Option # 2 - Limited Company - recommended.
Foreigners, aliens, or farangs, can form a Limited Company and register the land as owned by the company. The foreigner can personally own maximum 49% of the company shares, and the remaining 51% must be in the names of Thai nationals (39% - 61% at the time of registration of the property; can be changed after). The foreigner is named sole executive director in the company's Articles of Association, and the Thai shareholder nominees all sign undated Share Transfer Contracts at the time the company is being registered. This effectively puts 100% control of the company and its assets in the hands of the foreign director. The Thai shareholders have absolutely no executive power within the company, nor need they be consulted over any issues at any time. They can also be replaced anytime at the director's wishes. (A Thai Limited Company must have minimum 7 shareholders - for example, one foreigner and six Thais). Setting up such a company takes about half an hour and your signature about 30 times.
A popular misconception which causes foreigners unneccessary concern is that such companies are owned by foreigners and could be exposed to imagined special (future) legislation by an imagined (future) extreme nationalist government with the intention of robbing foreigners of their real estate investments in Thailand. The fact is, however, that Limited Companies are owned by the shareholders, not their directors, the foreigners. As such, Limited Companies are Thai juristic entities subject to Thai commercial law, and any changes to legislation must apply to all Limited Companies, not only those whose directors happen to be foreigners. Thai law, both commercial and personal, is not so very different from legislation in most other countries, and it applies to all juristic entities in Thailand, foreign or Thai.
TH-property's associated legal firm charges 22,000 baht for the establishment of a company with the minimum requirements for ownership of land. Such companies need not do more than own property, and the required yearly audit - 0.00 baht result - costs 10,500 baht.
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