WHAT IS THAILAND ELITE?

WHAT IS THAILAND ELITE? Thailand Elite was established with a singular goal to present the finest country membership program designed specifically for international guests of Thailand. Foreigners who applied for the Thailand Elite program will be provided with Thailand Elite Visa (Privilege Entry Visa) with a minimum period of 5 years up to 20 years of stay in Thailand along with other variety of privileges. Thailand Elite membership program was established by the Thailand Privilege Card Ltd. a state-owned company under the supervision of the Tourism Authority of Thailand (TAT) as a sole shareholder with registered capital of 1,000 million Baht. The main objectives of Thailand Elite are to generate revenues from foreign high-end visitors, investors, businessmen, and those who consider Thailand as a second home, by offering special entry permits and services as well as other privileges from both public and private sectors, e.g., Elite Visa (Privilege Entry Visa), VIP Airport service, open bank account, limousine service and etc. As a state-owned enterprise and part of the Tourism Authority of Thailand, Thailand Elite is the only country membership program with benefits for immigration, leisure, business with access to privileges that money alone cannot buy. Providing conveniences for Elite members as soon as they set foot in Thailand. THAILAND ELITE VISA Thailand Elite Visa is a core privilege of the Thailand Elite membership program officially known as ‘Privilege Entry Visa’ granted to all Thailand Elite members. It is a 5 years multiple entry visa that allows the visa holder to travel in and out of Thailand as frequently as the visa holder preferred, without having to apply for a re-entry permit. The Visa allows the visa holder a one-year length of stay per each entry. In the case where the visa holder does not wish to leave Thailand within one-year period, 1-year stay extension can be done at the immigration office in Thailand. If your selected program has more than 5 years of membership validity, then you could request for another 5 years extension prior to its expiry date. Thailand Elite Visa allows the holder to enjoy a long-term stay in Thailand to the utmost without having to worry about additional expenses such as traveling back and forth to extend visa validity or about the procedure of having to apply for a visa upon every arrival. If you are looking to stay in Thailand for over 6 months or if you are a frequent traveler to Thailand, then Thailand Elite is for you. MAIN BENEFITS OF THAILAND ELITE MEMBERSHIP Elite Visa is a type of tourist visa that grants exclusive privileges and benefits to foreign nationals who are specifically designated as members. It aims to create new and unique experiences for these individuals. Elite Visa offers exceptional reception and provides various special privileges that go beyond what is typically available to others. 1.Fast-Track Immigration: Exclusive fast-track immigration clearance for both arrival and departure, ensuring a smooth and expedited process. 2.Limousine Service: Complimentary limousine transfers from the airport to the accommodation and vice versa. 3.Convenient Driver's License: Assistance and facilitation in obtaining a driver's license in Thailand. 4.Extended Stay Reporting: Assistance in reporting your stay to the Thai immigration authorities, allowing you to legally stay in the Kingdom for more than 90 days without having to leave the country. 5.Bank Account Opening: Support in opening a bank account in Thailand, making financial transactions and management more convenient. 6.Special Discounts: Exclusive discounts when purchasing products at King Power Duty-Free shops, various hotels, restaurants, and shopping malls. How many types of Elite Visa? Elite Visa is divided into 8 types, each offering different levels of pricing and privileges. The membership fees range from 500,000 baht to 2 million baht, and the types include: Type of Elite Membership Membership Fee (THB) Membership Validity 1.Elite Easy Access 600,000 5 years 2. Elite Privilege Access 1,000,000 10 years 3.Elite Superiority Extension 1,000,000 20 years 4.Elite Ultimate Privilege 2,000,000 20 years 5.Elite Family Excursion 800,000 5 years 6.Elite Family Alternative 800,000 10 years 7. Elite Family Premium 1,000,000 N / A 8. Elite Maxima Health (Newest) 1,500,000 บาท 5 years How to apply for the Elite Visa? 1.Be of legal age according to the laws of Thailand (at least 20 years old). 2.Obtain permission to stay in Thailand in accordance with immigration laws or relevant laws in Thailand. 3.Possess a passport with a validity of more than 6 months. 4.Not be declared bankrupt by a court order. 5.Not be a person of dangerous or incompetent behavior. 6.Not have been sentenced to imprisonment in any country (except for minor offenses). Thailand Elite Program offers you the opportunity to obtain a long-term multiple entry visa with the right and members’ exclusive services to live in Thailand from 5 up to 20 years Today, our page is presenting information about the Thailand Elite Visa, hoping that it will be beneficial for all of you who come here to read. Additionally, The Property Center page also has many other great articles that you can read. If any of you are looking to find a house or other real estate, you can entrust your property to us for sale. We have clients contacting us every day, and we will professionally handle the work on your behalf. The Property Center warmly welcomes all homeowners. We have a team that posts on various online media platforms and creates advertisements in newspapers and marketplaces. These services are free, and we only charge a commission fee of 3-5%. Please contact us promptly. Thank you for information from: http://www.wonderfulpackage.com/article/v/1533/ https://www.thailandelite.net/?gclid=EAIaIQobChMIyKLOqvu3_wIVTYTCCh3RFwAPEAAYAiAAEgJawfD_BwE http://www.visatogo.co.th/thailand-elite-visa/

