Our mission.
Tens of thousands of foreign investors hold land in Thailand through structures that — under current Thai law and the 2024–2026 DSI enforcement initiative — are increasingly exposed. We help them migrate to a fully statutory alternative built on the Sap-Ing-Sith Act B.E. 2562 (2019), without forcing them to surrender ownership, security, or long-term value.
United Grace was founded on a simple principle: the law already provides a clean path forward. Our role is to package it correctly, register it properly, and stand behind it for the full 30-year statutory term.
What we do.
Acquire
Our 100%-compliant Thai entity purchases the property as a clean asset, removing the risk-laden nominee company from the chain.
Register
We register a Sap-Ing-Sith right directly on the title deed (Chanote) at the Land Office in the client’s personal name.
Protect
We bear the legal ownership and ongoing compliance for the full 30-year term, so you simply hold a registered right under your name.
Inherit
The right is heritable, transferable, and protected against forfeiture — built to pass to your children, not collapse with a regulatory change.
Why now.
In late 2024 the Thai Department of Special Investigation (DSI) launched a coordinated audit of foreign property structures, particularly the 51/49 Thai-majority company model commonly sold to foreign buyers since the 1990s. The Land Department, Ministry of Interior, and Royal Thai Police have all signaled that nominee shareholder arrangements — the foundation of nearly every 51/49 vehicle — are subject to forfeiture under Section 113 of the Land Code.
The Sap-Ing-Sith Act was enacted in 2019 precisely to give foreign capital a clean, statutory route. We are the bridge.
Our principles.
Legality first
If a structure cannot be defended before a Thai court tomorrow morning, we will not build it — no matter the savings.
Single chain of title
One legal owner. One registered right-holder. No nominees, no offshore vehicles, no hidden side agreements.
Multi-generational
We design for the next 30 years, not the next 30 days. Heritability is a starting point, not an upgrade.
Transparency
Every fee, every party, every ministerial filing is disclosed up front and confirmed by independent counsel of your choice.
Who we serve.
Foreign individuals and families who already own — or are about to acquire — Thai real estate, and who want their interest to survive enforcement, inheritance, and time.
Ready to talk?
Book a confidential 30-minute call. We’ll review your current structure and outline the migration path.