Smaller Plots, Longer Leases: Property Sector Seeks Reform

Three of Thailand’s leading property industry bodies are calling for a significant overhaul of national land regulations, warning that existing rules no longer reflect modern demographic and economic realities. The proposals, submitted to the Department of Land, aim to address shrinking household sizes, declining affordability, and structural barriers faced by first-time buyers.

A key recommendation is to reduce minimum land plot sizes for residential developments to lower entry prices and allow housing projects to move closer to urban employment centers. Current land requirements were designed for a period of population growth and larger households and are now seen as a bottleneck that pushes new developments to city fringes, increasing costs and commuting times. The proposal would reduce minimum plot sizes for detached houses, semi-detached houses, and townhouses, enabling more compact and efficient urban housing models.

The second major proposal focuses on modernising Thailand’s leasehold framework. Following public resistance to earlier proposals for 99-year leases, the industry is now advocating for a 60-year structure, comprising an initial 30-year lease with a guaranteed 30-year renewal. Supporters argue that this approach strikes a balance between preserving Thai land ownership principles and providing sufficient long-term security for homeowners and foreign investors, particularly where freehold ownership is restricted.

If adopted, these reforms could have wide-ranging implications for property developers, foreign investors, and long-term residential planning in Thailand. While neighboring markets offer longer lease terms, proponents believe Thailand’s infrastructure, lifestyle appeal, and legal stability remain strong competitive advantages—provided the regulatory framework evolves to meet current market needs.
Sun Legal continues to monitor developments in land law and property regulation. For advice on leasehold structures, property investment, or regulatory compliance in Thailand, contact Sun Legal

Source:

New DBD Address Rules: What Serviced Office Users Need to Know

From January 1, 2026, Thailand’s Department of Business Development (DBD) is applying tighter checks when companies register or change their registered head office address. While the rule applies to all businesses, it is especially relevant for companies using serviced offices, virtual offices, or shared workspaces.
Under the new requirements, the DBD will cross-check registered addresses against Thailand’s official civil registration database. If an address cannot be verified, or if the details do not exactly match government records, the registrar may delay or reject the filing. This applies both at incorporation and when changing a company’s address.

The changes are part of a wider push by Thai authorities to improve transparency and prevent misuse of company structures. In practice, this means shared and high-density addresses—such as serviced offices and coworking spaces—will face closer scrutiny.

If an address is already registered as the head office for five or more companies, the DBD can ask for additional documents, including:

• A consent letter from the property owner or lawful occupier; and

• Evidence that the company has the right to use the premises (for example, a lease agreement or service agreement).

These rules do not ban serviced or virtual offices. Instead, they require clearer proof that the address is being used legitimately and with proper authorisation.

Businesses that rely on serviced or shared offices should take a proactive approach:

• Make sure your address details match official civil registration records exactly
• Check that your lease or service agreement clearly supports use as a registered office
• Expect longer timelines for incorporations or address changes if documents are incomplete

Serviced office providers may also see more requests from clients for consent letters and supporting paperwork and may need to standardise these processes.

Sun Legal regularly assists Thai and foreign-owned businesses with company registrations, address changes, and compliance reviews, including for serviced and virtual office arrangements. We can:

• Review address documentation before filing
• Coordinate with landlords or serviced office providers
• Advise on risk areas for shared addresses
• Help avoid costly delays or rejected filings

If your business uses a serviced office—or plans to—now is a good time to review your setup. Contact Sun Legal  to ensure your company remains compliant under the new rules.

Source