Land Code
Governs title documents, registration of rights and foreign land-holding restrictions.
Southern Thailand — Phuket
Land & Real Estate in Phuket
Title due diligence, sale, lease and transfer at the Land Office
Why Phuket matters are different
Phuket has one of the highest shares of foreign-party transactions in Thailand: condominium purchases, long leases, hotel and restaurant investment, cross-national marriage and long-stay residence. Matters here usually run on two tracks at once — Thai law, and the requirements of the counterparty’s home country. Sequencing documents so they work in both jurisdictions from the start matters more than finishing quickly.
End-to-end property legal work: title and encumbrance checks, drafting sale or lease agreements, attending the Land Office for transfer, and lawfully structuring foreign ownership.
- Foreign ownership in a condominium building is capped by the Condominium Act, so checking the building’s foreign quota before paying a deposit is unavoidable.
- Long leases are common here; whether the lease is registered at the Land Office changes its binding effect significantly.
- Accommodation businesses carry specific licensing requirements; using a building outside its permitted class is a frequent source of disputes and administrative orders.
- Family cases here often involve parties of different nationalities, requiring documents that work in Thailand and abroad simultaneously.
Courts and authorities in Phuket
Jurisdiction and filing requirements should be confirmed for each matter, because practice and required attachments differ between offices.
| Court / authority | What it handles |
|---|---|
| Phuket Provincial Court and Phuket Municipal Court | Civil and criminal cases within Phuket province |
| Phuket Juvenile and Family Court | Divorce, custody and cross-national family matters |
| Labour Court Region 8 | Dismissal and severance cases across the Andaman provinces |
| Phuket Provincial Land Office and branch offices | Registration of land, condominium and lease transactions |
| Phuket Immigration Office | Extensions of stay, 90-day reporting and residence notification |
| Phuket Legal Execution Office | Seizure, garnishment and auction of local assets |
| Phuket Provincial Commercial Office | Local company and business registration services |
| District offices in Phuket (civil registration) | Marriage and divorce registration and civil status records |
What we handle in Phuket
- Title, servitude, mortgage and land-use restriction checks
- Drafting and reviewing sale and long-lease agreements
- Foreign condominium ownership and foreign quota
- Usufruct, habitation and other registrable rights
- Transfer at the Land Office and calculation of fees and taxes
- Land disputes, boundaries and survey issues
The local process, step by step
- 1Obtain the title deed and inspect the Land Office record
- 2Check encumbrances, zoning and legal access
- 3Draft the contract with safe deposit arrangements
- 4Schedule and complete the Land Office transfer
- 5Deliver title documents and summarise post-transfer tax duties
Documents to prepare
- Land title deed or condominium ownership certificate
- ID card, house registration or passport of the parties
- Marriage certificate or spousal consent where applicable
- Debt-free certificate from the condominium juristic person
- Foreign Exchange Transaction record for foreign condo buyers
Points to watch
- Foreigners generally cannot own land in Thailand; nominee company structures are unlawful.
- Never pay a deposit before verifying the title and encumbrances at the Land Office.
- Leases over three years must be registered or are enforceable for only three years.
Typical timeframe
Title due diligence usually takes a few business days; the Land Office transfer is generally completed in a single day when documents are complete.
Timeframes are indicative and depend on the court calendar and the authority handling the matter in Phuket.
Areas of Phuket we regularly serve
เมืองภูเก็ตป่าตองกะทู้ถลางเชิงทะเลราไวย์กะรนกมลาบางเทาฉลอง
Laws that govern this matter — Phuket
Summarised for general understanding only. The application of each provision depends on the facts of your case.
Civil and Commercial Code
Covers sale, lease, hire-purchase, servitude, usufruct and mortgage.
Condominium Act B.E. 2522 (1979), as amended
Sets the foreign ownership quota in condominiums and the duties of the juristic person.
Example situations and how they are handled — Phuket
These are constructed examples used to explain procedure. They are not client matters, and no outcome is implied or guaranteed.
Illustrative scenario: unclear access to the land
Situation: A buyer finds access crosses a neighbouring plot with no registered servitude.
Usual approach: Check the cadastral map and land office records before any deposit, and make registering a servitude a condition precedent. (Hypothetical.)
Advice for your specific situation — Phuket
Buyers of land and houses
- Verify the title at the land office, not just the seller’s copy.
- State clearly in the contract who bears transfer fees and taxes.
Foreigners considering Thai property
- Foreign land ownership is tightly limited; nominee arrangements carry high legal risk.
- Long leases must be registered to bind beyond the statutory short term.
Every matter — what to do in the first 7 days
- Gather every original document in one place, keep scanned copies, and note the date you received each one.
- Write a dated timeline — the date you received a notice or learned of the event usually starts the limitation or appeal clock.
- Do not sign a settlement, debt acknowledgement or withdrawal before a lawyer reviews it — it may extinguish existing rights.
- Preserve digital evidence unaltered (full screenshots, original files, emails with headers) — edited files are easy to challenge.
Questions people in Phuket ask
Can a foreigner really buy a condominium in Phuket?
Yes, within the foreign-ownership proportion each building is allowed under the Condominium Act, and with bank evidence of funds remitted from abroad. Before paying a deposit, verify the building’s remaining foreign quota, any registered encumbrances and outstanding common-area fees on the unit.
Do long leases of land or villas in Phuket need registration?
A lease exceeding three years must be registered with the competent official, otherwise it is enforceable for only three years. A renewal clause does not automatically extend the term, so renewal and assignment wording should be checked before signing.
Marrying a foreign national in Phuket — what is needed?
The foreign party needs an affirmation of marital status from their embassy, translated into Thai and certified through the required steps, before registering at the district office. The order cannot be swapped — the registrar accepts only fully certified documents.
Can a foreigner buy a condominium?
Yes, within the building’s foreign quota and with the required evidence of inbound foreign currency.
Must I attend the Land Office in person?
You may appoint us by power of attorney on the Land Department form, properly certified — and legalised if executed abroad.
Same service in other provinces
Land & Real Estate — BangkokLand & Real Estate — Chiang MaiLand & Real Estate — ChonburiLand & Real Estate — Khon KaenLand & Real Estate — Udon ThaniLand & Real Estate — Nakhon RatchasimaLand & Real Estate — SongkhlaLand & Real Estate — Surat ThaniLand & Real Estate — Chiang RaiLand & Real Estate — RayongLand & Real Estate — NonthaburiLand & Real Estate — nationwide
Other legal services in Phuket
Litigation & Court Representation — PhuketCivil, criminal, labour, family, succession and land disputesCorporate & Commercial — PhuketIncorporation, contracts, foreign business, BOI and complianceImmigration & Foreign Nationals — PhuketVisas, work permits, residency and lawful statusIntellectual Property — PhuketTrademarks, copyright, patents and enforcementFamily & Succession — PhuketMarriage, divorce, custody, wills and estate administrationMediation, Arbitration & Enforcement — PhuketResolving disputes outside court and making awards effectiveNotarial Services & International Documents — PhuketSignature and document certification, translation, consular and embassy legalisationBOI Promotion & Foreign Business Licensing — PhuketStructuring foreign investment in Thailand correctly from day one.
Discuss your Phuket matter with an attorney
Tell us the facts and we will explain which authority applies, what documents are needed and the realistic timeframe.