House & Condo Lawyer International

24/06/2026

🌏 # # THAILAND LONG-STAY VISA 🇹🇭 # #
Property Investment-Based Legal Structuring (From THB 3 Million)
🛑 NO VISA, NO PAY - For the first 10 qualified applicants only‼️
🏢 Freehold • Leasehold • Sap-Ing-Sith (Right Over Leasehold Asset)
For Foreign Investors, Expats, Retirees & Families
📩 FB Inbox: http://m.me/housecondolawyerinter
💬 LINE: https://lin.ee/dDmufaL
📱 WhatsApp: http://wa.me/+66846236146 (English Speaking)
Thailand is currently developing a framework that may allow long-stay visa eligibility based on qualifying real estate investment structures. Foreign investors who complete legally recognized property transactions in Thailand may be eligible to apply for a long-stay visa under specific investment criteria.
📝 The core requirement is:
✅ Minimum investment of THB 3,000,000 or more in qualifying real estate structures
🏘 Eligible structures include:
• Freehold Condominium Ownership
• Long-Term Leasehold Arrangements
• Sap-Ing-Sith Rights (Right over Leasehold Asset Structure)
All transactions must be legally completed, fully executed, and registered under Thai law.
# 📅 Important Legal Timing Condition #
Only transactions completed on or after:
🚩 1 OCTOBER 2025
will be considered under the applicable framework.
This includes:
• Fully completed Condominium Purchase (Registered Ownership)
• Registered Long Lease Agreements
• Completed Sap-Ing-Sith structuring agreements
⚖️ # Legal Clarification #
Eligibility is not based solely on property purchase value, but on properly structured legal transactions under Thai property law.
Typical supporting documents include:
• Condominium Title Deed (Or.Chor.2)
• Registered Lease Agreements
• Sap-Ing-Sith Certificate / Rights Documentation
🏠 # Who This Is For #
• Foreign real estate investors in Thailand
• Expats seeking long-term residency solutions
• Retirees planning structured residence in Thailand
• Families building long-term property-based relocation plans
🎁 Special Advisory Promotion (Limited Offer)
For the first 10 qualified applicants only
✔ We provide full legal structuring & visa advisory support
✔ No legal service fee charged until visa approval is granted
Government fees and official charges are excluded and paid at actual cost.
⚠️ Remark: We reserve the right to modify or withdraw this promotion without prior notice.
📌More Information : https://housecondolawyer.com/thailand-property-longstay-visa
# HOUSE & CONDO LAWYER #
One-Stop Legal Services for Foreign Property Owners, Investors, Retirees & Families in Thailand.
⭐ Why Clients Trust Us
✔ 15+ Years Experience
✔ 1,000+ Property-Related Cases
✔ 300+ Cases Annually
✔ Thai & International Clients
📍 Coverage Area
Serving Clients Across Thailand
🇹🇭 Bangkok • Pattaya • Phuket • Koh Samui • Chiang Mai
🎁 FREE CONSULTATION for First-Time Clients
📩 FB Inbox: http://m.me/housecondolawyerinter
💬 LINE: https://lin.ee/dDmufaL
📱 WhatsApp: http://wa.me/+66846236146 (English Speaking)
📝 Kindly leave your name, email, and preferred consultation date..
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24/06/2026

