Timelines and Rules for Foreigners Inheriting Real Estate and Assets in Thailand

Timelines and Rules for Foreigners Inheriting Real Estate and Assets in Thailand

Foreign beneficiaries inheriting Thai assets must navigate distinct statutory procedures and disposal windows based on property classification. 

Freehold Land (Chanote / Nor Sor 4 Jor)

• Foreigners are allowed to inherit freehold land as an heir, though ongoing ownership is restricted under the Land Code. 
• The land must be disposed of under Department of Lands policy, with a common window of 180 days to 1 year. 
• Forced sale authority exists if the heir does not comply with the disposal requirement.

Condominium Units

• Freehold ownership and retention are permitted if the building's overall foreign quota remains below 49%.
• The foreign heir must notify the Land Office and the condo juristic person within 60 days.
• If the foreign quota is full, the unit must be sold.
• There is no disposal deadline if the building quota permits retention. 

Bank Accounts and Movable Assets

• These assets are fully transferable to heirs without land registration procedures. 
• The executor collects these assets using a probate order. 
• Transfer timelines vary depending on individual banking institutional AML/KYC procedures. 

Company Shares and Leaseholds

• Ownership through corporate shareholding or lease agreements is permitted. 
• Shares are transferable with corporate and regulatory approval. 
• Leaseholds follow the specific contract terms, and no Land Code disposal rules apply.