House Construction Laws In Thailand

House Construction Laws In Thailand Construction in Thailand is mainly regulated by the Building Control Act and the Town and City Planning Act. The Building Control Act provides for governmental control of virtually all types of construction by means of various applications and punishment in case of violation, the Town and City Planning Act deals with the permissible uses of land in different zones. In addition there are under both Acts Ministerial Regulations specifying regulations and zone restrictions. Building and construction can also be restricted by environmental and other laws (Nature Reserve Act, Forest Act, etc.) or if the land is burdened with a right of servitude. The relation between a customer/ employer and a builder in Thailand is primarily governed by a construction contract and the Civil and Commercial Code (specifically the chapter ‘hire of work’). In addition to the zone regulations (12) for Samui specifying the type of use to which land/ property may be put in specific areas issued under the City Planning Act there are general building zone regulations (4) issued under the Building Control Act, giving standard building requirements and restrictions depending on its distance from the beach. These restrictions relate to the maximum size, distance to the land border, design and the height of the building (sample). Similar building regulations exist in Phuket, Pattaya, Koh Phangan, Hua Hin, etc.. Building or buying a home in Thailand Foreign land ownership restrictions in Thailand relates to land only, not to the building on the land or condominium registered under the Condominium Act. The land and any structure on the land can be owned independently by different persons. Foreigners buying a home in Thailand can lease land (and optional obtain a right of superficies) and own the house as a personal property. In any land leasehold structure it is recommended to obtain ownership over the house, but ownership over the land remains the higher absolute right and the right to own the house on the land is relative to the right to use the land. The right to own the house on another man’s land always follows the term of the land lease or superficies agreement and cannot exceed a term of 30 years after which the lease and/or superficies must be renewed. How to own a house distinct from the land it is on Buildings (apart from condo apartments) do not have a separate ownership title deed document. The procedure to obtain ownership of a structure separate from the land is as follows: If buying from a developer (depending on the sale and tax structure and liabilities the developer chooses) the sale of a house separate from the land lease is either by: a building sale and purchase agreement (see procedure under 3), or a building construction contract with a building permit in the foreign purchaser’s name. In case an individual person is developing a plot of (leased) land the building permit should be issued, or during the construction changed by the Or Bor Tor, in the name of the person that leases the land. Sale of a completed or existing building separate from the land requires the current owner and purchaser of the house to: sign a standard land office Thai script sale of a structure document (signed at the land office in front of the competent land official) followed by a 30 day public announcement/ posting of the house sale at specific locations after the announcement period the parties return to the land office to complete the transfer. Sale of completed existing house The sale of an existing house separate from the land (land lease combined with house sale/ ownership) must be registered with the local land office (the Samui, Phuket, Hua-Hin, Bangkok or any other local Land Department’s branch office) to be complete and property ownership transfer fees and taxes must be paid. Local property developers (in Samui) tend to offer a sale and purchase agreement for the house but skip the official transfer procedure (ownership has not transferred), or lease land and house (not recommended). The transfer of ownership of a building will take at least 30 days from the first visit to the land office to the issuance of the sale of a structure document (sample right or view sale document with short translation). The