22 hours ago, rikiderorck said:

@Celsius Thanks a lot for taking the time to answer me, genuinely grateful for that I appreciate it. That said, if you don’t mind, Im curious to hear your thoughts on the actual questions I asked in the post. That way I can get more insights.

 

My comment - back to the drawing board, you can't own Thai land and that ain't gunna change ever. 

3 hours ago, DezLez said:

In the ideal world you want two or three Thai partners who do not know each other!

EG; your wife/GF with 45% and 2 or 3 others who are not interested in profits and do not know each other as a shareholder/partner!

Clearly you know even less about operating a business in Thailand than you do about the United States. 

3 hours ago, rikiderorck said:

 

@Yellowtail
Just wanted to go back with an update after going over things more carefully. You were correct to challenge me on the BOI angle. When I first saw categories like “Tourism Promotion Services” and “Activities to Support Tourism” (section 10.8 / 10.9 in the BOI PDF), https://www.boi.go.th/upload/section4_en_wt_link.pdf  ......  I thought maybe I could fit under that category. But once I really broke it down, it became clear to me those categories are targeting much larger-scale projects , things like theme parks, convention centers, cultural museums, etc.

The model I had in mind is a lot leaner: renting land (not buying), building a few small units, and organizing direct experiences for guests who book from abroad , airport pickups, island tours, maybe some small events. basically No major real estate play, no massive capital injection as of course the funds I have cant allow that. From everything I now see, that kind of setup just doesn’t meet the scope or the scale that BOI  to be built for.

So yeah, thanks for pushing that point , it made me reassess the path more honestly. So a small recap, based on what I learned now, I’ll probably have to exclude the BOI route for what I want to do and start focusing more seriously on other setups , like lease + superficies, the 49/51 route (with the right legal structuring and all the other requirements), .. The  Nominee route, m not into those illegal gray routes , tbh.

Anyways, If you have any further thoughts on how others have navigated something similar, please consider sharing them , as you can see it really helps moving things on. I’m not looking to be stubborn , I’m just sharing the full breakdown here so that anyone else reading doesn’t walk away with the wrong idea about what qualifies for BOI. I’m only here to find the right, legal, and workable approach even if it takes time to get there.

 

You should have stated high seven figure savings in your original post. 

 

This is sounding more like a wind-up with each post. 

32 minutes ago, Yellowtail said:

Clearly you know even less about operating a business in Thailand than you do about the United States. 

A typical response from someone who knows nothing about the person he is responding to.

You have no idea regarding what/how many companies I have run in Thailand!

Please also note my use of the phrase "in the ideal world".  It will not always work but has for me on a number of occasions under the right circumstances.

Your stupid comment regarding the United States is just that; It is a stupid comment and nothing to do with the topic.

13 minutes ago, Yellowtail said:

You should have stated high seven figure savings in your original post. 

 

This is sounding more like a wind-up with each post. 

Just like your responses!

33 minutes ago, DezLez said:

A typical response from someone who knows nothing about the person he is responding to.

You have no idea regarding what/how many companies I have run in Thailand!

Please also note my use of the phrase "in the ideal world".  It will not always work but has for me on a number of occasions under the right circumstances.

Your stupid comment regarding the United States is just that; It is a stupid comment and nothing to do with the topic.

I think I have a pretty good idea how many companies you have run in Thailand. 

19 minutes ago, Yellowtail said:

I think I have a pretty good idea how many companies you have run in Thailand. 

How would you know that?

Troll!

1 hour ago, Yellowtail said:

You should have stated high seven figure savings in your original post. 

 

This is sounding more like a wind-up with each post. 

@Yellowtail

Youv been pretty aggressive toward not just me, but others in this thread too. You also keep mixing people up , I’m OP, and I’m not @DezLez. We’re two different people. Just because we both responded to you doesn’t mean we’re the same. It’s honestly strange that you assume that without even checking, and the way you spoken to both of us has been aggressive and disrespectful from the start.

From the start, I’ve been respectful in every reply. I’ve shared my plans honestly, accepted when I was wrong, and updated my thinking based on real feedback , including yours. I even thanked you for pushing me to rethink the BOI angle.

But now you’re saying it sounds like a “wind-up”? That doesn’t really add up. If someone openly corrects themselves and keeps asking real questions, how is that trolling?

You don’t have to agree with me, and you’re free to doubt my plan. But the way you speak to people here, including me and others, is just not helpful. We’re here to learn and share, not to get talked down to or mocked.

If you’re dealing with stress or pressure in your own life, maybe take a step back or talk to someone about it. Nothing wrong with that. Just don’t bring that energy here and take it out on people trying to have a decent conversation. 

