Red Flags

Verified 2026-09.

"30+30+30" lease agreements

In March 2025 the Supreme Court invalidated lease clauses providing for more than 30 years. A developer advertising 90 or 99 years is a warning sign.

What to check: Check that the lease contract registers no more than 30 years, and be wary of any renewal beyond that being presented as guaranteed.

Source: TODO

Buying through a Thai company with nominee shareholders

The government is running a broad crackdown on such companies (more than 46,000 firms).

What to check: Verify that any Thai company structure has genuine Thai shareholders, not nominees holding shares on your behalf.

Source: TODO

No written confirmation of the foreign quota available in the building

Without this, you can't be sure the building hasn't already reached its 49% foreign-ownership quota — meaning you might only get a leasehold instead of freehold ownership.

What to check: Ask the juristic person or developer for written confirmation of the remaining foreign quota before paying anything.

Source: TODO

Paying money without an FET document (for a freehold purchase)

The FET (Foreign Exchange Transaction) document is required at registration to prove the purchase funds came from abroad, as required for foreign freehold ownership.

What to check: Confirm with your bank that it will issue an FET document for the transfer before wiring any funds.

Source: TODO

Buying off-plan (before construction is complete)

Regulations protecting deposits from being lost have been in force since January 2025.

What to check: Check whether your purchase contract reflects these deposit protections.

Source: TODO

TODO: Further red flags to be supplied.