Thailand's 2026 Nominee Crackdown: 361 Companies, 1 Billion Baht in Land Seized

In August 2026, more than 500 police officers carried out simultaneous raids across three provinces on Thailand's Andaman coast. The result: 89 land plots worth roughly 1.053 billion baht seized or brought under state control, 59 arrest warrants issued, and 361 companies placed on a nationwide list of suspected illegal land ownership through nominee shareholders¹.

This is not an isolated raid. It is a coordinated, nationwide sweep led by Deputy Interior Minister Vorasit Liangprasert. The operation has hit Phuket, Krabi and Phangnga, marking the largest crackdown in years on foreigners using Thai nominee shareholders to bypass land ownership law².

For any international buyer weighing a villa or land purchase in Thailand, this is not just news. It is a direct warning: nominee structures no longer offer protection.

Quick Answer

• 361 companies across Thailand are flagged as suspected of illegal land ownership through nominee shareholders²

• 89 land plots worth 1.053 billion baht (about $29 million) have been reviewed or seized in Phuket, Krabi and Phangnga¹

• 59 arrest warrants were issued: 28 against Thai nationals, 31 against foreigners¹

• In a separate case, 9 foreigners (5 Israeli, 2 French, 1 Dutch, 1 Russian) were arrested over 56 plots worth 231 million baht³

• 16 people have already been formally charged (10 Thais, 2 Canadians, 3 Russians, 1 Kazakh national)²

• Authorities are reviewing over 100 companies in Phuket alone and 361 nationwide⁴, with a related probe tracing more than 5 billion baht in combined revenue among Phuket firms suspected of hiding foreign control behind naturalised Thai shareholders⁵

Main Risks and Mistakes

Nominee land ownership through a Thai company. This is the most common and most dangerous structure. A foreigner sets up a Thai company where 51% of shares are formally held by Thai nationals, while actual control stays with the foreign buyer. Thailand's Land Code Act flatly prohibits foreign land ownership. Once authorities determine the Thai shareholders are nominees, the company is dissolved and the land is confiscated. Mitigation: avoid land purchases via nominee structures altogether. Foreigners can legally hold condominiums (up to 49% of a project's foreign quota) or use long-term leasehold (up to 30 years, renewable).

The G-Mat network, a case study in scale. The Phuket operation exposed the G-Mat group, a multi-sector corporate network running hotels, restaurants, gyms and even cannabis shops through nominee owners³. 56 land plots covering 24,700 square metres were registered under front companies. Buyers who purchased property inside such a structure lose their investment when assets are confiscated. Mitigation: verify the ownership chain at the local Land Office before buying. A Thai company seller with several dormant Thai shareholders is a red flag.

Naturalised citizens as cover. A newer trend uses individuals who acquired Thai citizenship to mask foreign capital. The Interior Ministry is now checking whether such people are genuine investors or nominee holders⁴, part of a wider financial-tracing exercise across more than 100 Phuket firms with combined revenues exceeding 5 billion baht⁵. If someone suggests registering property under 'a Thai citizen who used to be a foreigner,' treat it as high risk. Mitigation: use only licensed lawyers who perform full ownership due diligence.

A villa 'with land' isn't automatically freehold. Many Phuket villas are marketed as freehold, but the land itself sits under a Thai company. The buyer receives company shares, not title to the land, and such companies are exactly the type flagged in these investigations. Mitigation: insist on a Chanote title and check who is actually listed as landowner in the registry; if it's a legal entity, investigate the shareholder structure.

Fines and criminal liability are real. Of the 361 companies under investigation, 149 cases have already been filed, 4 have reached court, and 4 court fine orders have been issued². Foreigners risk not just losing property but deportation and entry bans. Mitigation: if you already hold property through a nominee structure, consult a Thai lawyer immediately about restructuring; the window for voluntary correction is narrowing.

'My agent will handle it' is a dangerous assumption. Several intermediaries marketing 'safe' land ownership schemes to international buyers have themselves been swept up in these raids, alongside their clients. Three Russians and one Kazakh national have already been charged². Mitigation: get independent legal review before signing anything, using a lawyer licensed by the Thai Bar Association with no ties to the seller.

FAQ

Can a foreigner legally own land in Thailand?

No. Thailand's Land Code Act prohibits foreign land ownership. The exception is a BOI investment route requiring at least 40 million baht, which applies to very few cases with strict conditions. Most international buyers instead use condominium freehold (within the 49% foreign quota) or long-term leasehold.

What exactly is a nominee structure, and why is it illegal?

A nominee structure is one where Thai citizens formally hold company shares that own the land, while a foreigner retains actual control. This breaches both the Land Code Act and the Foreign Business Act. Penalties include fines up to 20,000 baht and/or up to 2 years imprisonment for nominee holders, plus land confiscation.

How many foreigners have already been arrested in 2026?

Public records show 31 arrest warrants issued against foreigners in the main operation¹. A separate case saw 9 people detained: 5 Israeli, 2 French, 1 Dutch, 1 Russian³. Another 6 foreigners (2 Canadians, 3 Russians, 1 Kazakh national) were charged in an August 6 raid².

Does this crackdown affect condominium owners?

No, not if the condo is registered directly to the foreign buyer within the project's foreign quota (up to 49% of total area). Current operations target illegal land ownership through nominee companies specifically, not condo freehold titles.

How can I check if a seller is part of a nominee network?

Request a land registry extract from the Land Office and verify the owning company's registration through the Department of Business Development (DBD). Watch for red flags: 51% held by several Thai individuals with minimal capital while a foreigner serves as director is a classic nominee signature.

What happens to property if a company is ruled a nominee?

The land is forfeited to the state. Structures on it may be auctioned or demolished, and the investor loses both land and building. Recovering funds through the courts is close to impossible.

Is long-term leasehold actually safe for foreigners?

A registered 30-year leasehold is a legal form of tenure, recorded at the Land Office and protected by law. Many developers offer two further 30-year renewals (90 years total), but only the first term is legally guaranteed. It's not a perfect solution, but it is legal and outside the scope of current raids.

Is the crackdown limited to Phuket?

No. The operation covers Phuket, Krabi and Phangnga¹, and the 361-company list is a nationwide review². Similar raids are expected in Koh Samui, Pattaya and Bangkok, with related reviews already covering more than 11,000 companies on Samui and Koh Phangan⁶.

What should I do if I already hold land through a Thai company?

Contact a licensed Thai lawyer without delay. Options include selling the land, converting to leasehold, or restructuring the company with a genuine Thai partner who can document real financial participation. Every day of delay increases the risk of appearing on an active review list.

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