Prime Minister and Interior Minister Anutin Charnvirakul has ordered police and other relevant agencies to inspect suspected nominee landholdings across Thailand following concerns over Chinese-linked capital acquiring large plots in the Eastern Economic Corridor (EEC) to develop illegal industrial estates.

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Anutin said the government was expanding investigations into nominee networks involved in unlawful land ownership and warned that anyone found violating Thai land ownership laws would face legal action. He said the crackdown was intended to reinforce confidence that Thailand remained governed by the rule of law.

The move follows growing concerns over foreign-linked nominee arrangements, particularly involving land acquisitions in the EEC. Anutin rejected claims that illegal industrial estates could already be operating in the region, stating that such developments require official approval, utility infrastructure and compliance with multiple legal requirements before they can proceed.

He stressed that establishing an industrial estate was subject to strict legal procedures and could not be carried out informally or outside the law. Relevant agencies have therefore been instructed to investigate suspected violations and widen existing probes into nominee ownership networks.

Anutin said the government had already taken action against nominee arrangements in Phuket and Koh Phangan, Surat Thani, where authorities recently raided suspected illegal sites and revoked unlawful land rights. He said these operations demonstrated the government’s commitment to enforcing land ownership laws nationwide.

The prime minister said the enforcement campaign was designed to protect both the public and legitimate investors. He added that ordinary citizens earning an honest living should not be intimidated or placed at a disadvantage by illegal business practices and said he was closely monitoring the issue while ordering the strongest possible enforcement.

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Responding to questions about the role of the Eastern Economic Corridor Office and the government’s Fast Track policy for investment approvals, Anutin said every agency must operate within its own legal framework. He warned that overlapping authority or jurisdictional disputes should be avoided.

He also said investment promotion should not be confined to the EEC, adding that the government wanted to encourage investment throughout Thailand in line with wider national economic policy.

The Nation reported that Anutin said, “Under this administration, when we act, we act with full force. We have warned against challenging Thai law because it damages investor confidence. The country is governed by law, and those who break it will be punished.” SocialNetworks

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Adapted by ASEAN Now Nation 7 July 2026

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If, as Anutin's claims, industrial estates cannot operate without formal approval, then why do we see frequent reports of nominee landholding, unlicensed construction, and raids on illegal sites and businesses?

The reality suggests quite the opposite of his so-called strict legal procedures.

Clearly, recent actions in Phuket, Koh Phangan, and Surat Thani only confirm that unlawful operations can persist for long periods before authorities finally intervene.

So, Anutin’s “full force” claim is fine, but why should people believe it to be different when the headlines keep showing the same old story about illegal operations discovered only after they’ve been running for years?

15 minutes ago, Jim Waldron said:

So, Anutin’s “full force” claim is fine, but why should people believe it to be different when the headlines keep showing the same old story about illegal operations discovered only after they’ve been running for years?

A s posted elsewhere this forum from research director at Cushman Wakefield:

:

Mr Surachet said such (nominee) structures are not new and remain widespread because investigations are complex, document-heavy and time-consuming.

But now they have improved computer horsepower to link diverse data.

clearly thailand only wants the foreigner money and not them

thai people can buy land anywhere in the world

sadly our government are chicken to impose the same rules

1 minute ago, Jimbolkb said:

clearly thailand only wants the foreigner money and not them

thai people can buy land anywhere in the world

sadly our government are chicken to impose the same rules

Well yes,,,,

No they cannot.

Yes, true.

8 minutes ago, jacko45k said:

8 minutes ago, Jimbolkb said:

clearly thailand only wants the foreigner money and not them

thai people can buy land anywhere in the world

sadly our government are chicken to impose the same rules

Well yes,,,,

No they cannot.

Yes, true.

Yes they can buy land anywhere in the world, if they have the money.

How many countries out of 195 do you know where they can't buy land?

Over the many years that this clown has been in public office, he has shown rather significant levels of discrimination against foreigners, fear and outright xenophobia. It is now rearing its ugly head again as he's going after foreigners for investing hard-earned money in Thailand.