Treasury moves the new land appraisal price to be used in 2017, reducing the market difference by 30-40%.
Ministry of Finance prepares to adjust new land appraisal prices nationwide It will be enforced in 2027 with the aim of making the appraised price reflect the economic value and be closer to the market price. Currently, some areas have a gap between the appraisal price of the state and the market price of up to 30-40%, and the D-Value system has been launched with the service of certifying copies of land and condominium appraisal accounts online for the first time.
Mr. Ekniti Nittanpraphat, Deputy Prime Minister and Minister of Finance He revealed that the Treasury Department is currently in the process of preparing a new round of land appraisal prices, which will be reviewed every 4 years and is scheduled to be used in 2027.
However, the appraisal price of the government generally differs somewhat from the market price. In many countries around the world, the average margin is usually about 15% because market prices change according to economic factors and continuous infrastructure development. Whether it is the construction of new roads. The expansion of the BTS line or urban development in various areas has resulted in an increase in the value of land according to the potential of the location
"The government is trying to improve the database and update the assessment to keep up with the changes. When the appraisal price reflects the real value closer. It will be beneficial for people who use their assets to apply for loans with financial institutions." Mr. Ekniti said
D-Value launch > check the price estimate for free 24 hours
The Department of the Treasury has launched a service to certify copies of online property appraisal accounts through the D-Value system under the Property Appraisal Publication System, which is an electronic service (e-Service) for checking the appraisal prices of land and buildings free of charge.
In addition, information is linked with financial institutions to support people's access to credit. In the first phase, it has collaborated with the Government Housing Bank (THB), Krung Thai Bank, and the Bank for Agriculture and Agricultural Cooperatives (CBA).
Mr. Ekniti said that the data link will help people and farmers who want to apply for loans to use the appraisal price data from the digital system to consider loans immediately. It reduces procedures, shortens time, and streamlines financial transactions.

คลังเตรียมประกาศใช้ราคาประเมินที่ดินใหม่รอบปี 2570-2573 พลิกโฉมเกณฑ์คำนวณใหม่ เน้นบีบราคาประเมินให้ขยับเข้าใกล้ราคาซื้อขายจริงในตลาดมากขึ้น สะเทือนต้นทุนค่าโอน-ค่าจดจำนอง และภาระภาษีที่ดินสิ่งปลูกสร้างรอบใหม่ทันที
- ดีเดย์ 1 ม.ค. 70 บังคับใช้ราคาประเมินใหม่ คลังเตรียมประกาศใช้บัญชีราคาประเมินที่ดินและสิ่งปลูกสร้างรอบใหม่ ครอบคลุมที่ดินกว่า 37 ล้านแปลงทั่วประเทศ
- ไฮไลต์สำคัญของการปรับรอบนี้ คือ การลดช่องว่างระหว่างราคาประเมินกับราคาตลาดจริง ห่างกันไม่เกิน 15-20% ส่งผลให้ราคาประเมินใหม่ขยับพุ่งขึ้นอย่างมีนัยสำคัญ
- การขยับราคาประเมินขึ้นรวดเดียวจะส่งผลกระทบเป็นลูกโซ่ ทำให้ประชาชนและผู้ประกอบการต้องแบกรับภาระภาษีที่ดินและสิ่งปลูกสร้างในอัตราที่แพงขึ้น
อ่านรายละเอียดทั้งหมด
https://www.thansettakij.com/economy/662186
#ฐานเศรษฐกิจ #ราคาประเมินที่ดิน #กรมธนารักษ์ #กระทรวงการคลัง #ภาษีที่ดิน #อสังหาริมทรัพย์ #ที่ดินปี70

23/06/2026

Thailand's Commerce Ministry is preparing to take action against 140 accountants as part of a crackdown on the use of Thai nationals as proxy shareholders, or "nominees," for foreign investors.
An investigation found the 140 accountants held shares worth a combined 2.53 billion baht in 2,040 companies with foreign investment, raising suspicions they were concealing foreign ownership.

The Department of Business Development is preparing action against 140 accountants suspected of holding shares in nominee-risk firms as it tightens scrutiny of foreign-linked businesses.

Poonpong Naiyanapakorn, Director-General of the Department of Business Development (DBD), said the department had worked with relevant agencies over the past eight months to prevent and suppress the use of Thai nationals as proxy shareholders, or nominees, for foreign investors.

The move aims to ensure fair trade and protect Thailand’s economic interests.