official land office sale document, stamped and signed by the local land office, is the document that proofs the purchaser’s rights to the house and completes the transfer. Required documents: ID-card, passport (seller/ buyer) House registration book (Tabien Baan) Land title document House building permit Property transfer fees Building permit Thai construction workers on building site under palm trees The seller of a house must have a building permit (sample top right) issued by the local Or Bor Tor. The building permit is the evidence that shows he owns the building and obtained approval to build the house. The building permit must be submitted to the Land Registry for the transfer of the house. It should be checked if the house is actually built according to the building permit. If the seller can’t show a building permit the house could be illegally built or may not be built according to local building regulations. The building Control Act imposes heavy fines and even imprisonment on violators. If any violation is found the authority has the power to issue a stop-work order and demand rectification of the building or an incorrect part within a reasonable time. If the building or an incorrect part cannot be rectified, the authority has the power to order a demolition thereof. When a land leaseholder hires a builder the building permit could be issued in the builder’s name or land owner’s name. In this case the name on the building permit should be changed by the local Or Bor Tor to the lessee’s name at any time during the construction, but prior to the issuance of the house registration book (tabien baan). The building permit is proof that you own the building and the building does not belong to the land owner but to the land leaseholder. Separate ownership of the house increases the lessee’s right and also lowers property tax liabilities (housing and land tax). Research by the Agency for Real Estate Affairs indicates the new city plan for Koh Samui will mandate that property projects cannot be constructed higher than 150 meters above sea level read more…. Similar to Phuket where the Ministry of Natural Resource and Environment issued a notification to protect the environment in Phuket prohibiting any building and renovation in the area 80 meters and more above the average sea level. Construction is not allowed even though the land could have a full land title deed. General considerations when planning to build or buy a house in Thailand (also for leasehold land for foreigners) what is the land title (this should at least be a Nor.Sor.3.Gor/ Khor or better a Chanote land title deed); is the land tile deed correctly issued and the title cannot be revoked on the grounds of any illegal issuance process (read warning under ‘articles news’); is there a solid legal structure for a long term interest in the land (proper land lease and/or superficies registered with the Land Department); what are the zoning and building regulations and restrictions for the specific area (what use and construction is allowed in the area); is there a private servitude, public or municipality road connecting the land with the public road; are there any mortgages, encumbrances, claims or security of any kind registered against the land title deed; are there any conditions in the previous sale or gift (right of redemption); the land is not subject to any promise or agreement, court order or other judgment or decree; the land owner is not involved in any action brought before court or bankruptcy/ insolvency proceedings; the land is not encroached nor is there encroachment on the land; the land is not subject to any land expropriation plan by the government; the land is not located in a land reform zone according to the laws on land reformation for agricultural purposes; the land is not located in a forest or nature reserve zone, or other area reserved for the public; the seller has not (implicitly or explicitly) declared the intention or done any act to give the land whether in whole or in part to the public; the seller does not hold the land as an agent on behalf of any third party, nor is there any third party having priority right to the land. Information above on behlf of samuiforsale

Foreign Ownership of Real Estate in Thailand - Documents required for registration

