the funds for the purchase in foreign currency from a bank outside of Thailand. They must be accurately recorded as such by a Thai bank in the form of a foreign Exchange certificate, “Thor Tor 3”,
This certificate provides evidence of the sale or deposit of foreign currency in an authorized local bank. This form must bear the bank's authorized signature and seal in the authorized bank column. The Thor Tor 3 must specify that the purpose of the remittance of foreign currency is for the purchase of a condominium unit or units and must in total equal or exceed the price of the condominium. The Thor Tor 3 certificate is readily available from all major banks in Thailand.

The other circumstances in which a foreigner can purchase the freehold to a condominium are;

1. Individuals who are permitted to have residence in Thailand under the Immigration Act.
The documents required are either a passport, residence permit and house registration.

2. Individuals who are permitted to enter Thailand under the Investment Promotion Act.
The documents required are a passport plus a letter from the Board of Investment of Thailand certifying permission to live in Thailand under the Investment Promotion Act.

The majority of visitors enter Thailand on a tourist visa. A tourist visa permits you to stay in Thailand for reasons of tourism for a period of up to 60 days.

Tourist visas are available from Thailand Embassies and consulates in your home country. On arrival in Thailand you will be required to pass through immigration where your passport will be stamped with your arrival date and a departure date.

Passport holders from one of 42 listed countries do not need to apply for a visa for visits of 30 days or less before entering Thailand as a 30 day tourist visa will generally be granted on arrival in Thailand.

If you wish to apply for a 60 day or multiple entry tourist visa then this should be obtained from a Thai consulate in your home country or another country outside The Kingdom of Thailand prior to your arrival. A multiple entry tourist visa will entitle you to enter Thailand on the same visa up to 4 times and each time for a maximum stay of 60 days. This visa has a validity of 6 months.

If you would like to apply for an extension beyond the expiry date of your visa you will need to visit the Immigration department in Thailand. At their discretion, they may offer an extension to your stay, normally up to a maximum of 15 days on a 30 day visa or 30 days on a 60 day visa.

Please note: A tourist visa is for tourist purposes only. Should you wish to conduct business or work in Thailand you will need to apply for a Non-immigrant 'B' visa before leaving your country of residence.

If you are entering Thailand for any purpose other than as a tourist you will need to apply for a non-immigrant visa. Although it is not necessary, it is recommended that this should be done in your home country at a Thai Embassy or consulate and you should present it to the customs officer when you enter Thailand.

A non-immigrant B visa should be obtained by anyone wishing to work within Thailand. Once you have your visa you can apply for a work permit. Both a non-immigrant category B visa and a valid work permit are required to legally work within the Kingdom of Thailand.

If you are bringing your spouse and children with you they will need a non-immigrant O visa. This visa type (nom-immigrant O-A) is also issued to foreigners who plan to retire in Thailand. Certain capital and other criteria must be met before this visa will be granted.

If you are already in Thailand then it is recommended that you apply for your non-immigrant visa in a neighboring country.

1. Single entry
This visa is valid for 3 months from the date of issue and allows the holder to enter Thailand for a single period of up to 90 days. After 90 days the holder must leave Thailand and apply for another visa in a neighboring country or can apply for an extension of up to 30 days from the local immigration office.

2. Multiple entry
This visa is valid for 12 months from the date of issue and allows the holder to enter Thailand as many times as required for a maximum stay of 90 days on each occasion. This visa can be extended by a further 3 months by leaving Thailand at the end of the visa and obtaining a new entry stamp on your return.

Categories non-immigrant visa
Categories of non-immigrant visa are listed below. Should you require any further information please do not hesitate to contact us.

Business visa (B).
Business approved visa (B-A).
Diplomatic visa (D).
Mass media visa (M), issued to accredited press representatives.
Educational study or observation (ED).
Expert visa (EX), issued to those performing skilled or expert work.
Official visa (F), issued to officials on duty (involving the Thai government).
Investor visa (IM), issued to foreigners who set-up their companies under the Board Of Investment.
Investment and business visa through the Board of Investment (IB), subject to the provision of the laws on investment promotion.
Others (O), including dependents and retired persons.
Missionary work or other religious activities (R).
Research and Science visa (RS).
Participation in an officially recognized sports event (S).

All foreigners, with a few exceptions, who wish to undertake any kind of work in Thailand, must hold a valid work permit and visa. These are issued by the department of Employment.

Working without a work permit is a criminal offence and employers who violate the law can face fines of up to 60,000 Baht and/or jail terms of up to 3 years. Foreign employees who do not hold a work permit may be jailed for up to 3 months and can face fines of up to 5,000 Baht.

There are a few types of work that are reserved only for Thai nationals. In the main these are related to manual labour and productions of handicrafts, but they also include jobs such as hairdressing. A full list can be obtained from the department of employment.

If you will be working for a company then your employer should apply for a work permit on your behalf. Companies are limited to the number of foreign employees they have and must have a registered capital of at least 2 million Baht per foreigner they wish to employ.

If you wish to apply for your own work permit you must first set up a Thai company and obtain a non-immigrant B visa. You can apply for your visa at a Thai embassy or consulate in your home country before entering Thailand. We are happy to recommend legal professional who can assist you with this process.

Your work permit will entitle you to perform the duties within the business and work premises stated on your application form. Should you move company or location you will have to apply for a new work permit.

Now you have a work permit you are legally entitled to work and run a business in Thailand. You can open a company bank account, obtain credit cards and bank loans, contract a mobile phone, purchase a car or motorbike and import your personal belongings to Thailand without import duties.

You will, of course, be eligible for income tax and social security payments.

Chom Tawan contemporary Thai villas

2 storey 3 or 4 Bedroom Villas

Fast Facts

Thai law