Full story link in first comment

22/06/2026

⚖️🇹🇭 ARE YOU PLANNING A LIFE IN THAILAND? 🇹🇭⚖️
Are you…
🏙️ Buying a Condo or Villa?
📈 Investing in Real Estate?
🌴 Retiring in Thailand?
💍 Getting Married?
📜 Preparing a Will?
⚖️ Facing a Property Dispute?
No matter where you are in life, HOUSE & CONDO LAWYER is here to help. We provide legal support for foreigners at every stage of life in Thailand.
🏛️ # OUR CORE LEGAL SERVICES #
🏠 Property & Investment
Property purchase, due diligence & real estate transactions
📜 Ownership & Registration
Leasehold, Sap-Ing-Sith, property registration & ownership structuring
👨‍👩‍👧 Family & Immigration
Marriage registration, family law, visa & work permit services
📜 Wills & Inheritance
Last Will & Testament, estate planning & succession planning
⚖️ Property Disputes & Litigation
Developer claims, property fraud & legal disputes
🌐 Know Us More:
https://housecondolawyer.com/
FB (ENG Ver.) : https://www.facebook.com/housecondolawyerinter/
FB (THAI Ver.) : https://www.facebook.com/housecondolawyer/
# HOUSE & CONDO LAWYER #
One-Stop Legal Services for Foreign Property Owners, Investors, Retirees & Families in Thailand.
⭐ Why Clients Trust Us
✔ 15+ Years Experience
✔ 1,000+ Property-Related Cases
✔ 300+ Cases Annually
✔ Thai & International Clients
📍 Coverage Area
Serving Clients Across Thailand
🇹🇭 Bangkok • Pattaya • Phuket • Koh Samui • Chiang Mai
🎁 FREE CONSULTATION for First-Time Clients
📩 FB Inbox: http://m.me/housecondolawyerinter
💬 LINE: https://lin.ee/dDmufaL
📱 WhatsApp: http://wa.me/+66846236146 (English Speaking)
📝 Kindly leave your name, email, and preferred consultation date..
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22/06/2026

⚖️ 🇹🇭 ONE PROPERTY LAW FIRM FOR EVERY STAGE OF LIFE IN THAILAND 🇹🇭 ⚖️
🎁 FREE CONSULTATION for First-Time Clients ‼️
FB Inbox : http://m.me/housecondolawyerinter
LINE: https://lin.ee/dDmufaL
WhatsApp: http://wa.me/+66846236146 (English Speaking)
Whether you are investing, retiring, relocating, starting a family, or protecting your assets in Thailand, House & Condo Lawyer is here to help.
🏛️ # OUR CORE LEGAL SERVICES #
🏠 BUY
Property Purchase, Due Diligence & Property Transactions
📜 OWN
Leasehold, Sap-Ing-Sith, Property Registration & Ownership Structuring
📈 INVEST
Property Development Advisory, Real Estate Investment & Foreign Buyer Support
👨‍👩‍👧 LIVE
Visa, Work Permit, Marriage Registration & Family Law
📜 INHERIT
Last Will & Testament, Estate Planning & Succession Planning
⚖️ PROTECT
Property Disputes, Developer Claims, Property Fraud & Litigation
🌐 Know Us More:
https://housecondolawyer.com/
FB (ENG Ver.) : https://www.facebook.com/housecondolawyerinter/
FB (THAI Ver.) : https://www.facebook.com/housecondolawyer/
# HOUSE & CONDO LAWYER #
One-Stop Legal Services for Foreign Property Owners, Investors, Retirees & Families in Thailand.
⭐ Why Clients Trust Us
✔ 15+ Years Experience
✔ 1,000+ Property-Related Cases
✔ 300+ Cases Annually
✔ Thai & International Clients
📍 Coverage Area
Serving Clients Across Thailand
🇹🇭 Bangkok • Pattaya • Phuket • Koh Samui • Chiang Mai
🎁 FREE CONSULTATION for First-Time Clients
📩 FB Inbox: http://m.me/housecondolawyerinter
💬 LINE: https://lin.ee/dDmufaL
📱 WhatsApp: http://wa.me/+66846236146 (English Speaking)
📝 Kindly leave your name, email, and preferred consultation date..
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22/06/2026

