Sukhothai Inter Law - Property Lawyer Koh Samui

  You’ve found it. That stunning sea-view condo in Pattaya or the lush pool villa in Koh Samui. The price looks right, the location is perfect, and you are mentally arranging the furniture. But before you sign that cheque, there is one question that often gets whispered too late in the negotiation process:  “Wait, who pays the taxes?” Unlike many Western countries where property tax is a hefty monthly bill, Thailand’s tax system is unique. It’s front-loaded. Most of the costs hit you on the day you buy (or sell), while the annual holding costs remain surprisingly low. However, in 2026, with the Thai government tightening up on tax collections and property assessments, understanding  property tax in thailand for foreigners  is no longer optional—it is essential for protecting your ROI. At  Sukhothai Inter Law , we have seen deals collapse at the Land Department because the buyer and seller couldn’t agree on who pays the transfer fee. Today, we are going to walk y...

  Picture this: You have found your dream condominium in Phuket or a stunning investment villa in Koh Samui. You’ve signed the reservation agreement, you’ve hired a lawyer to check the contract, and you are ready to transfer the funds. You log into your overseas bank account, hit “send,” and breathe a sigh of relief. The money arrives in Thailand a few days later. Everything seems perfect, right? Wrong. When you arrive at the Land Department to register the property in your name, the officer shakes his head. “No FET form,” he says. “Cannot register.” Suddenly, your dream purchase is stalled. Even worse, if you ever sell the property in the future, you might find yourself unable to take your money back out of Thailand. This is the “FET Trap,” and it catches hundreds of foreign investors every year. Today, the legal team at  Sukhothai Inter Law  is going to explain exactly what the  foreign exchange transaction form Thailand  (FET) is, why it is critical for your ...

If you are a high-net-worth individual looking to make Thailand your second home, you are likely facing a “good problem”: you have options. For years, the standard route for serious investors was the 10 Million Baht Investment Visa . It was straightforward: buy a condo, show the money, get the visa. But the introduction of the Long-Term Resident (LTR) Visa has shaken up the landscape. Now, investors are asking tough questions. Which visa offers better security? Which has better tax perks? And most importantly, which one makes more sense if your primary goal is buying property? At Sukhothai Inter Law , we guide clients through these decisions daily. Today, we are breaking down the LTR visa vs investment visa Thailand debate to help you decide which golden ticket is right for your portfolio. The Classic Choice: The 10 Million Baht Investment Visa Officially known as the Non-Immigrant IB Visa , this has been the go-to for property investors who don’t want to pa...

 If you have been browsing real estate ads for Bangkok or Phuket lately, you have likely seen the flashy banners: “Buy a Condo, Get a Free Visa!” or “Instant Residency with Property Purchase!” It sounds like the perfect deal. You get a luxury asset in a tropical paradise, and in return, the Thai government rolls out the red carpet with a long-term visa. But as we move into 2026, the gap between marketing slogans and legal reality is widening. Is it a scam? Not necessarily. Is it as simple as the brochure claims? Absolutely not. At Sukhothai Inter Law , we have reviewed hundreds of these contracts. Today, we are going to pull back the curtain on the “Buy Condo, Get Visa” phenomenon. We will explain what is legally valid, what is a marketing gimmick, and the specific pitfalls you must avoid to keep your investment—and your visa—safe. The Three Legal Paths (and One Myth) To understand if these deals are valid, you must understand that Thailand does not ha...

 For years, the “Golden Rule” for foreign investors in Thailand was simple: if you had money, you bought a Thailand Elite Visa. If you wanted to invest, the options were murky, often involving complex company setups that left many feeling uneasy. But as we settle into 2026, the landscape has shifted dramatically. The Thai government is no longer just looking for tourists; they are hunting for high-value residents . This has created a “Heavyweight Title Fight” between two major visa options: the traditional 10 Million Baht Investment Visa and the modern Long-Term Resident (LTR) Visa . If you are planning to move your capital to Thailand this year, choosing the wrong one could cost you millions in taxes or trap you in endless paperwork. At Sukhothai Inter Law , we guide hundreds of investors through this maze every year. Today, we are breaking down the Thailand investment visa 2026 reality—and why the “old way” might not be your best play anymore. The Old G...

Thailand has long been a hotspot for foreign investors seeking not just real estate opportunities, but also the chance to secure residency or long-term visas through property investment. But as appealing as this sounds, navigating the process can be tricky. Many investors make avoidable errors that can cost time, money, and even their visa eligibility. In this article, we’ll guide you through the most common mistakes when applying for a visa from property investment in Thailand , helping you protect your investment and streamline the application process. Understanding the Property Investment Visa in Thailand Thailand’s property investment visa, sometimes referred to as an “investment visa,” is available to foreigners who invest in real estate of a certain value. Typically, this visa is part of Thailand’s long-term residence initiatives and allows investors to stay in the country while managing their property or business interests. The main requirements usuall...

Thailand remains one of the top destinations for foreigners seeking sun, low-stress lifestyle, business opportunities, and long-term residency options . But in 2025, the landscape is changing—particularly around property-linked visas and residency pathways . So the question many investors ask is: “If I invest in Thai property, can I get residency—and is it really worth it?” Let’s break it down in a clear, friendly way , just like you and I are discussing this while sitting on a beach café in Koh Samui. 🏠 Can Property Investment Really Give You Residency in Thailand? Unlike some countries, Thailand does NOT currently offer direct permanent residency solely from buying property . However — there is a popular pathway closely linked to real estate: 👉 The THB 3M (3,000,000 THB) Property Investor Visa / Long-Stay Visa Option When you invest at least THB 3,000,000 (approx. USD $80,000) in approved Thai property , you can qualify for a long-stay residency visa , which allows: ✔ Multi-entry ...