You are using an outdated browser and your browsing experience will not be optimal. Please update to the latest version of Microsoft Edge, Google Chrome or Mozilla Firefox. Install Microsoft Edge

January 20, 2026

Thailand Restricts Foreign Land Ownership and Shareholding for Certain Promoted Investments

Subscribe to Updates

Thailand’s Board of Investment (BOI) has imposed new restrictions on foreign-majority shareholding and land ownership for companies in certain promoted activities. The changes took effect on September 1, 2025, but were not published in the Government Gazette until December 30, 2025, under Notification of the Board of Investment No. Sor. 7/2568 on the Amendment to List of Activities Eligible for Investment Promotion under Notification of the Board of Investment No. 9/2565, dated July 22, 2025.

Foreign Land Ownership Restrictions

Generally, foreign land ownership is one of the privileges granted to BOI-promoted companies, allowing them to own land to engage in the promoted activities. However, with these new restrictions, the BOI will no longer grant land-ownership privileges to foreign-majority-owned companies that conduct business activities in the following categories:

  • Rolling, drawing, casting, or forging of nonferrous metals (category 5.4.9)
  • Manufacturing of ferrous metal products or ferrous metal parts (category 5.4.11.2)
  • Manufacturing of nonferrous metal products and/or nonferrous metal parts for industrial use (category 5.4.11.4)
  • Manufacturing of other metal products, including other metal parts for industrial use (category 5.4.11.5)
  • Manufacture of chemical products for industry (category 6.2)
  • Manufacture of plastic products for industrial goods and parts (category 6.4.1)

These restrictions do not apply to existing BOI-promoted companies that have at least three projects granted promotion under the same juristic person during the past 15 years (2011–2025) with total investment of at least THB 5 billion, excluding the cost of land and working capital.

Foreign Shareholding Restrictions

For companies to be eligible for BOI promotion in three other categories of business activities, at least 51% of the company’s registered capital must be held by Thai individual shareholders, unless the BOI-promoted activity is located within a special border economic zone as designated by the BOI. These three categories are:

  • Manufacture of bags made of leather or artificial leather (category 9.8; not included in this restriction are shoes and other products made of these materials)
  • Manufacture of furniture or parts (category 9.12)
  • Manufacture of printed materials (category 9.14)

Applications and Next Steps

These restrictions apply to all BOI applications submitted from September 1, 2025, onward. Foreign business operators engaging in the restricted activities and aiming to seek BOI promotion should carefully review alternative options for foreign shareholding structures and foreign land ownership through permissions and privileges granted under other relevant laws and regulations.

Related Professionals

Practices

Corporate/M&A

Real Estate

Location

RELATED INSIGHTS​ 

March 25, 2024
Attorneys from Tilleke & Gibbins in Vietnam have provided an updated Vietnam chapter for Fashion Law 2024, a guide to law surrounding the business of fashion in jurisdictions around the world. The guide, which covers 20 key jurisdictions in the global fashion industry, offers insights into local legal frameworks for a range of issues, such as brand enforcement and protection, e-commerce and marketing, and sustainability. The Vietnam chapter of Fashion Law 2024 provides detailed information on the following topics: Main intellectual property rights for fashion products Contractual arrangements in manufacturing, distribution, and advertising Regulations and enforcement of online marketing Unfair competition rules and judicial interpretation Specific regulations on sustainability and ESG in fashion Special import and export rules for fashion products The full Vietnam chapter is available for free through the button below and on the Global Legal Post website. Tilleke & Gibbins also contributed the Thailand chapter to the guide.
Read More
March 25, 2024
Tilleke & Gibbins has provided an updated Thailand chapter for Fashion Law 2024 from Global Legal Post. The guide covers 20 key jurisdictions in the global fashion industry, offering insights into local legal frameworks surrounding issues such as brand enforcement and protection, e-commerce and marketing, and sustainability considerations. The Thailand chapter of Fashion Law 2024 provides detailed information on the following topics: Main intellectual property rights for fashion products Contractual arrangements in manufacturing, distribution, and advertising Regulations and enforcement of online marketing Unfair competition rules and judicial interpretation Specific regulations on sustainability and ESG in fashion Special import and export rules for fashion products The full Thailand chapter is available for free through the button below and on the Global Legal Post website. Tilleke & Gibbins also contributed the Vietnam chapter to the guide.
Read More
March 22, 2024
Laos has returned its value-added tax rate to 10% from the 7% rate that had been observed for the last two years. The new rate was specified in Ordinance No. 003/PDT, dated March 19, 2024, and announced on the website of the Ministry of Trade and Commerce. Prior to this, the last announcement of an adjustment in the VAT rate came in the last week of December 2021, when the Ministry of Justice published the Law Amending Certain Provisions of the Laws on Tax No. 01/NA, dated August 7, 2021, in the Government Gazette. This law, which entered into force in January 2022, amended the VAT rate from 10% to 7%. Under Lao law, the ordinance is effective from its date of signing by the president of Laos (i.e., March 19, 2024). However, the tax authorities have indicated that the new rate will not be enforced immediately but will be implemented in the near future, such as when it is published in the Lao Official Gazette. This change of the VAT rate to 10% does not come as a surprise. Some international experts and organizations had been recommending that Laos adopt a 10% VAT rate given its current economic challenges, arguing that Laos should prioritize collecting tax and replenishing the state budget. This was, for instance, recommended by the World Bank in the November 2023 Lao PDR Economic Monitor. Tilleke & Gibbins will continue to monitor the situation to determine when the 10% VAT rate will be enforced. For more details on the rate changes, or on any aspect of tax law in Laos, please contact Tilleke & Gibbins at [email protected].
Read More
March 11, 2024
Tilleke & Gibbins is pleased to announce the release of Company Directors in Thailand: Guidelines and Q&A on Duties and Liability. This publication is a go-to resource for prospective and existing company directors who need to understand the duties and liabilities that come with assuming this important corporate role. Authored by Kobkit Thienpreecha, partner and director of the firm’s corporate and commercial department, Company Directors in Thailand provides key information topics essential for companies and their directors to know as they engage in the Thailand market. In the guide, Kobkit, who regularly leads training sessions on directors’ liability for directors at many of the top companies in Thailand, gives an overview of directors’ role and responsibilities as well as the civil and criminal liabilities they could potentially face. This is followed by a Q&A section that directors frequently ask regarding their liability and the legal actions that could be brought against them. The full guide can be downloaded as a PDF through the button below.
Read More