By Phuket News Property Editorial Team · January 6, 2026
Phuket’s property market has long attracted international buyers drawn by lifestyle, long-term residency, and capital diversification. For many years, buyers also relied on informal assurances, outdated assumptions, or practices that were widely tolerated but poorly understood.
Those conditions are changing. Quietly, steadily, and in ways that matter. The hard truth is that expert legal guidance is no longer optional for foreign buyers in Phuket. It has become essential.
A market built on old assumptions
For decades, Phuket operated in a legal grey zone that many buyers mistook for stability. Certain ownership structures became common not because they were robust, but because enforcement was light and scrutiny limited.
Over time, this created a culture where buyers assumed that if something had been done before, it would remain acceptable indefinitely. That assumption is no longer safe.
OECD alignment has changed the direction of travel
Thailand’s alignment with international transparency and compliance frameworks has altered the environment in which property ownership is assessed. This does not mean sudden rule changes, but it does mean higher expectations around disclosure, beneficial ownership, and intent.
The focus has shifted from surface compliance to substance. Structures that exist only on paper, companies without genuine operations, and arrangements designed solely to bypass ownership restrictions are facing increasing scrutiny.
This shift is structural, not temporary.
Nominee structures are under growing pressure
One of the most uncomfortable truths for buyers is that nominee shareholder arrangements, especially those involving non-functional Thai companies, are becoming harder to defend.
While these structures were historically tolerated, tolerance is not the same as protection. Banks, lawyers, and authorities are now far more cautious, particularly at transfer, refinancing, or resale stages.
Buyers often discover this risk years later, not at purchase. By then, the cost of correction can be significant.
Why informal advice is no longer enough
Another hard truth is that advice based on anecdote, social media, or what a friend once did offers little protection in today’s environment. The legal landscape has become more nuanced, and the consequences of poor structuring more serious.
Expert legal advice today requires more than basic documentation. It requires an understanding of regulatory direction, compliance expectations, and how ownership structures may be viewed in the future, not just at the moment of purchase.
The real risk is delayed exposure
Many buyers assume that if a purchase completes successfully, the risk has passed. In reality, exposure often emerges later, during resale, inheritance planning, banking reviews, or regulatory checks.
This delayed risk is what makes proper legal guidance so critical. The goal is not simply to complete a transaction, but to ensure that ownership remains defensible over time.
What buyers should take away
The Phuket property market remains attractive, but it is no longer forgiving of shortcuts. The hard truth is that structures which once appeared acceptable may not withstand future scrutiny.
Buyers who prioritise expert, independent legal advice are not being cautious. They are being realistic. In a market where the rules are evolving, understanding intent, substance, and long-term compliance has become just as important as location and price.
