Thailand closes nominee schemes: what threatens real estate owners in Phuket in 2026

🇹🇭 Thailand closes nominee schemes. Phuket is on the list

From January 1, 2026, the Land Code Amendment Act came into force in Thailand — a law that the authorities have now begun to actively enforce. Phuket has been named a priority inspection zone along with Koh Samui, Pattaya, and Hua Hin.

What is a nominee scheme

Nominee structure — when a foreigner buys land or a villa through nominee Thai citizens.

• Formally, the property is registered to a Thai citizen
• In reality — the money and control belong to the foreigner

Under Thai law, this has always been illegal. But until 2026, there were no mass inspections.

What has changed

The authorities are actively checking land transactions in Phuket, Koh Samui, Pattaya, and Hua Hin.

What is the risk:

• Up to 2 years in prison for the foreigner and the Thai nominee
• 180 days to sell the land — or forced confiscation
• Fines up to 200,000 baht (~450,000 ₽)

How the authorities check

✅ Analysis of bank transfers — who paid for the land

✅ Checking the income of the Thai nominee — could they afford to buy a villa for 50 million baht

✅ Analysis of lease and management agreements — who actually controls the asset

✅ Complaints from neighbors and former partners

If nominee ownership is proven — the transaction will be annulled.

What to do if you are already an owner through a nominee

1. Consult a lawyer — there are options for legalization through real Thai partners

2. Consider selling — before the market crashes

3. Re-register as a condo — foreigners can legally own apartments (up to 49% of the building)

Don't wait for an inspection. Act now.

How to buy legally in 2026

Jungle House works only with legal schemes:

✅ Condominiums — the foreigner owns 100%, freehold, chanote

✅ 30-year leasehold with the right to renew — legal land lease with building rights

✅ Legal company — real Thai partners, transparent structure

We do not work with nominees. We do not risk clients' money.

What about a villa? Can it be bought safely?

Yes — it is still possible and safe to buy a villa. You own the building 100% as a foreigner. The only difference: the land under the villa is leased for 30 years with the right to renew.

We support every transaction and do everything possible to ensure the lease renewal goes smoothly — through legally sound contracts and verified Thai partners. This is a standard and completely legal practice in Phuket.

Why a condo is the best choice right now

An apartment in Phuket:

• Legal ownership — no nominee schemes
• Full control — you are the 100% owner
• Liquidity — easy to sell or rent out
• Fewer risks — no nominee inspections

Summary

Nominees no longer work. The question is not "if" but "when" the inspections will come.

Jungle House — only fair deals. Only legal schemes.