How to Register a Real Estate Agency in Thailand

Looking to register a real estate agency in Thailand in 2025? Strict rules now require every Thai shareholder to prove financial capacity with six months of Thai bank statements and up-to-date tax returns, details that stopped 30% of foreign-led applications last year.

Are you prepared for enhanced nominee scrutiny and mandatory financial transparency at every step of business registration?

Thailand’s regulatory climate for real estate agencies has shifted, making it critical for business owners to get every document and shareholder arrangement right from the outset.

Real Estate Agency Legal Requirements in Thailand

Laws and Regulations for Agencies in 2025

To register a real estate agency in Thailand, you must comply with the Foreign Business Act, Civil and Commercial Code, and Ministry of Commerce rules. In 2025, scrutiny has increased for nominee structures, foreign ownership, and proof of shareholder capital.

Key regulatory points for real estate agencies include:

• Foreign ownership is capped at 49% for private companies, unless BOI-promotion allows 100% in rare cases.
• Land ownership by foreigners is prohibited, except with explicit BOI permission and minimum THB 50 million capital.
• Required business permits may apply for foreign-majority firms (such as Foreign Business Licenses), even if an agency license is not needed.

Example: Agencies with foreign-majority shareholding must prove all Thai owners have real financial backing, using bank certificates and recent tax returns.

For authoritative updates, visit the Thailand Foreign Business Act (MOC).

Licensing and Qualification Rules for Agents

In 2025, operating a real estate firm in Thailand does not require a professional license or real estate agent exam.

You may consider voluntary membership in industry associations:

• Thai Real Estate Business Association (TREBA) and its global counterpart, NAR, offer professional networking and best-practice resources.
• Voluntary standards encourage transparency but have no legal force.

Registering your real estate agency is a corporate process, no agent qualification barrier stands in your way, but ongoing compliance is rigorously enforced. Ensure your company structure, documents, and shareholder arrangements align with the latest regulations to avoid delays and legal pitfalls.

Best Business Structure for Thai Real Estate Agencies

Choosing the Right Business Structure

Selecting the correct business structure is the foundation for registering a real estate agency in Thailand. Most foreign and Thai investors choose a private limited company (Co., Ltd.), favored for liability protection, investor credibility, and tax benefits.

Alternative structures include:

• Public Limited Company: Suitable only for large agencies planning to list shares on the Stock Exchange of Thailand.
• Partnership: Offers limited liability but less popular due to regulatory and tax complexity.
• Sole Proprietorship: Easiest set-up but not permitted for foreigners and offers no liability shield.

For foreigners, a private limited company (maximum 49% foreign ownership unless BOI-promoted) balances compliance and operational needs.

Proprietary Decision Matrix:

• Prioritize private limited company for significant ownership, cleaner compliance, and easier access to work permits.
• Avoid sole proprietorship/partnership if foreign-owned or if high legal protection needed.

Ownership, Capital & BOI Promotion Impact

Foreign-majority real estate companies must register at least 2-3 million THB in capital. BOI-promoted firms need 50 million THB for land ownership.

Key 2025 rule changes:

• At least 51% of shares must be owned by Thais unless BOI exemption is granted.
• Thai shareholders must prove financial capacity with:
• Bank certificate
• 6-month bank statement
• Thai tax returns
• Valid documents evidencing the source of funds

BOI-promoted options are rare, but they allow 100% foreign control for select projects. For further information, consult the Thailand Board of Investment (BOI).

Real Estate Agency Registration Process

Registration Steps in 2025

To register a real estate agency in Thailand in 2025, follow these key steps for compliance:

• Reserve your company name with the Department of Business Development (DBD)
• Prepare the Memorandum of Association (MOA) with director and shareholder details
• Register the business at DBD using Thai-language documents
• Complete tax and VAT enrollment with the Revenue Department
• Open a company bank account under the new entity

Legal representation fluent in Thai corporate law is highly recommended, especially for foreign applicants and agencies seeking BOI promotion.

Foreigners and BOI applicants must prepare additional documents, including shareholder source-of-funds evidence, certified translations, and detailed company objectives.

Registration Timeline & Common Delays

Expect typical timelines to be:

• 2-4 weeks for document preparation and due diligence
• 1 week for official company registration
• 1-2 weeks for post-registration steps (banking, tax ID, VAT, work permits)

Common bottlenecks in 2025 include:

• Shareholder vetting and nominee scrutiny (delaying capital deposits)
• Digital document approval issues
• Incomplete or untranslated paperwork

To avoid delays:

• Prepare all documents in advance, including financial proofs
• Use digital filing where allowed, but ensure paper versions are complete for review

A well-prepared application can reduce processing time by up to 30%.

