Legal services and tax planning for real estate acquisitions and property developments

PUGNATORIUS Ltd. is the Bangkok-based specialist provider of transactional legal and tax advice on foreign investments in Thailand’s manufacturing and service industries as well as property developments and acquisitions. Real estate transactions, combined with secured corporate structures and tax-efficient cross-border transactions, are one of the main activities of the law firm. PUGNATORIUS Ltd. provides real estate investment structures that are legally valid, in compliance with Thailand’s foreigner legislation and that sustainably protect the foreign investor.

Solid instead of lightweight: Thailand’s real estate legislation is widely misunderstood, and property investment structures are notorious for their lightweight design. The law firm’s assignments by foreign property investors typically cover future-proofed investment structures, comprehensive due diligence examinations, the drafting and negotiation of sales agreements, as well as leasehold schemes. It has particular expertise in complex condominium acquisitions, guaranteed rental schemes, fractional ownership models, and other structured property investments. PUGNATORIUS Ltd. is well familiar with PBT5, other sub-Chanote lands and the new Sap-Ing-Sith legislation.

Never trust a local: PUGNATORIUS Ltd. is located in Thailand’s capital only. For foreign investments in Samui, Phuket, Hua Hin, Pattaya or elsewhere, the Bangkok-based law firm is the trusted counsel if the client intends to avoid that his lawyers are too closely linked, connected and integrated into the local property industry. Instead, the law firm offers professional integrity and unimpaired independence in an infested business environment with the dominance of property developers and local players. The law firm’s strict protocols and policies, its legal viewpoints and all-Thailand overview gives it a valuable advantage over the local players. 

Support and legal assistance for land acquisitions, villa constructions, condominium investments, hotel businesses, mixed-use developments

The Bangkok law office advises on various property developments and has an extensive work-product archive for each type of private and commercial real estate project. The law firm developed specialized knowledge, know-how, and experiences regarding the proper licensing of new, but also of existing illegal property developments:

#1. Foreign property acquisitions: Obtaining full ownership is the real thing and preferable in all and any property transactions. PUGNATORIUS Ltd.  advises and assists international clients in the acquisition of villas or undeveloped land through a landholding Thai company. The law firm provides comprehensive real estate due diligence examinations for developed or undeveloped land in seven steps at international standards. 

#2. Condominium investments: The law firm supports the acquisition of condominium units, especially in cases of (i) off plan acquisitions when the unit is not yet registered at the land office, (ii) second-hand purchases, (iii) condo leasehold structures and (iv) distressed condo projects of various scope and size. Details are described at “Professional services for foreign condominium investors and sophisticated condo developments“.

#3. Structured property investments: Specific requirements apply for due diligence examinations regarding rental guarantees, timeshares, and fractional ownership schemes. The law firm has specific know-how in the design and registration of usufructs, superficies and other real rights resp. rights in rem.

#4. Leasing transactions, protected lease schemes: If it is not possible to obtain legal ownership, an alternative form of property investment is to rent the property on a long-term basis. The law firm advises (i) foreign residents to negotiate and agree on beneficial lease agreements and, as the case may be, villa construction agreements and service contracts, (ii) resort and other property developers in the design of marketable lease arrangements, villa construction contracts and the comprehensive preparation of resort agreements for foreign residents, and (iii) in the arrangement of a secured lease agreement, aka. protected lease scheme to secure the lessee‘s interest like a full owner of the property. 

#5. Hotel and hospitality projects, industrial estates, factories: Hotel developments, hotel business licenses and the structuring of hotel management agreements are special fields of experience and know-how in Thailand’s hospitality industries. Professional services for hotel businesses and Thailand’s hospitality ventures are available at “Legal services for the hotel and hospitality sector“. The law firm is experienced with mixed-use developments, industrial projects, factory constructions, and other commercial property developments.

#6. Property tax structuring: The law firms provides tax planning services to minimize the tax burden of the transaction, the ongoing tax obligations and the tax load of a later de-investment.

#7. Legal opinions and property investment reviews: The law firm provides foreign investors and local developers with professional legal opinions regarding legal and tax aspects of property investments in Thailand. This covers the legalidity under civil laws and foreigner legislation, the grade of investment protection, and possibilities to better protect and secure the foreign direct investment in the land of smile. 

Each case is different. Telephone inquiries and ad-hoc email requests on Thailand’s legal and regulatory framework without details and documentation are not accepted by the law firm. Individual support and professional advice are available under a paid consultancy agreement only.