Foreign Ownership of Real Estate in Thailand - Documents required for registration Part 1: Evidence for Land/Condominium/Building Ownership (Original Documents) includes the following: Land Title Deed Certificate of Land Utilization Condominium Ownership Certificate Documentation of Building Ownership Part 2: Documentation for Transferee, including: For Individuals: 1.National Identification Card 2.Copy of Household Registration 3.Name/Last Name Change Certificate (if applicable) 4.Marriage Certificate (if applicable) 5.Spouse's Death Certificate (if applicable) 6.Divorce Certificate/Record of Divorce (if applicable) 7.Letter of Consent for the transaction from the spouse, along with their National Identification Card and copy of 8. Household Registration. In the case of a transfer according to Section 13 of the Land Code, the documentation includes: 1.Death Certificate or proof of the decease of the heir. 2.Original Last Will and Testament (if available). 3.Copy of the Last Will and Testament that has been presented to government agencies such as the court or other land offices, certified as a true copy by the authorized personnel of that agency (in case the original document is lost or destroyed). 4.National Identification Card and copy of Household Registration of the executor of the will (if applicable). 5.Name/Last Name Change Certificate of the heir and the executor (if applicable). For Legal Entities: 1.Certificate of Incorporation. 2.Corporate Meeting Minutes. 3.Specimen signature of the authorized signatory or the person with the power to represent the legal entity. 4.National Identification Card and copy of Household Registration of the directors or authorized representatives of the 5. legal entity, along with their official stamp. 6.Articles of Association and Objectives. 7.Corporate Regulations. 8.List of Shareholders. Part 3: Documentation for Foreign Individuals, the Transferee: Documentation related to Foreign Individuals: 1.Certificate of Residence issued by the local police station where the foreign individual resides. 2.Passport showing the nationality of the foreign individual. 3.Certification from government officials, police officers, or the embassy/consulate to which the individual is affiliated. 4.Emergency certificate issued by the Ministry of Foreign Affairs temporarily indicating nationality. 5.Copy of the Household Registration of the applicant and all individuals listed in the same household registration (if applicable). 6.Marriage Certificate (in the case of applying for inheritance as a spouse). 7.Marriage Certificate between the biological parents of the heir (in the case of applying for inheritance as a child). 8.Documentation of the registration of being the adopted child (in the case of the applicant being an adopted child of the heir). Source of Investment Funds: 1.Evidence of foreign currency brought into the kingdom. 2.Proof of funds transfer from a foreign currency deposit account. 3.Evidence of withdrawal from a Thai Baht account of a person residing abroad for investment purposes (the source of investment funds can be supported by one or more of the following points, but the total amount must be at least 40 million Baht): a. Proof of funds transfer from abroad. b. Proof of funds transfer from a foreign currency deposit account. c. Proof of sale of assets abroad. d. Other relevant evidence of funds from abroad. Part 4: Additional Documents: 1.Court order or appointment decree appointing the heir as the estate manager (if applicable). 2.Documents presented to officials, if in a foreign language, must be translated into Thai and certified as accurate. 3.Certification of debt exemption from a condominium juristic person (in the case of transferring a condominium unit). 4.Certification from the condominium juristic person confirming that a foreigner holds ownership rights to the unit not exceeding 49% of the total area of all units in that condominium building (in the case of transferring a condominium unit). 5.In cases where power of attorney is granted for the transaction, there must be a power of attorney document, along with the national identification card or a copy of the national identification card and copy of household registration (authenticated) of the person granting the power of attorney, along with the national identification card and copy of household registration (original) of the authorized person. Today, our page is presenting information about Foreign Ownership of Real Estate in Thailand - Documents required for registration, hoping that it will be beneficial for all of you who come here to read. Additionally, The Property Center page also has many other great articles that you can read. If any of you are looking to find a house or other real estate, you can entrust your property to us for sale. We have clients contacting us every day, and we will professionally handle the work on your behalf. The Property Center warmly welcomes all homeowners. We have a team that posts on various online media platforms and creates advertisements in newspapers and marketplaces. These services are free, and we only charge a commission fee of 3-5%. Please contact us promptly. Thank you for the information from https://www.thailand.go.th/issue-focus-detail/010_011?hl=th

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APR

How to design home decor?