It would be best if they just came out and admitted that they don't want us here. They tolerate us, but I don't think any level of government agencies really want us here, and they totally discount everything that we bring to the table.

Perhaps ex-pats should be given a bit more credit, in this formula? We do bring in alot of stable income.  Even the rural folks benefit. Alot of the nicer houses in the poorer farming areas were built with money from expats. Alot of trucks, cars and income is from expats. Countless business employing many. To say it is insignificant, is a blatant misunderstanding of Thai economics. Thousands of hotels, restaurants, countless airlines and many tour companies, also benefit. By comparison, an average ex-pat spends how much per month? I would say alot of us spend 50,000 to upwards of 100,000 baht a month. I know I do. No value in that? I know some live on less. However, since the average GDP of the nation is around $700, that means about 25,000 baht a month?

I think xenophobia is utterly rampant, in all segments of the government here, from the feds right on down to the local amphur. However, I do not think most Thai people are that way. I think most either like us, or are indifferent to us. Which I can handle. 

To the contrary, I think ex-pats should be treated with the kind of respect and acknowledgement we deserve.

We have decided to change our policies, and we now realize how much you guys bring to the table.

An immigration officer will now come to your home to renew your visa, to show our appreciation, of your continued support.

You will only be required to sign one form, and we will give you a five year, multiple entry visa. Free of charge.

And we will include a 10,000 baht voucher, good for any hotel in the country, for one year.

Princely treatment. Thank you so much for helping to rescue our economy and our people.

We appreciate it, and aim to show it for a change! We are past the era of thugs like the big joke.

And we apologize for all of his abuse.

33 minutes ago, CallumWK said:

How many countries out of 195 do you know where they can't buy land?

Common ...Not in all countrys but nearly all, from europe to us and americas.

My wife had registerd land house in spain, registerd under thai name without any hassle incl residential

what i get in 33 years in thailand ?? N O N E

Thailand was built on foreign capital and investment . Why does Thailand now think it is one of the most modern , leading industrialized country in the world ??? It is nowhere near that yet ! It is simply run by a closed circuit group of Elites , not a proper functioning democratic government .

On the Nominee issue and the clampdown and threatened punishments ! How about all the government departments and individuals who rubber stamp;ed these approvals - DBD/Land Office/Lawyers etc !! If it was illegal why was it not investigated at the time ? Those individuals will walk away with impunity and it's no use heading to a lawyer for those who stand to loose life savings through no fault of their own having been wrongly advised - the answer will simply be " sorry we can't help"

I don't think we have to worry too much longer as Thailand , if not already , will soon be under Chinese control .

When he was health minister during COVID he called us dirty farangs since becoming PM in January it is clear a witch hunt has been initiated against foreigners .i have called Thailand home for 20 years and in that time have invested millions into the economy I now have to consider do I move to another more welcoming Asian country like some of my friends have done over the last few months and that saddens me I no longer get the feeling of being welcome in the country I fell in love with : (

Pool villas are next on his list

19 minutes ago, MIke B Bad said:

Pool villas are next on his list

Only if they're not private.

4 hours ago, Jim Waldron said:

So, Anutin’s “full force” claim is fine, but why should people believe it to be different when the headlines keep showing the same old story about illegal operations discovered only after they’ve been running for years?

This is because they give the business / company time to become profitable, before the government steals it. 🙂

I couldn’t begin to total up the number of Thais that were employed in part because of my work in the kingdom. Hundreds of retail jobs. Tens of thousands of production workers.

I’ve always been well treated and my efforts were appreciated by our business partners. I wish Anutin had a fraction of their understanding of how the world works.

If you own a property using the time honoured 49/51 SPV you need to be worried - very worried

Here are three realistic exit strategies if you’re sitting on a property held through a 49/51 SPV in Thailand. Each option balances risk, cost, and control differently:

---

1. Convert to Leasehold (Least Disruptive)

• How it works
  : Transfer the land title from the SPV to a Thai individual (trusted partner or nominee) and simultaneously register a 30‑year lease in your name.

• Pros
  :

  • Leasehold is fully legal under Thai law.

  • You retain control for 30 years, with renewal clauses often added.

  • Lower risk of confiscation compared to a nominee company.

