Lex Bangkok

27/08/2026

𝗗𝗼𝗶𝗻𝗴 𝗕𝘂𝘀𝗶𝗻𝗲𝘀𝘀 𝗶𝗻 𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱: 𝗔 𝗚𝘂𝗶𝗱𝗲 𝗳𝗼𝗿 𝗝𝗮𝗽𝗮𝗻𝗲𝘀𝗲 𝗘𝗻𝘁𝗿𝗲𝗽𝗿𝗲𝗻𝗲𝘂𝗿𝘀

Expanding into Thailand presents significant opportunities for Japanese businesses, but differences in foreign ownership rules, licensing requirements, employment practices, and commercial culture can create unexpected challenges.

In our latest article, 𝗧𝗮𝗶𝗰𝗵𝗶 𝗔𝘀𝗮𝗸𝗮𝗶 from Lex Bangkok’s Japanese Desk outlines the key legal and practical considerations Japanese entrepreneurs should understand before establishing or expanding a business in Thailand. The article is available in both English and Japanese.

Taichi Asakai supports our Japanese Desk as a Business Development Assistant, helping Japanese clients communicate with our legal team and navigate the early stages of doing business in Thailand.

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26/08/2026

𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱 𝗶𝘀 𝘁𝗶𝗴𝗵𝘁𝗲𝗻𝗶𝗻𝗴 𝗲𝗻𝗳𝗼𝗿𝗰𝗲𝗺𝗲𝗻𝘁 𝗮𝗴𝗮𝗶𝗻𝘀𝘁 𝗻𝗼𝗺𝗶𝗻𝗲𝗲 𝗹𝗮𝗻𝗱𝗵𝗼𝗹𝗱𝗶𝗻𝗴.

On 25 August 2026, the Ministry of Interior issued an urgent circular instructing every province to strengthen investigations into companies suspected of holding land on behalf of foreigners.

This is not a new law and does not introduce new penalties. The important change is how suspected cases will be investigated.

Provincial authorities may now coordinate Land Offices, local authorities, the Provincial Commercial Office, police and other agencies to examine:

• Shareholding and control
• Sources of funds and financial transactions
• Tax and foreigner-status information
• Business operations and other assets

If a company is found to be legally prohibited from holding land, the authorities may order the land to be disposed of within a specified period. Where a nominee arrangement is identified, Land officials must file a police complaint and monitor the case through to completion.

For companies with foreign shareholders, scrutiny is no longer confined to the date of land registration. Existing ownership structures may also be investigated using information gathered across several government agencies.

Companies currently holding land should ensure that their ownership, funding and business records are consistent and capable of withstanding regulatory scrutiny.

Lex Bangkok advises companies and investors on landholding structures, foreign ownership and regulatory compliance in Thailand.

23/08/2026

𝑻𝑯𝑨𝑰𝑳𝑨𝑵𝑫 𝑰𝑵𝑻𝑬𝑵𝑺𝑰𝑭𝑰𝑬𝑺 𝑬𝑵𝑭𝑶𝑹𝑪𝑬𝑴𝑬𝑵𝑻 𝑨𝑮𝑨𝑰𝑵𝑺𝑻 𝑵𝑶𝑴𝑰𝑵𝑬𝑬 𝑺𝑻𝑹𝑼𝑪𝑻𝑼𝑹𝑬𝑺

Thai authorities have expanded their crackdown on suspected nominee arrangements, with officials conducting coordinated raids at three locations in Pattaya as part of an investigation into alleged foreign control of land and businesses through Thai nominee shareholders.

According to reports, authorities seized company documents, computers and electronic evidence for further examination. The investigation concerns suspected violations of the Foreign Business Act B.E. 2542 (1999) and involves corporate structures reportedly holding assets worth hundreds of millions of baht.

The case is another indication that enforcement against nominee arrangements is moving beyond reviewing company registration records. Authorities are increasingly examining beneficial ownership, shareholder relationships, source of funds, corporate documentation and the actual control of businesses.

For foreign investors in Thailand, having Thai shareholders on paper does not by itself make a structure compliant. Where Thai shareholders are merely holding shares on behalf of foreign investors, the arrangement may constitute an unlawful nominee structure.

Businesses with foreign participation should ensure that their ownership and governance arrangements reflect genuine commercial relationships and comply with Thailand’s foreign business and land ownership restrictions.

23/08/2026

Pleased to see 𝗟𝗲𝘅 𝗕𝗮𝗻𝗴𝗸𝗼𝗸 𝗰𝗶𝘁𝗲𝗱 𝗮𝘀 𝗮 𝗹𝗲𝗴𝗮𝗹 𝘀𝗼𝘂𝗿𝗰𝗲 𝗯𝘆 𝗣𝗥𝗡𝗲𝘄𝘀𝗣𝗹𝘂𝘀 in its recent editorial on foreign property ownership in Thailand.

The article discusses key legal issues for foreign buyers, including condominium ownership, the 49% foreign ownership quota, leasehold structures, foreign remittance requirements, and nominee risks.

At Lex Bangkok, we regularly advise foreign individuals and investors on property transactions in Thailand, from legal due diligence and contract review to ownership structures and transfer.

We appreciate seeing our legal content being used as a reference for broader public discussion on Thai property law.