How to design home decor? There are several factors to consider when decorating a house to make it more attractive and livable, such as using colors that are suitable for the style and ambiance we want to create in the house, selecting furniture and decorations that match the desired style, and using various decorating techniques to enhance the beauty and appeal of the house. Some of these techniques include: 1.Adding green plants to your home is an easy way to decorate and create a refreshing atmosphere. Green plants or small potted succulents placed in various parts of the house such as the living room, bedroom, or guest room can make your home look fresher. Not only do plants help purify the air, but they also create a shady atmosphere that can affect your health and make you feel good. Your home will come to life and feel more vibrant with greenery. 2.Adding small decorative items to your home can make a big difference in creating a cozy and inviting atmosphere. These items don't have to be expensive or require a lot of maintenance. You can place them on small wooden shelves or display them in baskets, such as a wicker basket, a small music box, or a cute wooden doll. These small decorations can help enhance the ambiance of your home and make it feel warmer and more natural. 3. Choosing furniture colors to create warmth in your home. If the color tone of our home is warm, such as brown, wood, or eggshell white, choosing furniture colors is important in creating a cozy atmosphere. If we choose the same color tone, it will create a light attraction and be easy on the eyes for those in the house. Or, if we choose colors that contrast with the floor color, it will create a sense of surprise and interest. However, this ultimately depends 4.Adding Light to Dark Areas if our house has areas that are quite dark or corners that are gloomy, we should provide adequate lighting to create a comfortable and convenient living environment. Therefore, it is necessary to have sufficient bright light in every room. For example, in the living room, we can add light by using a long lamp or in the workspace, we can add a small desk lamp. This will make the different rooms or corners of the house more inviting, cozy, and pleasant to be in. Here are some examples of home decoration styles 1.Classic Style Home Decoration The bedroom in the classic style home emphasizes the use of natural materials to create a raw and genuine look, including raw bricks, red bricks, ironworks, and wooden structures. When combined, everything looks harmonious, and each piece of furniture is a vintage work of art that adds to the classic beauty of the room. 2.Decorating a home in Contemporary Style The focus is on a warm Contemporary style, mixing elements such as curtains and rugs while dividing the usage zones. Furniture is kept simple with a focus on wood materials and a sofa in Earth Tone colors. 3.Modern Style - Undoubtedly, the third style is one of the most popular home decor styles that is easy to decorate and is currently dominated by modern decor, covering everything in a cohesive color scheme, from the color of the sofa to the curtains. 4.Modern Luxury Style - For those who want to keep their home looking modern and sophisticated, but also want to add a touch of luxury, decorating in the Modern Luxury Style is the perfect solution. This style allows for a wide range of furniture color options, including black, white, grey, and bright tones, which can be adjusted to fit your personal taste. This style is especially popular for those who live in expensive condos and want to showcase their high-end lifestyle. 5.Loft Style Home Decor - Loft style has become increasingly popular lately because everything is intentionally designed to be in the original style of the word "loft". It's not just about some parts, but every wall is made of red bricks, some spots are made of bare cement, and the windows are not left empty but covered with black aluminum blinds to soften the light coming in from outside. 6.Nature Style Home Decoration – Emphasizes the natural elements as much as possible, as everything in this room is made mostly of wood. It is well known that natural style decoration is the use of natural materials in decoration. This is another idea that can make a home beautiful and warm, giving off the scent of nature. 7.Minimal Style home decoration - The main concept of Minimal Style is simplicity, comfort, and minimal decoration with only necessary items. However, it should still look stylish and follow the philosophy of "Less is More", which means "less but more effective". 8.Tropical style in home decor is similar to the nature style, but it is designed to fit countries with hot and humid climates. The style evokes a feeling of warmth and relaxation, and the decor often includes natural materials to create a relaxed and laid-back atmosphere. 9.Oriental Style Home Decoration - Oriental Style emphasizes on decoration that conveys the culture through various works of art and decorations that reflect the beliefs of that particular culture, such as feng shui and cultural beliefs. The exterior of the house may be adjusted to suit modern times while still maintaining the essence of Oriental Style. It is important to remember the cultural beliefs that have been passed down through generations in order to maintain the true essence of this style. 10.Vintage Style Home Decoration – Vintage Style is another popular home decoration style that has gained a lot of popularity nowadays, especially among women who love the scent and fashion of the past. This style of home decoration often uses furniture with light wood tones, and for curtains, Infinity Design recommends using blue-colored curtains with patterns to create a comfortable and relaxing atmosphere. 11.Home Decoration in Luxury Style – Let's talk about luxury and expensive decor. Normally, a simple and luxurious style would focus on using gold, white, or cream tones, but for this house, the theme is bold and all black with a mafia-style luxury touch. However, if you look closely, the centerpiece is the bed with Versace wallpaper in black and gold. The black wooden bed frame is tall and comes with a thick, soft mattress. 12.Home Decor in Warm & Cozy Style - This style is easy to decorate and creates a comfortable living space. It is commonly found in colder regions as people want to make their homes feel warm and cozy. The décor focuses on natural tones, making it easy on the eyes with an Earthy color palette. You don't need a lot of decorations, just what is necessary to create a good overall look. These simple home decoration ideas may help spark inspiration for decorating your home, even if it's just a little bit. Decorating your home is not as difficult as you may think, so to enhance the ambiance of your already great home, all you need to do is start small, from inside your home to the outside. By doing so, your home will have a relaxed and warm atmosphere, inviting a calm and peaceful state of mind. ขอขอบคุณข้อมูลจาก: https://www.infinitydesign.in.th : https://www.usfurnish.com

