Service 01 · Koh Samui · Koh Phangan
Ownership regularisation
If your villa is registered to a Thai company, we buy the land and the building from that company and register the right on the deed in your own name: a Sap-Ing-Sith right or a 30-year lease.
On a new purchase, the right is registered in your name at the purchase itself.
About 30 days from signing · not legal advice · we will tell you plainly if there is nothing to change
In one sentence
What is ownership regularisation?
Ownership regularisation means United Grace buys the land and the building from the Thai company that holds your villa and registers a Sap-Ing-Sith right or a 30-year lease in your own name at the Land Office, within about 30 days.
Key facts
- For a villa registered to a Thai company today, or a villa you are buying now.
- The registered right is transferable, inheritable and mortgageable, and it survives a sale of the land.
- Three ways to pay, identical registration on all three; the plan can be changed later.
- Afterwards the old company holds no assets and should be closed.
In short
What we do
United Grace buys the land and the building from your company, then registers a separate right in your own name on the same Chanote: Sap-Ing-Sith or a 30-year lease, as you choose.
Who holds the land
United Grace Co., Ltd., a 100% Thai-owned company.
The legal and beneficial owner, not a trustee and not a nominee.
How long
About 30 days from signing to a registered right.
Completed files are listed on the register.
What it costs
Three tracks, one identical right: 3% a year, 20% once, or 6% a year with the purchase funded by us.
Details below.
Who it is for
Two starting points.
One registered right.
I own through a Thai company
Where Thai shareholders hold shares on your behalf, that is a nominee arrangement.
And in 2026 five agencies are reviewing 8,213 such companies on Koh Samui and 3,213 on Koh Phangan.
We buy the villa out of the company and register the right in your name; winding the company up stays with your own lawyer and accountant.
What the 2026 review means →
I am buying now
The property is bought in United Grace's name and your right is registered at the purchase itself, before any construction money goes in.
On Tracks A and B you fund the purchase; on Track C we do.
Only for properties that fit the portfolio.
Koh Samui → · Koh Phangan →
The route · about 30 days
You cannot convert.
You re-acquire.
There is no conversion procedure in the Act.
The land has to be acquired by a landowner who will grant the right, and the right is then registered fresh in your name.
In practice, an asset purchase.
Stage 1 · Commitment
Villa, title and existing structure reviewed.
Terms agreed, track chosen, full cost shown including government fees.
Stage 2 · Acquisition
Due diligence and the asset purchase.
Title transfers to United Grace.
Your old company is left with no assets and should be closed down.
Stage 3 · Registration
Your right is inscribed on the Chanote at the Land Office, in your own name, and you receive the registered evidence.
What the document looks like →
What you hold afterwards
A Sap-Ing-Sith right or a 30-year lease, registered in your name.
Transferable, inheritable and mortgageable, and it survives a sale of the land.
What it is not
Not freehold: you do not own the land.
No renewal mechanism in the Act, so never 60 or 90 years.
Buildings revert at expiry unless separately registered.
The statutory detail is on the legal page.
Winding up an old company, the tax treatment of the sale and settling with shareholders stay with your own lawyer and accountant.
Cost
Three ways to pay.
One identical right.
- At signing
- The purchase price
- Annual payment
- 3% of the purchase price
- At signing
- The purchase price + a service fee of 20%
Minimum service fee: ฿700,000 - Annual payment
- Nothing
- At signing
- Nothing: we fund the purchase
- Annual payment
- 6% of the purchase price
Identical registration on all three; the track can be changed later.
On Tracks A and B, the client pays the taxes and government fees for both stages: the property sale to United Grace and the grant or transfer of the right.
On Track C, United Grace funds the purchase and pays these taxes and fees for both stages.
Legal advice is separate.
Run your own numbers on the calculator →
Send us how the villa is held today.
The island, roughly what it is worth, and the name of the company that holds it.
A reply within 24 hours, in English or Hebrew.
If there is nothing worth changing, that is what you will hear.
Villa hospitality under our i‑ลม brand is a separate service with its own agreement: Hospitality.
עברית.
General information about Thai law, not legal advice.
Confirm your position with independent Thai counsel before signing.
Questions owners ask.
What exactly is the regularisation service?
For a new purchase, the property is bought in United Grace's name and your right is registered at the purchase itself; you fund the purchase on Tracks A and B, we fund it on Track C.
Can my existing company simply be converted?
The Act contains no conversion procedure.
The land must be acquired by a landowner who grants the right, and the right is then registered fresh in your name.
In practice that is an asset purchase, which is the route we run.
How long does it take?
Some Land Offices are still unfamiliar with the entry and a file can run longer.
What does it cost?
Track A, the preferred track: you fund the purchase, then 3% of the purchase price per year, with no one-time service fee.
Track B: you fund the purchase and pay 20% once at signing, minimum 700,000 baht, with no annual fee.
Track C: nothing at signing because United Grace funds the purchase, then 6% of the purchase price per year.
On Tracks A and B, the client pays the taxes and government fees for both stages; on Track C, United Grace pays them.
What do I hold at the end?
Transferable, inheritable and mortgageable, and it survives a sale of the land.
Can I choose a 30-year lease instead of Sap-Ing-Sith?
The regularisation ends with a right registered in your name, and you choose which: a Sap-Ing-Sith right or a 30-year lease.
Is villa hospitality included?
Hospitality under our i-ลม brand is a separate service with its own agreement, available on its own or alongside the registered right.