Everything you want from freehold. Legally secured.
Foreigners cannot own Thai land, and no structure changes that. Better-than-Freehold® gives you the security people want from freehold: long-term tenure, succession, the right to sell, and financeability, through registered rights Thai law recognises, with TIN as your genuine Thai owner.
Why this matters now
The two usual routes are failing
If you are looking to invest in Thai property, the familiar workarounds no longer hold up. Thailand's 2026 enforcement reforms have closed the gaps both depended on.
The company workaround has closed
Company arrangements used to hold land for a foreigner are now actively prosecuted. The 2026 checks, including a sworn statement on the source of funds and an in-person interview, are built specifically to expose hidden control. Tens of thousands of cases have been opened, and hundreds of companies prosecuted.
The lease gamble doesn't hold
A bare 30-year lease with a promise of renewal is fragile. The promise cannot be recorded on title, and it falls away the moment the freehold owner changes. You are left relying on goodwill that may not be there when you need it.
The alternative
A securitised lease, not a promise
Better-than-Freehold® is a securitised lease, fully aligned with Thai law and built on registered rights rather than corporate workarounds. TIN, a 100% Thai-owned company, takes legal title at the Land Office and grants you a long lease and supporting security. Those rights are held on your behalf by an independent, regulated trustee, and registered against the property itself.
The result is the economic benefits people seek from freehold, separated cleanly from the land title the law reserves for Thai nationals, and secured against the asset rather than against anyone's goodwill.
How it works
Four parties, four registered instruments
Each party has a distinct, independent role, and your position is secured by four interlocking instruments registered against the property.
Thailand Investor Network (TIN)
The 100% Thai-owned company that owns the asset, holds legal title at the Land Office, and grants the lease and option.
SPH Trustees
A Labuan FSA-regulated trustee that holds the lease, option, and security on your behalf through a bare trust. As a company, it does not die.
Clear Blue Security Agents
An independent, Thai lawyer-led agency holding enforcement and step-in rights, with disputes resolved by Thai arbitration.
Siam Venture Capital
An offshore lending platform offering optional financing of up to 50% loan-to-value. The structure works without it.
- 30-Year Registered Lease
Registered at the Land Office under the Land Code. It survives a change in the property's ownership because the registered Lessee, the trustee, does not change.
- Option Agreement
Separately registered and running parallel to the lease, giving you defined, enforceable choices at year 30.
- First-Charge Mortgage
Registered over the property in favour of the trust, ranking ahead of the owner's unsecured creditors on default or insolvency.
- Share Pledge (100%)
A pledge over the owner's shares, giving a corporate-level remedy if the property cannot be reached directly.
What you get
The protections foreign investors actually need
Direct freehold, were it open to foreigners, would cover only a few of these, and a bare 30-year lease fewer still. Better-than-Freehold® is built to deliver all of them.
- Legal participation for foreign nationals
- Security that endures beyond 30 years
- Mortgage and share-pledge security over the asset
- Defined, enforceable options at year 30
- An onshore freehold sale at the Land Office
- Offshore assignment of your beneficial interest
- Asset protection at the property level
- Asset protection at the investor level
- Automatic succession to your heirs
- Confidentiality through an offshore trust
- Optional financing against the package
Each point reflects a specific legal, contractual, or regulatory position, not a marketing claim. Offshore assignment can be tax-efficient, but your personal position depends on your country of tax residency. This is a summary and not legal or financial advice.
The journey
From acquisition to year 30, and beyond
The structure is put in place
TIN acquires the property at the Land Office. The lease, option, mortgage, and share pledge are registered, and the trust is settled on your behalf.
Full use and benefit
You enjoy full use and benefit of the property through the trust, with an annual compliance review. Your beneficial interest can be assigned offshore.
Your family inherits cleanly
On death, your beneficial interest is reassigned to the heirs you nominate. The registered Lessee does not change, so there is no Thai probate or re-registration.
Three defined choices
A new lease on pre-agreed commercial terms, an onshore sale of the freehold at the Land Office, or a return of your option premium.
Enforcement, not exposure
The security agent triggers the registered remedies, and disputes are settled through Thai arbitration rather than the courts. Your protection does not rely on any single party staying healthy.
Who it's for
Built for your situation
Investing for the first time
Step into Thai property with the security and succession of freehold from the outset, within a framework Thai law recognises.
Building an international portfolio
Add Thai property to a global portfolio, with registered security, confidentiality, and optional financing.
Securing a future home
Plan for a place to enjoy later, with long-term security and clean succession for your family.
See how the structure protects you
Tell us about the property you have in mind, and we will walk you through exactly how Better-than-Freehold® would secure it. No obligation.
Talk to our teamReady to begin? Start your registration.