• Cons
  :

  • You don’t “own” the land outright.

  • Renewal after 30 years is not guaranteed — depends on Thai law at that time.

• Best for
  : Those who want to secure use of the property without dismantling everything immediately.

---

2. Restructure the SPV (Middle Ground)

• How it works
  : Replace nominee shareholders with genuine Thai investors who contribute real capital and participate in management. Issue preference shares to yourself to retain voting control.

• Pros
  :

  • Keeps the company structure intact.

  • Can satisfy Land Office scrutiny if shareholders are legitimate.

  • You maintain influence through preference shares.

• Cons
  :

  • Requires finding trustworthy Thai partners.

  • More complex paperwork and ongoing compliance.

• Best for
  : Those who want to keep the “company ownership” model but make it legally defensible.

---

3. Exit to Condominium Freehold (Most Protective)

• How it works
  : Sell the land and reinvest in a condo unit where foreigners can own up to 49% outright.

• Pros
  :

  • 100% legal foreign ownership.

  • No need for Thai shareholders or SPVs.

  • Easy resale and inheritance.

• Cons
  :

  • You lose the land/house setup.

  • Condo living may not suit rural or villa preferences.

• Best for
  : Those who prioritize security of ownership over lifestyle flexibility.

---

⚖️ Bottom Line

• Leasehold
  : Keeps your house, but you’re a tenant in law.

• Restructured SPV
  : Keeps the company, but you need real Thai partners.

• Condo freehold
  : Bulletproof ownership, but lifestyle trade‑off.

---

From Microsoft Co-Pilot

My Interpretation of only the news article is

Illegal Nominee businesses that are high visibility, high value, or are in highly desired areas will possibly need to have an emergency plan of action or work on becoming complaint. The unknown, they likely won't send notice.

I still believe this is a Top down approach BUT some smaller value properties may get caught in the net.

Regarding foreigners owning land according to Gemini AI

Philippines - similar to Thailand (can lease land, can own some condos)

Vietnam - All land is leasehold to locals, possibly foreigners for set time frame.

Foreigners can own up to 30% of condos in building

Cambodia - similar to Thailand can lease land. Can own up to 70% of Condo building but Not first floor which is considered sitting on the land.

Indonesia - Depending on Visa can Lease land, may be minimum value to start.

Condo's - can lease for set time frames

Foreigners could buy through company if considering foreign rental income investment.

In your passport country would you interpret every change or move as Targeting you?

I believe the shenanigans got to big, out of control, and started negatively impacting Thai society so they are reeling it back.

He never did like Farangs, Now he has the power to do what he wants,

Thais enjoy selling land to foreigners. They have now discovered a way to sell the same plot more than once. It will soon be widespread.

If you are holding a house land in an SPV, consider the tax implications in sale/purchase. Land Office estimates will have gone up and there are big taxes to pay.

You will also have significant fees to close down your company and taxes because of capital gains (according to the land office’s estimate).

On a big house you could be into 7 figures.

Chances are that this enforcement will be selective, as rule of law here has always been like that... no reason to see anything else happening, even if a bunch of people are made examples of for the news etc. to make it look good. The real offenders won't be brought to book, and if they are, then I'll eat my shorts.

8 hours ago, Jimbolkb said:

clearly thailand only wants the foreigner money and not them

thai people can buy land anywhere in the world

sadly our government are chicken to impose the same rules

Thai people can’t buy land everywhere in the world.

I shan’t bother to look up all the countries where they can’t buy land, but I can name many off the top of my head.

8 hours ago, CallumWK said:

Yes they can buy land anywhere in the world, if they have the money.

How many countries out of 195 do you know where they can't buy land?

That is simply not true.

Just based on the countries I have lived in during my lifetime, they would not be permitted to buy land in them, just as I could not. England they could, and I believe that Singapore it might be possible to buy a landed property, although the cost would eliminate all but the ultra rich.

Think about Eastern Europe, the Caribbean, Latin America, and a lot of island nations. There are many that I cannot buy land in and I believe Thais would be even more restricted.

There are of course also a number of countries where Thai’s could buy land.