APR

How can foreigners own land in Thailand?

How can foreigners own land in Thailand? Due to the policy to allow foreigners to own land in Thailand, it is a result of an effort to stimulate the economy and investment. Therefore, not all foreigners are eligible to own land in Thailand. They must belong to a specific group of foreigners who meet the criteria and conditions set by the law. There are 4 groups of foreigners who are eligible to own land in Thailand. 1. Wealthy Global Citizen. 2. Wealthy Pensioner. 3. Work from Thailand Professional. 4. Highly Skilled Professional. Foreigners can own no more than 1 rai of Thailand. and must be under specified conditions only In fact, the four foreign populations mentioned above are is a group of foreigners allowed to stay in Thailand on a long-term basis as a special case They can hold a visa for up to 10 years, but they are not yet able to own Thai land. Because there are still other criteria that must be met. The foreigners in the 4 groups who are allowed to stay in Thailand in the long run will be able to own land in Thailand. It must have the following additional properties: must invest more than 40 million baht in the specified business The money for such investment must be maintained in a specified business or activity in Thailand for at least 3 years. Can only own land not be exceeding 1 rai Land held not exceeding 1 rai must be owned for residential purposes only. 1. Land Lease: Foreigners can lease land for up to 30 years and can renew the lease for another 30 years. 2. Condominiums: Foreigners can own up to 49% of the total area of a condominium building. 3. Thai Limited Company: Foreigners can own land in Thailand by setting up a Thai limited company, in which the foreign ownership must be less than 50% of the company's shares, and the company must have a legitimate business purpose. 4. Board of Investment (BOI): Foreigners can own land in Thailand by investing at least 40 million baht in a BOI-promoted project, and the project must be approved by the BOI before purchasing the land.

