Your freehold
isn't really freehold.
We make it real. In 14 days. In your name.
5-minute secure form · documents stay with United Grace · reply within 24 h
What we actually do, in plain English.
No jargon. Three steps. Read it once and you'll know if this is for you.
Foreigners can't legally own land in Thailand.
Most people get around this with a "51/49" Thai company where Thai shareholders own 51%. But those shareholders are nominees you don't control. It's paper, not real ownership — and Thai authorities are actively cracking down on it.
United Grace — a real Thai company — buys the property for you.
We pay the seller in full. The Land Office officially transfers the title to us. Then, on the same day at the same office, we register a 30-year property right in your personal name on the same title deed.
A legal property right, in your name, for 30 years.
You can live in it, rent it out, sell the right, mortgage it, and pass it to your kids. All recognized under the Sap-Ing-Sith Act of 2019 — the same Thai statute that recognizes Thai-citizen property rights. No nominees. No 51/49. No grey zone.
The 51/49 structure is under active audit.
Thai authorities — DSI, Land Office, Company Registrar — are challenging nominee-shareholder companies as a circumvention of the Foreign Business Act.
Nominee-structure risk
51% nominee Thai shareholders + 49% foreign is increasingly treated as a circumvention of the Land Code under Section 113.
Source-of-funds audits
DSI audits Thai shareholders for the source of their share-purchase funds. Failing the audit triggers nominee enforcement.
Forfeiture exposure
Land acquired through a non-compliant structure can be subject to forfeiture orders. The asset stays with the structure, not with you.
Sap-Ing-Sith — a registered property right.
A 2019 Thai statute that created a real property right registered on the title deed (Chanote) — held in your personal name, fully protected by Thai law.
Real property right
Registered directly on the Land Office title deed — not a contract, but a statutory property interest.
30-year statutory term
A single registered term under Sap-Ing-Sith Act B.E. 2562 (2019). Heritable. Transferable. Pledgeable.
In your personal name
No nominees. No 51/49 corporate vehicle. The right is yours — on the title, directly.
This is not a regular 30-year lease.
Most foreigners only know the standard Thai lease (Chao). Sap-Ing-Sith is a fundamentally different legal instrument — created by a 2019 Thai statute as a real registered property right. Here's the difference, side by side.
Three payment plans. Same legal product.
The Sap-Ing-Sith registration is identical across all three plans — only the payment schedule differs.
15% one-time on deals under 15M ฿. 10% on deals ≥ 15M ฿. Done.
- One-time fee at signing
- No annual payments — ever
- Lowest total cost over 30 years
- Land Office registration included
A 5% one-time fee (minimum ฿500,000), plus a 2% annual service fee. The most popular plan.
- Moderate cash entry
- One-time fee: 5% of property value, minimum ฿500,000
- 2% annual service fee
- Continuous legal upkeep included
Zero at signing. We acquire the property; you pay 10% annually for 30 years.
- No upfront fee
- No property purchase by you
- Automatic payment authorization required
- Highest total cost over time
How the registration actually works.
A clean three-step legal chain. The property goes to our compliant Thai entity. The right goes to you, on the title, in your personal name.
Binding commitment
You sign a binding agreement to acquire the Sap-Ing-Sith right at property price + agreed fee. This commitment is what lets United Grace step in and front the acquisition — with zero speculation on our side.
United Grace acquires the property
Our 100% compliant Thai entity buys only the property itself — the land and any structures — as a clean asset purchase. Title is registered fresh at the Land Office in our name. We don't buy your existing 51/49 company. No legacy exposure.
Sap-Ing-Sith registered in your name
We register the Sap-Ing-Sith right at the Land Office on the title deed (Chanote) — directly in your personal name, as a real property right. You pay the agreed price and receive the rights to use, lease, transfer and bequeath.
You hold the registered rights to live, sell, lease and inherit — in your own name — while United Grace bears the legal ownership and ongoing compliance with Thai law.
See your numbers — by plan.
Pick a track, set the property value. The calculator shows your one-time fee, annual fee, and grand total over 30 years.
* Excludes Land Office registration fees, stamp duty, and independent legal counsel. All Land Office taxes and registration fees are split 50/50 between the parties by contract. Indicative — a tailored proposal follows after due diligence.