Frequently Asked Questions

Can foreigners buy land in Thailand?

Generally, foreigners cannot directly own land in Thailand. However, there are several legal alternatives:

• Thai Limited Company: Set up a company with majority Thai ownership (51% Thai, 49% foreign)
• Long-term Leasehold: Up to 30 years, renewable - avoids risks of company ownership entirely
• Marriage to Thai National: Land remains in Thai spouse's name with proper legal safeguards
• Board of Investment (BOI) Promotion: Grants 100% foreign ownership and tax exemptions for qualifying projects
• Foreign Business License: Allows higher foreign ownership in restricted sectors (difficult and time-consuming process)
• Treaty of Amity: U.S. citizens can own up to 100% of their company in certain business areas under the U.S.-Thai Treaty

Cape Shambhala offers land with proper legal structures in place. Contact us for detailed information on ownership options.

What is a Chanote title deed?

Chanote (also called Nor Sor 4 Jor) is the highest and most secure form of land title deed in Thailand. It provides:

• Precise GPS coordinates and accurate boundary markers
• Full ownership rights with no restrictions
• Can be used as collateral for bank loans
• Transferable and inheritable
• Internationally recognized

All land at Cape Shambhala comes with Chanote title, ensuring complete legal security for your investment.

How much does land cost in Koh Lanta?

Land prices in Koh Lanta vary significantly based on location, beach access, and infrastructure. As of 2025:

• Beachfront land: 10-25 million THB per rai
• Hillside with sea view: 5-15 million THB per rai
• Inland plots: 2-8 million THB per rai

Cape Shambhala peninsula land is priced at 15 million THB per rai, reflecting its premium beachfront location with 100% ocean views and direct access to two pristine beaches.

(1 rai = 1,600 square meters or approximately 0.4 acres)

What are the costs involved in buying land in Thailand?

When purchasing land in Thailand, expect these costs:

• Transfer fee: 2% of registered land value (usually split between buyer and seller)
• Stamp duty: 0.5% of registered value
• Withholding tax: 1% of appraised value (seller's responsibility but can be negotiated)
• Legal fees: 1-3% for due diligence and transaction support
• Survey and valuation fees if needed

Total buyer costs typically range from 3-6% of the purchase price. We can connect you with experienced legal professionals for the transaction.

Is Koh Lanta a good investment for property?

Koh Lanta is considered an excellent property investment destination for several reasons:

• Growing tourism with increasing international flights to Krabi
• Less developed than Phuket or Samui, offering better value and growth potential
• Strong rental market for vacation properties
• Infrastructure improvements including better roads and utilities
• Natural beauty with pristine beaches and rainforest
• Proximity to Phuket (2 hours by speedboat) and Krabi airport

Cape Shambhala's peninsula location offers rare beachfront access that will appreciate as development increases.

What is the difference between Chanote and Nor Sor 3 Gor?

Chanote (Nor Sor 4 Jor) and Nor Sor 3 Gor are both ownership documents, but differ significantly:

Chanote is always preferable for foreign investors as it provides maximum legal security. All Cape Shambhala land has Chanote title.

How long does it take to buy land in Thailand?

The land purchase process in Thailand typically takes 4-8 weeks from offer acceptance to completion:

• Week 1-2: Due diligence (title search, survey verification, legal checks)
• Week 2-3: Structure setup if using company ownership
• Week 3-4: Contract negotiation and deposit payment
• Week 4-8: Final documentation and transfer at Land Office

The actual transfer at the Land Department takes just 1-2 hours. Complex transactions or company setups may take longer. We work with experienced lawyers to ensure smooth, efficient transactions.

Can I get a mortgage to buy land in Thailand as a foreigner?

Obtaining a mortgage in Thailand as a foreigner is challenging but possible. Thai banks rarely lend to foreigners for land purchases (most require Thai nationality or permanent residency).

Alternatives include:

• International banks with Thai branches may offer loans to established clients
• Developer financing (if purchasing from a developer)
• Home equity loans from your home country
• International mortgage brokers specializing in Thai property

Most foreign buyers purchase with cash. Interest rates for foreigners are typically 6-8% if financing is available.

What utilities are available in Koh Lanta?

Koh Lanta has improving infrastructure with:

• Electricity: Available island-wide through Provincial Electricity Authority (PEA)
• Water: Municipal supply in developed areas or private wells
• Internet: High-speed fiber optic from providers like AIS, True, and TOT
• Mobile: Coverage from all major Thai carriers
• Waste collection: Services in populated areas

Cape Shambhala has full utility access including electricity, well water, reliable internet, and the option to connect to municipal water at the property boundary. Remote properties may require solar panels or generators for off-grid solutions.

Are there property taxes in Thailand?

Thailand has a Land and Building Tax (effective 2020) that applies annually:

• Residential land: 0.02-0.1% of assessed value
• Commercial land: 0.3-0.7% of assessed value
• Vacant land: 0.3-3% (to encourage development)

The first 50 million THB of residential property is tax-free for owner-occupied homes. Rates are progressive and relatively low compared to Western countries. For investment properties, budget approximately 0.1-0.5% of land value annually for property tax.

What is the best time of year to visit Koh Lanta?

Koh Lanta has two distinct seasons:

Visit during high season to see the property at its best. Contact us to arrange a viewing.

Is it safe to invest in Thai real estate?

Thai real estate investment is generally safe when proper precautions are taken:

Thailand has a well-established property law system. Cape Shambhala provides full legal transparency and can connect you with trusted legal professionals for secure transactions.

What can I build on land in Koh Lanta?

Building regulations in Koh Lanta depend on zoning and location:

• Residential villas and homes: Permitted in most areas
• Commercial structures: Require proper zoning approval
• Coastal areas: Have setback requirements (typically 20-50 meters from high tide)
• Building permits: Required from local authorities (OrBorTor)

Consider:

• Maximum height restrictions (often 12-15 meters)
• Environmental impact assessments for large projects
• Architectural approval in some areas

Cape Shambhala land is zoned for residential development with existing access roads and utilities, making the building process straightforward.

How do I verify land ownership in Thailand?

To verify land ownership in Thailand:

1. Check the title deed (Chanote or other) for seller's name matching their ID
2. Visit the local Land Office to verify the title deed is genuine
3. Check for encumbrances, liens, or mortgages
4. Confirm GPS coordinates match the actual plot
5. Check for any disputes or pending legal issues
6. Verify boundaries with neighbors if possible

Always hire a qualified Thai lawyer to perform complete due diligence. The Land Office search costs around 20-100 THB and takes 30 minutes. Never rely on copies - always verify original documents.

What happens to my Thai property when I die?

Thai property inheritance follows these rules:

• Company ownership: Shares pass according to company articles and shareholder agreements
• Leasehold: Lease rights typically end (unless transfer rights are specified)
• Thai wills: Recognized for property held by foreigners in Thailand
• Without a will: Thai succession law applies (spouse and children have priority)
• Foreign heirs: Must obtain succession documents from their embassy and Thai court approval

It's essential to:

• Create a valid Thai will
• Keep company structures updated
• Specify lease transfer rights
• Consult an estate planning lawyer familiar with Thai law