🇹🇭📌 THAILAND PROPERTY LEGAL SERVICES FOR FOREIGNERS‼️
⚖️ Looking for legal support in Thailand⁉️
🎁 FREE CONSULTATION for First-Time Clients ‼️
FB Inbox : http://m.me/housecondolawyerinter
LINE: https://lin.ee/dDmufaL
WhatsApp: http://wa.me/+66846236146 (English Speaking)
Whether you are buying property, investing, retiring, relocating your family, planning your inheritance, or facing a legal dispute, House & Condo Lawyer provides comprehensive legal services for foreigners throughout Thailand.
🏛️ # Our Legal Services #
🏠 Property Purchase & Due Diligence
📜 Property Rights & Ownership Structuring
🏢 Property Registration & Land Office Services
🏗 Property Development Advisory
🤝 Foreign Buyer Sales & Agency Advisory
📑 Contract Drafting & Review
⚖️ Property Disputes & Litigation
🏢 Condominium & Juristic Person Advisory
👨‍👩‍👧 Family Law Services
📜 Last Will & Testament
🛂 Visa & Work Permit Services
🌏 Foreign Investor Compliance & Risk Management
🌐 Know Us More:
https://housecondolawyer.com/
FB (Eng Ver.) : https://www.facebook.com/housecondolawyerinter/
FB (Thai Ver.) : https://www.facebook.com/housecondolawyer/
# House & Condo Lawyer #
One-Stop Legal Services for Foreign Property Owners, Investors, Retirees & Families in Thailand.
✔ 15+ Years Experience
✔ 1,000+ Property-Related Cases
✔ 300+ Cases Annually
✔ Thai & International Clients
📍 Coverage Area
Serving Clients Across Thailand
🇹🇭 Bangkok • Pattaya • Phuket • Koh Samui • Chiang Mai
🎁 FREE CONSULTATION for First-Time Clients
📩 FB Inbox: http://m.me/housecondolawyerinter
💬 LINE: https://lin.ee/dDmufaL
📱 WhatsApp: http://wa.me/+66846236146 (English Speaking)
📝 Kindly leave your name, email, and preferred consultation date..
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22/06/2026

📌 Inbox Replies may be slow due to high inquiry. All messages are personally handled by our lawyers and legal team — not AI. 🙏😅

20/06/2026

The Royal Thai Police (RTP) has launched phase 3 of its crackdown on foreign nominee networks in Phuket, Krabi, and Phang Nga, expanding efforts to combat illegal business activities and the use of Thai proxies to conceal foreign ownership of assets and businesses.

The Royal Thai Police (RTP) has launched phase 3 of its crackdown on foreign nominee networks in Phuket, Krabi, and Phang Nga, expanding efforts to combat illegal business activities and the use of Thai proxies to conceal foreign ownership of assets and businesses.

The operation, launched at Mueang Phuket Police Station, involves coordinated action by police, immigration authorities, the Department of Lands, and other government agencies. Authorities said the campaign follows government directives to tackle nominee arrangements that may violate Thai law.

Investigators are examining shareholder structures and company formations suspected of concealing the true ownership of land and businesses by allowing foreign nationals to use Thai nationals as proxies. Authorities have secured multiple arrest warrants and carried out searches at targeted locations to gather evidence and apprehend suspects.

Police said legal action will be taken against anyone found to have engaged in nominee arrangements or other violations of the law. The RTP added that enforcement efforts will continue to protect national interests, ensure fair competition, and maintain confidence in the investment climate in Thailand's Andaman provinces.

