Yes, You Can Own It. Here Is How.
Foreign buyers own villas across Thailand every day, through rights registered at the Land Office and recorded on the title deed. Villa Nagawari gives you several proven ways to do it. Choose the one that fits you, and we take care of the rest.
Three Things Every Buyer Is Glad to Hear
You can own the building
Thai law lets a foreigner own a house or villa in their personal name. It is only the land that is held differently, and the law provides registered rights exactly for that.
Your rights go on the title deed
Leases, usufructs, mortgages and superficies are registered at the Land Office and recorded on the villa’s Chanote. Once registered, your right is an official public record.
The company is ready for you
Villa Nagawari is held in an established Thai company. That gives you a ready-made extra option: take over the company, and the freehold arrangement continues seamlessly.
Find Your Route in Twenty Seconds
Do you have a Thai spouse or partner you trust?
Would you like to keep the villa’s existing company?
The Family Route
The villa is purchased in your Thai partner’s name, and a lifetime usufruct is registered for you at the Land Office: your right to the villa for as long as you live. A 30-year lease and a registered mortgage can be added to protect the investment itself.
Also open to you: taking over the villa’s existing company for full control in a corporate form.
See this route in detailThe Company Takeover
You take over the established Thai company that owns Villa Nagawari, a fast share transfer that keeps the freehold arrangement intact. We keep the company fully compliant, and your lawyer completes due diligence before you sign.
For extra security, a lease or mortgage can additionally be registered to you personally.
See this route in detailOwn the Building, Lease the Land
The villa building becomes yours personally, a 30-year lease over the land is registered in your name on the title deed, and a registered mortgage secures your funds. The classic three-layer structure, all recorded at the Land Office.
Prefer something even more flexible? Ask us about Sap Ing Sith, the modern registered right that can be sold, inherited and mortgaged.
See this route in detailEvery route below is available for Villa Nagawari. This simply shows the most natural starting point.
Four Proven Routes to Ownership
Each one is established Thai practice, and each one can be combined with the others for extra security.
Keep the Company
The fastest and most complete form of control
The villa is owned by an established Thai company. You take it over, and with it, everything the company holds. The freehold arrangement simply continues, now with you at the helm.
- A share transfer, not a property transfer. Quick and efficient
- The freehold title stays exactly where it is, uninterrupted
- We keep the company genuine and fully compliant, with real structure, annual accounts and filings
- Independent legal due diligence on the company before you sign
- Simple resale later: the next buyer takes over the same way
Combine with a lease or mortgage registered to you personally, for security in your own name on top of the company.
Own the Building, Lease the Land
The classic structure, everything in your own name
The villa building becomes yours personally, while the land is secured with a registered lease of up to 30 years, the full term Thai law provides, recorded on the back of the Chanote at the Land Office.
- The building is owned in your personal name
- The land lease is registered on the title deed and stays binding even if the landowner ever changes
- A registered mortgage in your favour secures the funds you have paid
- A right of superficies can also be registered, placing your building ownership on the title itself
- A fresh 30-year term can be agreed and registered when the lease ends
Combine with a registered mortgage and superficies, the full three-layer protection, all on the title deed.
Sap Ing Sith, the Modern Right
Lease-length security with freehold-style flexibility
Created by its own Act of parliament in 2019, Sap Ing Sith (ทรัพย์อิงสิทธิ) is a registered right over the whole property for up to 30 years, with a certificate issued in your name by the Land Office.
- Registered on the title deed, plus your own official certificate
- By law it can be sold, transferred, and inherited by your heirs
- It can even be mortgaged, a feature unique among these rights
- Binds any future owner of the land for the full term
- A newer instrument, so we and your lawyer handle the registration end to end
Combine with building ownership in your personal name, the modern equivalent of Route II.
With Your Thai Partner
For buyers with a Thai spouse, partner or family member
The villa is purchased in your Thai partner’s name, and your own position is protected by rights registered at the Land Office. The centrepiece is a usufruct that can be granted for your entire lifetime.