Just now, rikiderorck said:

it’s honestly strange that you assume that without even checking.

Well said with your whole post of which I am only quoting one bit!

It does that with every post. Not just yours. 

Just look at it's totally uninformed responses to my posts and yours!

4 minutes ago, rikiderorck said:

@Yellowtail

Youv been pretty aggressive toward not just me, but others in this thread too. You also keep mixing people up , I’m OP, and I’m not @DezLez. We’re two different people. Just because we both responded to you doesn’t mean we’re the same. It’s honestly strange that you assume that without even checking, and the way you spoken to both of us has been aggressive and disrespectful from the start.

From the start, I’ve been respectful in every reply. I’ve shared my plans honestly, accepted when I was wrong, and updated my thinking based on real feedback , including yours. I even thanked you for pushing me to rethink the BOI angle.

But now you’re saying it sounds like a “wind-up”? That doesn’t really add up. If someone openly corrects themselves and keeps asking real questions, how is that trolling?

You don’t have to agree with me, and you’re free to doubt my plan. But the way you speak to people here, including me and others, is just not helpful. We’re here to learn and share, not to get talked down to or mocked.

If you’re dealing with stress or pressure in your own life, maybe take a step back or talk to someone about it. Nothing wrong with that. Just don’t bring that energy here and take it out on people trying to have a decent conversation. 

How have I been disrespectful? I try to call them like I see them. 

 

The thread opens with you, in your first post ever claiming to know little about Thailand, and then all the sudden you've been here since 2018, you've never posted before, and you seem to seem to know nothing of the country.

 

 

 

 

5 minutes ago, DezLez said:

Well said with your whole post of which I am only quoting one bit!

It does that with every post. Not just yours. 

Just look at it's totally uninformed responses to my posts and yours!

I remember you. You used to post under a different name until you got kicked off. I do not remember what the name was, but it will come to me.

6 minutes ago, Yellowtail said:

How have I been disrespectful? I try to call them like I see them. 

 

The thread opens with you, in your first post ever claiming to know little about Thailand, and then all the sudden you've been here since 2018, you've never posted before, and you seem to seem to know nothing of the country.

 

@Yellowtail

I never claimed to know everything about Thailand , in fact, I literally said I’m still learning and that I’m new to this business stuff. If I already knew it all, why would I even bother coming to a forum to ask questions? Think about that.

I also didn’t say Iv been living in Thailand nonstop since 2018. I clearly wrote that if you add up all my visits over the years, it’s about a year total. I gave that context honestly, not to pretend I’m an expert, but to explain where I’m coming from.

Now you’re just twisting my words and making things up, and honestly, it’s becoming ridiculous. I’m not answering you anymore ....  it’s not productive, and it’s not helping the discussion move forward. But if more and more people , including those who don’t even know you, start pointing out how you behave in here, maybe take a step back and really think about that. 

 

Do not do it unless you have a long time Thai partner (wife) that you can trust.

On 6/29/2025 at 2:44 PM, rikiderorck said:

Hi everyone
I’m a European with a solid six-figure amount saved and I’m planning to move to Phuket to start a small tourism business. The goal is to get my money out of Europe and invest it into something stable and long term in Thailand. What I have in mind is buying land, building some small accommodation units, and using that property as a base to offer guided tours and experience packages.

The business would start small but focused. Guests would stay on site and also take part in activities I organise directly. These could include renting out gear I own, as well as offering guided trips to nearby islands.

I’m also open to eventually hosting small music events, things like DJ nights or social gatherings. It’s not the core idea but something that could develop later if it makes sense. If anyone thinks that’s a bad move or has advice on that side of things, I’m open to hearing it.

At first I assumed I could simply buy land and go from there, but after digging into it more, it figured out that foreigners cannot legally own land in Thailand outright. What I understand so far is that a foreigner can own up to 49 percent of a Thai company, and that company can own land, while the remaining 51 percent must be Thai-owned. If anyone here knows the facts for sure or has gone through  this process, please confirm or correct that for me. I don’t want to rely on half-truths or secondhand assumptions.

 

I also started looking into different options like: Investment routes such as the Board of Investment (BOI), Setting up a Thai company under the 49/51 ownership rule, Leasing land long term (30 years, possibly renewable), Other legal structures I may  not be aware of yet

At the same time I see plenty of foreigners, especially Russians, running similar businesses in Phuket. So my honest question is :

how are they doing it ?