19/06/2026

📍📰 News Update!
Fourth Army Region Special Operations Unit Raids Luxury Phuket Construction Project; 16 Chinese Nationals Arrested for Visa Violations, 62 Illegal Migrant Workers Detained as Authorities Expand Foreign Nominee Investigation
Today (June 18, 2026), officials from multiple government agencies inspected a construction project in Phuket Province following complaints from local residents regarding suspected foreign business operations involving the use of Thai nominee arrangements. Preliminary findings indicated that Chinese nationals were working as engineers and site supervisors, while the majority of the workforce consisted of Myanmar nationals.
The inspection uncovered several alleged legal violations. Authorities arrested 16 Chinese site supervisors for using visas that did not correspond to the activities they were undertaking in Thailand. In addition, 62 Myanmar workers were detained after failing to provide documentation proving their lawful entry into the Kingdom of Thailand.
Authorities have initiated separate legal proceedings against all suspects and transferred them to investigators at Cherng Talay Police Station for further action in accordance with Thai law.
Investigators will now gather evidence and prepare case files for submission to the Phuket Provincial Court. Upon completion of the legal proceedings, all illegal migrant workers will be handed over to the Phuket Immigration Office for deportation procedures.
Meanwhile, authorities are expanding their investigation into the project's ownership structure, management arrangements, and related parties to determine whether foreign nominee arrangements or other violations of Thai business laws are involved.
Source: ThaiPBS

19/06/2026

🔵 SAP-ING-SITH (RIGHT OVER LEASEHOLD ASSET – BLUE GARUDA DEED)
The Closest Legal Structure To Property Ownership In Thailand For Foreigners
🏡 Looking to invest in property in Thailand but want long-term legal security without relying on risky NOMINEE structures?
For many foreign investors, one of the biggest challenges is finding a legal structure that offers:
✔ Security
✔ Transferability
✔ Inheritance Planning
✔ Investment Protection
🔵 SAP-ING-SITH (Blue Garuda Deed) is one of Thailand’s most sophisticated legal structures for long-term property planning.
Registered at the Land Office and recognized under Thai law, SAP-ING-SITH can provide stronger legal security and greater flexibility for property investors.
📌 KEY BENEFITS
✔ Government-Issued Blue Garuda Certificate
✔ Registered At The Land Office
✔ Transferable
✔ Inheritable
✔ Mortgageable
✔ Suitable For Long-Term Investment Planning
✔ Alternative To Nominee Structures
Can also be structured together with:
🏠 Building Ownership
📊 Tax Planning
👨‍👩‍👧 Succession Planning
🏢 Legitimate Holding Company Structures
⚠️ IMPORTANT LEGAL HINTS – UPDATED 2026
The law may not change.
But enforcement priorities often do.
With Thailand increasingly adopting:
🤖 AI-driven tax monitoring
📊 Digital reporting systems
🔍 Cross-agency data verification
…many investors are now reviewing ownership structures that may have worked in the past but may not be safe in the future.
Choosing the right structure from the beginning has never been more important.
📖 Want to learn more?
Visit our full guide:
https://housecondolawyer.com/sap-ing-sith-right-over-lease-hold
🏛 WHY HOUSE & CONDO LAWYER?
Thailand Property Lawyers Focused Exclusively On Real Estate & Property Law
🏆 15+ Years Real Estate Experience
🏆 1,000+ Property Cases Handled
🏆 300+ Cases Annually
🏆 100+ SAP-ING-SITH Structures Established
We help protect property investments in:
🏝 Villas
🏠 Retirement Homes
🌴 Holiday Properties
🏙 Luxury Residences
📈 Investment Assets
🚫 NO Nominee Structures
📞 FIRST CONSULTATION FREE OF CHARGE
Thinking about investing in Thailand?
Send us a message to discuss your property goals and long-term plans.
We’ll help evaluate whether SAP-ING-SITH is the right structure for you.
📩 Inbox us today.
Facebook: House & Condo Lawyer International
Tel: 098-824-3555 (Phuket & International Line)
LINE@: housecondolawyer
Email: [email protected]
www.housecondolawyer.com
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