- A lifetime usufruct registered in your name: the right to live in and enjoy the villa for as long as you live
- No future owner of the land can remove a registered usufruct
- Add a 30-year lease and a registered mortgage securing your funds
- Wills for both sides prepared as part of the package
- The structure trusted by thousands of Thai and foreign families
Combine with a lease plus mortgage for layered protection: usufruct for life, lease and mortgage for the money.
Popular Combinations
Thai law allows several rights to be registered side by side on the same title deed. These are the pairings our buyers choose most.
The Classic
Building in your name ✦ 30-year lease ✦ Mortgage
You own the villa itself, hold a registered lease over the land, and a registered mortgage secures the money you paid. Three protections, one title deed.
The Executive
Company takeover ✦ Personal lease or mortgage
Full control through the company, plus a right registered to you personally, so your position is protected both as owner of the company and in your own name.
The Family
Thai partner’s name ✦ Lifetime usufruct ✦ Lease & mortgage
Your partner holds the title, you hold a registered right to the villa for life, and the lease and mortgage protect the investment itself.
Compare the Four Routes
| Feature | I Company | II Lease + Building | III Sap Ing Sith | IV Usufruct |
|---|---|---|---|---|
| Duration | Ongoing, while the company holds title | Up to 30 years per registered term | Up to 30 years | Your lifetime |
| On the title deed | Title held by the company | Yes, lease registered on the Chanote | Yes, plus your own certificate | Yes, registered on the Chanote |
| Sell / transfer | Yes, by transferring shares | Yes, where the contract provides | Yes, by law | Personal right, held by you alone |
| Inheritance | Yes, shares pass by will | Where the contract provides for succession | Yes, by law | Ends with you; your partner keeps the villa |
| Loan security | Via the company’s assets | Via the registered mortgage | Yes, the right itself is mortgageable | Via an added registered mortgage |
| Upkeep | Annual accounts & filings (we assist) | None after registration | None after registration | None after registration |
Routes combine freely. Your lawyer recommends the exact package for your situation.
Four Simple Steps
Talk to us
Tell us about yourself and your plans. We outline the routes that fit and answer every question, in English, Russian or Thai.
Meet the lawyer
We arrange your consultation with an independent licensed Thai lawyer, who confirms your best structure. Complimentary, no obligation.
Due diligence & contracts
Title deed, company records and every document verified. Contracts prepared in English and Thai, reviewed by your lawyer.
Registration day
Your rights are registered at the Land Office and recorded on the title deed. You receive the keys, and the documents that prove it all.
Sources & Legal Basis
Everything on this page is based on Thai legislation and the practice of the authorities that register property rights:
- Department of Lands (กรมที่ดิน), the government authority that registers leases, usufructs, mortgages, superficies and Sap Ing Sith on title deeds: dol.go.th
- Office of the Council of State (สำนักงานคณะกรรมการกฤษฎีกา), the government body that maintains Thailand’s laws, including official English translations: ocs.go.th, law translation database
The specific laws behind each route:
- Civil & Commercial Code, Sections 538, 540 and 569: lease registration and terms
- Civil & Commercial Code, Sections 1410 to 1416: right of superficies
- Civil & Commercial Code, Sections 1417 to 1428: usufruct, including for the holder’s lifetime
- Sap-Ing-Sith Act B.E. 2562 (2019): the registered, transferable, inheritable, mortgageable right
- Land Code B.E. 2497: the framework for land title and registration in Thailand
Only the official Thai texts have legal force; translations are for understanding. Your independent lawyer confirms how each provision applies to your purchase.
Disclaimer
This page is general information about ownership structures available under Thai law. It is not legal or tax advice, and it does not replace advice on your personal circumstances.
Lease and Sap Ing Sith terms are limited by law to 30 years per registered term. A further term is agreed and registered anew at the time, and cannot be promised in advance. A usufruct is personal to its holder. The company route requires the company to remain genuine and properly maintained, with annual accounting and filings.
Laws, official fees and Land Office practice can change. Information on this page is current as of August 2026. Before any commitment, every buyer meets an independent licensed Thai lawyer, a consultation we arrange at no cost and with no obligation.