Are they managing through Thai companies where they hold 49 percent?
Are they leasing land and building on it?
Are they using nominee setups that are technically illegal but common?
Or is it that some are doing this legally through boi or another setup Im not aware of ?

Just to be clear, I’m not looking for shortcuts. I spent about a year in Thailand over the past seven years across multiple trips, so I’m not someone who just visited once and got carried away. This idea has been in the back of my mind for a long time, and now I’m doing proper research before making any commitments.

Getting my money out of Europe and investing in Thailand is the goal, but only if it’s legally and structurally done. I’m not going all in if there are still major gray areas.

 

So what advice would you give me based on your own experiences and knowledge in the matter ? 

 

 

I remembered his channel. Dig through his endless rants about Thailand, Im sure there is some gold there about running a business or two.

 

Now I see you are not the novise you first gave impression of in your first thread, and there is more to it. Anyway, Im sure there is more than you who have the same ideas, so could be productive for those with the pink glasses intact 

 

 

https://youtube.com/@danaboutthailand?si=Al7vW3Yciv42hkdU

 

The government are looking closely at a lot of these nominee companies after complaints from Thai business owners that foreigners were taking their business.

 

Thailand is also apparently suffering a large drop in tourist numbers due to various factors. If you are planning to open a business catering to tourists, you will have to take that into account and that there is also a low season,  usually Sept to end of November when you might not make any money at all..

 

 

On 6/29/2025 at 7:44 PM, rikiderorck said:

What I have in mind is buying land,

STOP right there.

On 6/29/2025 at 8:17 PM, novacova said:

Yes, you can buy property through the method you describe.

Though it would be advised to hold back on the dreams until you’ve spent a good amount of time getting the lay of the scape first, like a couple few years and starting out small and changing things up on the fly.

Thats not competely correct legally. Foreigners can nor own a percentage of property via a company and any company set up solely to buy and use property (land) is very limited and being cracked down on all over the country but mainly in the hot tourist areas. A company owning property must have a non restricted business that requires property ownership. Working in the company as a foreigner would also present you with many hurdles due to job restrictions and the number of thais working at the company before you can get a work permit. Consult a reputable lawyer as well as read up on the regs as they are available on line 

16 minutes ago, Dan O said:

Thats not competely correct legally. Foreigners can nor own a percentage of property via a company and any company set up solely to buy and use property (land) is very limited and being cracked down on all over the country but mainly in the hot tourist areas. A company owning property must have a non restricted business that requires property ownership. Working in the company as a foreigner would also present you with many hurdles due to job restrictions and the number of thais working at the company before you can get a work permit. Consult a reputable lawyer as well as read up on the regs as they are available on line 

The illegality comes in when the company is used to circumvent the law. 

 

If it is a legitimate business, it is perfectly legal.

2 hours ago, mogandave said:

The illegality comes in when the company is used to circumvent the law. 

 

If it is a legitimate business, it is perfectly legal.

Thats what I wrote.  Very few "legal" business are allowed to own land with foreign participation. A few exceptions but very restricted. It was a very popular "loophole" many lawyers and accounts used in popular resort destinations but almost all are illegal and being caught out now. 

17 hours ago, Yellowtail said:

This is sounding more like a wind-up with each post. 

Of course its a wind up. Who in their right mind submits his business plan to a Asian chat forum?  Its pretty obvious who it is as as the style becomes more clear with each post. The OP is beginning to have trouble keeping his story straight. 

 

On 6/29/2025 at 7:58 PM, Yellowtail said:

It's not nothing, it's Subway or KFC money. 

They are franchises, different to buying land

19 hours ago, rikiderorck said:

Been in Thailand since 2018

But only found AN two days ago?

And you did not know that Falangs cannot buy land?

34 minutes ago, Photoguy21 said:

They are franchises, different to buying land

Exactly

51 minutes ago, marin said:

Of course its a wind up. Who in their right mind submits his business plan to a Asian chat forum?  Its pretty obvious who it is as as the style becomes more clear with each post. The OP is beginning to have trouble keeping his story straight. 

 

@marin, 

thanks for the reply. i can't change your opinion and i respect that, you have your view that no one should post or ask anything serious on a forum like this? let me ask you, are there people in online forums? yes. so obviously some of them will give advice. some good, some bad. and then there's the special category of people who only jump in to throw shade and offer zero value. not naming names, of course.

read again, i didn’t ask anyone to write my plan or run my business, i just asked for input. i’m gathering opinions and experiences, because that’s what forums are for, or at least used to be.

if you think you can’t learn or gather real info from people online, then you honestly have a pretty narrow view of how things work. everything is a source: books, people, blogs, forums, even random conversations in the street. real learning is being open to it all.

but hey, lesson learned, besides helpful advice, there will also be people who just want to talk trash or feel superior. part of the experience too. that won’t stop me from asking, learning, adjusting, and doing. in the end, everyone’s free to think whatever they want, as long as they know how to keep things respectful and stay within their limits.