Final takeaway: Invest in experienced legal support and thorough documentation for a smooth, timely registration process.

Documentation & Compliance Obligations

Required Documents for Application

To register a real estate agency in Thailand, you must provide a full set of legal and financial documents, all in Thai or with certified translations.

Typical requirements include:

• Company formation papers
• Copies of director and shareholder IDs or passports
• Bank statements covering at least six months for each Thai shareholder
• Proof of registered capital deposit, such as a bank certificate
• Recent Thai tax returns (PND.90/91/50/51 for individuals or companies)
• Lease or title deed for company office address
• Certified translations (if any documents are not in Thai)

Use this proprietary registration checklist for accuracy:

1. Double-check all spellings and ID numbers
2. Confirm every shareholder’s funds are traceable to legitimate sources
3. Prepare all corporate forms using official templates
4. Have all documents endorsed by qualified legal counsel

Foreign-majority and BOI-promoted firms face extra scrutiny. BOI companies need proof of THB 50 million capital and sector-specific documents.

Ongoing Compliance & Reporting Duties

Once registered, you must maintain corporate compliance year-round.

Key obligations include:

• Annual audited financial statements filed with the Department of Business Development
• Tax filings and monthly VAT submissions
• Maintaining up-to-date shareholder registers
• Holding required Annual General Meetings (AGMs) if a public company
• Valid work permits and labor law compliance for any foreign directors or staff

Expect stricter inspection if your agency has foreign-majority ownership. In 2025, nominee arrangements are closely monitored with spot checks on shareholder financial authenticity.

Thai authorities require transparency at every stage. Stay updated with guidance from the Thai Revenue Department.

Registration Costs and Mistakes to Avoid

Total Registration Costs & Fees in Thailand

Registering a real estate agency in Thailand involves transparent government fees but several costs can be underestimated.

Plan for these core expenses:

• Department of Business Development (DBD) fee: around THB 5,500
• Stamp duty: THB 1,000
• VAT registration: no direct fee, but professional handling recommended
• Minimum registered capital for foreign-majority firms: THB 2-3 million
• For BOI-promoted land ownership: THB 50 million minimum capital requirement

Hidden costs to budget for:

• Legal advisory fees: typically THB 40,000-100,000
• Certified document translations: THB 10,000+
• Proof of funds for Thai shareholders: preparation and document collection
• Office address or virtual office setup
• Business visa and work permit fees for foreign principals

You can expect the real cost to exceed the simple government fee by 2-3 times due to these hidden requirements.

Common Mistakes That Delay Registration

Common pitfalls result in delays or rejections, especially with 2025’s stricter nominee scrutiny.

Frequent mistakes include:

• Incomplete or mismatched shareholder documentation (missing recent tax returns or six-month bank statements)
• Incorrect capital declarations or inadequate proof of capital
• Using prohibited nominee structures or failing to show authentic Thai shareholder financial participation
• Underestimating professional translation needs and failing to prepare Thai-language documents

How to prevent issues:

1. Double-check all shareholder and capital proof documents before submission
2. Use a professional checklist and seek skilled legal support
3. Strictly avoid nominee arrangements and ensure all funds are clearly sourced and properly recorded

By budgeting thoroughly and preparing accurate, complete documents, agency owners avoid costly setbacks and demonstrate readiness for sustainable growth.

FAQ: Real Estate Agency Registration in Thailand

To register a real estate agency in Thailand in 2025, you do not need a real estate agent license. However, proper business registration and full legal compliance are mandatory.

Most foreign investors can own up to 49% of a Thai private company. Direct land ownership by foreigners is generally prohibited, except for rare Board of Investment (BOI) promoted cases that require at least 50 million THB registered capital and strict adherence to approved business purposes.

Key Documentation & Compliance (2025)

Proving the financial support of Thai shareholders is now stricter.

Required documents include:

• A bank certificate
• A six-month Thai bank statement
• Recent tax returns (PND.90, PND.91, PND.50, or PND.51)
• Other evidence of funding source

Delays often come from incomplete documents or using nominee shareholders.

Fast-Track Registration Tips

Quick registration depends on:

• Preparing all documents before you file
• Using a legal expert fluent in Thai business procedures
• Avoiding any nominee or proxy arrangements

With accurate preparation and compliance, agency owners can move smoothly from application through approval, delivering confidence at launch.

Conclusion

Registering your real estate agency in Thailand gives you a firm, compliant foundation in a rapidly evolving market transforming regulatory complexity into strategic advantage when you’re prepared.

You can act today by assembling accurate shareholder documents, choosing the optimal business structure, and identifying the right legal expertise for a seamless start.

Contact us to receive tailored guidance and full-service support at every step, ensuring your agency meets the highest standards of legal clarity and operational confidence.