SEP

Property Ownership

Property Ownership Foreign nationals who purchase real estate in Thailand can hold property through a variety of ownership structures. The three most common forms of ownership used by foreigners to hold real estate are leasehold, freehold through a condo title, and freehold through acquisition by a Thai company. Freehold means that a property can be owned outright in your name forever. Individual units in a condominium building may be owned freehold by foreign nationals.  Leasehold means that the building or land is held on a lease from the land or building owner. The longest registered lease permitted by Thai law is 30 years which will be registered at the Land Department. It is common to contractually agree options to renew the lease for additional extensions beyond the initial 30 year period.  A Thai Company is an indirect means of foreign ownership typically for land and villas but commonly for condominiums as well. There are strict rules in setting up and/or maintaining a Thai Company when foreign nationals are involved. Which structure primarily depends on the ‘type’ of property (condominium or house/villa) you are interested in purchasing. Condominium Ownership (Freehold/Leasehold) There is one freehold option for Foreigners wanting to buy property in Thailand with the Thai condominium act allowing foreigners to buy freehold. One important fact is that the condominium developer must ensure that only 49% of the total area of the development is sold to owners freehold. The other 51% of space in the development is available for foreigners to buy, but the only options would be to own the with a Thai limited company or leasehold as described above. It is entirely possible for the Thai quota to exceed over 51% of the total ownership of a buildings salable area but the condominium act states that foreign quota can never exceed 49%. Leasehold Ownership In some of the holiday destination markets in Thailand, it is common for the foreign ownership quota to be filled. Due to demand from non-Thai nationals in these markets the developer will offer the rights to units outside of the foreign quota on a leasehold basis.  A 30 year lease period is legally protected under Thai law and ownership cannot be disrupted. It is common for developers to offer an additional two terms of 30 contractually obligating a total of 90 years.  Leasehold structures have to be examined on a case by case basis looking into the security. Prior to purchasing a leasehold property it is important to secure a copy of the lease agreement or get further clarity on these three points. 1 – Who is the lessor? (an individual or a Thai Company) Securing a lease from a Thai Company offers much more security than a private individual. 2 – Do I have voting rights as a Lessee? (Some lease contracts do not allow lessee to have voting rights) 3 – Is there a succession clause in the lease agreement that will allow inheritance of the lease? Condominium and Villa/House Ownership  Condominium Ownership Condominium ownership is best explained by looking at an example of a project that has 100 units for sale. In this example, 49 of the total units in this building (or 49% of the total salable area) can be owned outright by non-thai nationals in their name. The ownership titles of these 49 units is referred to as Freehold or Foreign Quota.  This leaves 51 units remaining in the building (or 51% of the total salable). The freehold rights to these units are reserved for Thai nationals in what is commonly referred to as the Thai quota. It is entirely possible for the Thai quota to exceed over 51% of the total ownership of a buildings salable area but the condominium act states that foreign quota can never exceed 49%. Villa or House Ownership (Landed Property) Landed property ownership for non-Thai nationals is best explained by separating the physical building from the land itself. The building (the bricks and mortar) can be owned by a non-Thai national outright in their name in what is called the house registry which secures ownership indefinitely of the structure.  In Thailand non-Thai nationals cannot own land outright in their name. Land can be controlled through either a Thai Company or a long-term registered lease. The longest registered lease term by Thai law is 30 years and most developers will offer 3 terms for a total of 90 years. These two methods are the most common vehicles for securing land interest in Thailand.