8 hours ago, Dan O said:

Thats not competely correct legally. Foreigners can nor own a percentage of property via a company and any company set up solely to buy and use property (land) is very limited and being cracked down on all over the country but mainly in the hot tourist areas. A company owning property must have a non restricted business that requires property ownership. Working in the company as a foreigner would also present you with many hurdles due to job restrictions and the number of thais working at the company before you can get a work permit. Consult a reputable lawyer as well as read up on the regs as they are available on line 

 

Perhaps you should see the 'foreigners own land' in a different aspect.

 

What is not said so often but is the bottom line 'foreigners cannot have their personal name (and only their name) on the land title document as th owner.

 

Ownership of 49% of the shares in a company is a different subject.

On 6/29/2025 at 9:31 PM, simon43 said:

I'm not involved in any of those businesses nowadays (sold up or gave to Thai wife etc), and I would rather walk on hot coals than involve myself in such a venture nowadays

 

Don't sugar coat it...  How was it really?

 

Edit:  To the OP, I'd suggest spending some time in Thailand, find some businesses that interest you and talk to the foreign owners to see how they did it, what challenges they face, etc.  Then ask yourself if you have the skills and the grit and determination they do.  I've got my eye out for a future retirement situation, not so much to make money, but to give me something to do that won't drain me.

 

16 minutes ago, impulse said:

 

Don't sugar coat it...  How was it really?

 

Edit:  To the OP, I'd suggest spending some time in Thailand, find some businesses that interest you and talk to the foreign owners to see how they did it, what challenges they face, etc.  Then ask yourself if you have the skills and the grit and determination they do.  I've got my eye out for a future retirement situation, not so much to make money, but to give me something to do that won't drain me.

 

He's been here since 2018

2 hours ago, scorecard said:

 

Perhaps you should see the 'foreigners own land' in a different aspect.

 

What is not said so often but is the bottom line 'foreigners cannot have their personal name (and only their name) on the land title document as th owner.

 

Ownership of 49% of the shares in a company is a different subject.

I stand by what I wrote as Ive already gone down this road myself with my wife. For a foreigner to be involved to the maximum they can only own 49% of shares in a company. No they can not have their name on any ownership doc and they must sign a document that you never supplied that money for the purchase of the land if land is involved.  Companies with foreigner partners have quite a few obstructions in the way of restricted industries and involvement in the actual business and land ownership . Yeah you can fund it and not have your name on anything but then you're in illegal grey territory again as you're using others as nominees which is illegal. The thai govt has been cracking down on this area for well over a year and it continues today and will into the future.  I addressed the OP and his question about forming a company. Try to keep up 

7 hours ago, marin said:

Of course its a wind up. Who in their right mind submits his business plan to a Asian chat forum?  Its pretty obvious who it is as as the style becomes more clear with each post. The OP is beginning to have trouble keeping his story straight. 

 

Have you seen a business plan? 

 

Ideas is not a business plan 😉

On 6/29/2025 at 1:44 PM, rikiderorck said:

What I understand so far is that a foreigner can own up to 49 percent of a Thai company, and that company can own land, while the remaining 51 percent must be Thai-owned.

Not quite true.  You need to check the rules at the Land Office where you intend to buy the land.  Many will only allow a maximum of 39% foreign shareholding if the company owns or buys land.  However, there are ways in which you can control the company even if you are a monority shareholder.

 

I am told, but you need to check this out with a good Thai lawyer, that you can initially set up the company with Thai only shareholding, buy the land and then take over 49% of the shareholding - clearly there are trust issues there.  Whatever, it is perfectly legal for your (properly structured) Thai Ltd Company to own land but don't even dream about having nominee directors.

 

Basically there is one clause in the Thai land law that states that it is illegal to use any method to circumvent the Thai land laws by creating a situation where a foreigner or a company with a foreign majority shareholding owns land.  Providing you stick to that and the company actually trades and has a reason to own land, you should be fine.

 

There are many here and on barstools all over the country that will tell you they own their house/land and have done for many years, they set up a company to do so and they 'pay a little tax every year' so everything works fine for them.  It might well, but if for any reason they are investigated (and its happening more and more at the moment) and are found not to comply with the land laws, they are very likely to lose out big time. It has happened!