New BOI Thailand Rules Allow Foreign Businesses to Buy More Land

The Thailand Board of Investment (BOI) has implemented new rules regarding the ownership of land by foreign-owned businesses and other legal entities. These new regulations, effective December 9th, 2024, enable these businesses to purchase land in the company’s name provided they have achieved BOI promotion and meet some other criteria. 

While this has been possible for some time, the amount of land companies can purchase (total area) has drastically increased with this announcement, and the restrictions on its use have loosened.

This development is a big step forward for the ownership of land by foreigners in Thailand, which remains restricted by Thai law. It opens the doors to allow foreign entrepreneurs to acquire large parcels of land legally and build residences for themselves and a high number of employees instead of relying on leases from Thai landlords.

BOI Changes to Land Ownership by Foreign-Owned Companies

Before this new rule was entered into the Royal Gazette and made official, foreign-owned companies that earned BOI promotion were permitted to buy land and own it outright. However, the amount and usage of this land were restricted by Thai law.

A BOI-promoted company could buy:

• Up to 5 rai of land for office space or manufacturing facilities
• Up to 1 rai of land for the residence of executives
• Up to 2 rai for the residence of employees

For insight into what these measurements mean, refer to Siam Legal’s page on converting rai to other units of measurement.

How much land can a foreign-owned company in Thailand buy now?

In early December of 2025, the Thai BOI announced that it was altering its criteria for “foreign juristic persons with investment promotion.” The new rules increased the area of land these legal entities can purchase outright for office premises and residences.

Promoted companies that meet the eligibility requirements can now buy:

• Up to 5 rai of land for office premises
• Up to 20 rai for residential use for operational workers

This will enable qualifying businesses to purchase large parcels of land to house more employees more comfortably. 

How to Qualify to Buy More Land for a Foreign-Owned Business

As with the previous regulations, a foreign-owned business must first apply and be approved for BOI promotion to be eligible to buy any land. For a company to be eligible for the new, higher land allowances, it must meet additional criteria and abide by certain conditions:

• The company must have more than 50 million Thai baht in paid-up capital.
• If BOI promotion status is lost, the company has 1 year to sell or transfer the land.
• Land for office and residential use may not be in the same area as the land where the business is located (special permission granted by the BOI on a case-by-case basis).
• The BOI reserves the right to issue further announcements specifying additional criteria as appropriate such as business type, distance from the business, room size, etc.

Companies can lose BOI promotion status if they violate BOI policies or cease the business activities that had qualified them for promotion in the first place.

Easily Achieve BOI Promotion and Buy Land for Your Business

Achieving BOI promotion for your Thai business unlocks not just the ability to purchase land, but also key operational advantages and tax incentives that make it easier to find success in Thailand. 

However, applying for BOI promotion is a long and complex process that is difficult for foreigners not accustomed to working with the Thai bureaucracy. That’s why it’s best to seek legal advice and application assistance services from experienced business lawyers to ensure you can incorporate your company in Thailand quickly and with the maximum amount of allowances and incentives.

If you want to get to market ASAP and utilize all possible advantages to achieve greater profitability for your new Thai business, contact Siam Legal. Our dedicated corporate law team specializes in helping foreigners set up their businesses and apply for BOI promotion swiftly and successfully. Additionally, if you are looking to take advantage of these new land ownership rules and acquire property for your business venture, our property law team can assist with that as well.

Partner with Siam Legal and give your business everything it needs to succeed in Thailand.

Category: Business in Thailand, Thailand BOI