MAY

Building & Environment Regulations

For those interested in building their own holiday villa in Koh Samui or investors looking at developing properties, it is very important to consider the environmental and building regulations on Koh Samui at the initial design stage. Building regulations on Koh Samui govern the height and area of buildings allowed in relation to distance from the beach with further environmental regulations governing design factors based on both height above sea level and the sloping of the land upon which the building sits. Before starting construction, a building permit must be applied for at the local land office. The permit will be issued if building and environmental regulations are adhered to. Additional building regulations are brought into effect from time to time and so it is important to check for new regulations or talk with your architect/design team before applying for your building permit. BUILDING REGULATIONS ON KOH SAMUI The basic Koh Samui building regulations, shown below, are based on distance from the beach. The exact position where is beach begins, of course, is open to interpretation and it is local authorities that make this decision. Within 10 Meters from the Beach No buildings are allowed. Between 10 and 50 Meters from the Beach Only buildings with 1 floor are allowed with a maximum height (including the roof) of 6 meters. Each stucture must have a maximum floor area of 75 square meters. The roof structure should be peaked and not flat. Between 50 and 200 Meters from the Beach Structures must be no more than 2,000 square meters with the maximum height, including the roof structure, not exceeding 12 meters. The roof structure should be peaked and not flat. More than 200 Meters from the Beach Each building must have a maximum height of 12 meters including the roof structure. The roof structure should be peaked and not flat. ENVIRONMENTAL REGULATIONS ON KOH SAMUI Environmental regulations on Koh Samui are based on both height above sea level and also on the sloping of the land upon which the structure will sit. These regulations control what is allowed in terms of minimum area of land, maximum floor area, water drainage system, architectural design and roof design among other factors. HEIGHT ABOVE SEA LEVEL Level 1 – Land less than 80 metres above sea level In general, no extra rules apply here, subject to rules relating to hotels (50 percent of hotel land area must be left unbuilt on and ‘green’), residential projects consisting of 10+ units (must have water and waste treatment facilities), in addition to water dams, golf courses and airports. Level 2 – Land between 80 and 140 metres above sea level At this level, a single family home can be constructed on land that is 100 square wah or greater (if the land is less than 100 square wah, construction is prohibited). Structures cannot exceed 6 metres in height and must leave 50 percent of the land unbuilt on and ‘green’; must have an architectural design based on traditional Thai, tropical or local aesthetics; must have a roof consisting of 80 percent of the total building area that matches the natural surroundings; and must include an approved water drainage system, to prevent flooding. Level 3 – Land greater than 140 metres above sea level Within this range, the rules for Level 2 apply and also structures cannot exceed 90 square metres. Environmental Regulations On Samui According To Gradient of Land Less than 35 Degree Slope No additional regulations. Between 35-50 degrees Slope Only a single family home is permitted which cannot exceed 80 square metres in area and which must leave 75 percent of the land unbuilt (50 percent of the unbuilt land area must be ‘green’ with native trees). In addition, the land area must be 120 square wah or greater, otherwise construction is prohibited. More than 50 Degree Slope No building is permitted.

MAY

Buying Property In Thailand

There are several distinct purchasing options open to foreigners interested in how to buy a property in Thailand. Under Thai law, foreigners are unable to own land however foreigners are able to own structures, properties or apartments built on a piece of land in their own name. Foreigners are effectively able to own and control the land upon which their property sits through a Thai limited company or via a lease. Both leaseholds and Thai limited companies have been a viable and highly successful vehicle for foreigners buying property in Thailand for many years. A third option is to buy a condominium unit as foreigners are able to own condominiums freehold under Thai law. BUYING PROPERTY WITH A THAI LIMITED COMPANY A foreigner can set up a Thai limited company with the articles of association within the company protecting the foreigner 100% thus giving the foreign managing director complete control of the company. The foreigner can then use this company to buy property in Thailand with complete control whether it be a house, apartment, villa or plot of land. Some property owners sell their land or villa along with a Thai company simply by transferring the name of the foreign company director or if that is not the case, a Thai or international lawyer can easily set up a new company to buy the property through. BUYING PROPERTY LEASEHOLD Foreigners buying property in Thailand also have the option of controlling the land upon which a villa, house and apartment sits with a 30 year lease (the maximum leasehold term under Thai law). This lease can be re-newed for an additional 30 years plus additional 30 years, giving a total of a 90 year lease. BUYING A CONDOMINIUM FREEHOLD There is one freehold option for Foreigners wanting to buy property in Thailand with the Thai condominium act allowing foreigners to buy freehold. One important fact is that the condominium developer must ensure that only 49% of the total area of the development is sold to owners freehold. The other 51% of space in the development is available for foreigners to buy, but the only options would be to own the with a Thai limited company or leasehold as described above. No-matter what purchasing method is used the property will be officially registered at the local land office. The foreigner will also hold a property registration document sometimes referred to as the blue book.

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Land Titles

Title deed, chanote, nor sor sam gor, nor sor sam, land ownership There are a number of different land classifications in Thailand pertaining to titles of land. The most common denominations are: “Chanote” or “Nor Sor See” = Freehold Title Deed