🔗 Read the PRNewsPlus article:
https://prnewsplus.com/realestate/4335-คนต่างด้าวซื้ออสังหาฯ-ไทยได้จริงแค่ไหนในปี-2569-5-กฎที่เจ้าของโครงการไม่ค่อยบอกตรงๆ

ชาวต่างชาติซื้ออสังหาฯ ไทยได้จริง แต่กฎหมายไทยห้ามถือกรรมสิทธิ์ที่ดินโดยตรงเด็ดขาด สิ่งที่ทำได้จริงคือ...

22/08/2026

⚠️ 𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱 𝗵𝗮𝘀 𝗰𝗵𝗮𝗻𝗴𝗲𝗱 𝘁𝗵𝗲 𝗿𝗲𝗴𝘂𝗹𝗮𝘁𝗼𝗿𝘆 𝘀𝘁𝗮𝘁𝘂𝘀 𝗼𝗳 𝟱,𝟬𝟬𝟬 𝗽𝗽𝗺 𝗳𝗹𝘂𝗼𝗿𝗶𝗱𝗲 𝘁𝗼𝗼𝘁𝗵𝗽𝗮𝘀𝘁𝗲.

Effective 19 August 2026, oral products containing 5,000 ppm fluoride are classified as dangerous drugs under Thai law.

This does not affect ordinary fluoride toothpaste. Products containing fluoride at or below 1,500 ppm remain regulated as cosmetics.

For brands, importers and distributors handling 5,000 ppm products, however, the change is significant:

• Cosmetic notification is no longer sufficient
• Drug registration and the relevant licences are required
• Sales are restricted to licensed pharmacies with a pharmacist on duty
• Drug advertising restrictions apply
• Existing retail and e-commerce channels may need immediate review

A single change in product classification can affect the entire route to market, from importation and registration to distribution and advertising.

Read our full article: https://lexbangkok.com/fluoride-toothpaste-thailand/

Contact us: [email protected]

Fluoride toothpaste in Thailand at 5,000 ppm is now a dangerous drug. What the new Royal Gazette notification means for importers, brands and pharmacies.

22/08/2026

🇹🇭 Thinking of doing business in Thailand as a foreign investor?

Foreign ownership is only one part of the equation. The Foreign Business Act, licensing requirements, corporate structure, and actual management control can all affect whether your business is legally compliant in Thailand.

Before choosing a 49/51 structure, or any other structure, understand what the law actually permits.

Lex Bangkok | Corporate & Foreign Investment Law

09/08/2026

We’re pleased to share that Lex Bangkok’s legal article has been featured by Taiwan’s International Cooperation Center (ICC) in its latest bi-weekly news update. 🇹🇭🇹🇼

Our article, “Thailand Customs Duty 2026: New Import Rules, Tariff Hikes & End of De Minimis,” was selected as a source on Thailand’s changing import tax regime and its impact on importers, e-commerce businesses, and logistics operators.

We’re glad to see our legal insights reaching an international audience and helping cross-border businesses better understand Thailand’s evolving regulatory landscape.

Read the ICC feature here:
https://icc-tca.org.tw/2026/05/bi-weekly-news-update-may-15-to-may-28-2026/

01/08/2026

🏗️ Why do factory projects in Thailand get delayed?

Many investors assume the biggest challenge is obtaining a Factory Licence.

In practice, project delays often begin much earlier.

A site selected without considering licensing requirements, an engineering design that doesn’t align with regulatory approvals, or an EPC contract that leaves responsibilities unclear can all lead to costly redesigns and unexpected delays.

By the time the issue is discovered, construction may already be underway.

That is why successful manufacturing projects require more than legal advice alone. Corporate structuring, engineering, environmental approvals, construction contracts and regulatory compliance all need to work together from the beginning.

We’ve put together a short visual guide highlighting some of the most common reasons manufacturing projects are delayed in Thailand—and how better planning can help avoid them.

📩 If you’re planning a manufacturing investment in Thailand, we’re happy to discuss how to structure your project from day one.

01/08/2026

What actually happens before a factory starts operating in Thailand?

Most people think it’s just company registration and construction.

In reality, there are multiple legal, regulatory and operational milestones that need to happen in the right order.

This short video walks you through the typical manufacturing project timeline, from planning to production.

31/07/2026

𝗧𝗵𝗶𝗻𝗸𝗶𝗻𝗴 𝗼𝗳 𝗕𝘂𝗶𝗹𝗱𝗶𝗻𝗴 𝗮 𝗙𝗮𝗰𝘁𝗼𝗿𝘆 𝗶𝗻 𝗧𝗵𝗮𝗶𝗹𝗮𝗻𝗱? 🇹🇭

Most investors think the process is simple:

✔ Register a company

✔ Build the factory

✔ Apply for a Factory Licence

Unfortunately, that isn't how most projects work.

We've seen manufacturing projects delayed for months—not because the investor lacked funding, but because key legal, engineering, and regulatory decisions were made in the wrong order.

A poor site selection.

An incomplete machinery list.

Engineering plans that don't match regulatory requirements.

Late BOI or environmental planning.

These are the issues that often lead to expensive redesigns, construction delays, and licensing problems.

That's why we created Thailand Manufacturing: The Blueprint for Commercial Operation.

The guide walks through the complete 8-phase roadmap, from investment planning and company establishment to factory licensing, EPC procurement, commissioning, and ongoing compliance.

Whether you're planning your first manufacturing facility or expanding into Thailand, understanding the correct sequence can save both time and significant costs.

📄 Download the guide in the comment.

If you're considering a manufacturing investment in Thailand and would like to discuss your project, feel free to contact our team.