BOI 1 Rai — Foreigner Land Ownership Privilege in Pak Kret-Nichada Thani
Invest THB 40 million for 5 years — own up to 1 rai (1,600 sqm) of land in your own name
Nichada Thani is a gated compound for American families — 4-bed pool houses THB 80-180k/month + THB 8-15k maintenance. Nearby Ratchaphruek THB 50-120k. Muang Thong Pink Line condos THB 12-25k.
Recommended places & options in Pak Kret-Nichada Thani
Pak Kret-Nichada Thani is Thailand's largest expat community outside central Bangkok — anchored by International School Bangkok (ISB), home to 15,000+ American/European families in a 1,500-home gated Nichada compound.
- Nichada Thani Phase 1-3
- Magnolias Ratchadamri 47
- Hampton Thonglor 10 (branch)
- Plum Condo Phaholyothin
- The Lakes Pak Kret
- Centro Chaengwatthana
Pak Kret-Nichada Thani-specific tips
- 1
Nichada has a 6-12 month waitlist — apply through NCT Property Service
- 2
Maintenance covers 24/7 security + landscaping + clubhouse + pool
- 3
Muang Thong Pink Line condos are cheap and a 20-min Ratchaphruek hop to ISB
General steps (5 steps)
- 1Wire 40M from abroad
Open Thai non-resident account / wire with purpose 'Investment under Land Code 96bis' / receive FET form for each transaction
- 2Choose investment vehicle
Government bond (1–2% yield), BOI-promoted business, real estate fund (REIT), or infrastructure fund — 5-year lock-up
- 3Lawyer files with Ministry of Interior
Submit application + supporting docs — specify the parcel (max 1 rai in designated zones)
- 4Approval + sign SPA
After 60–90 day approval — sign SPA + deposit + land due diligence
- 5Transfer at Land Office
Both parties attend / pay 6.3% transfer / receive title in your name (foreign name)
Top neighbourhoods in Pak Kret-Nichada Thani
- Nichada Thani (gated, ISB)
- Muang Thong (BTS Pink Line)
- Chaeng Watthana (Don Mueang)
- Ratchaphruek (single houses)
- Tiwanon
- Old Pak Kret
American (Nichada), British (Nichada-Ratchaphruek), Japanese (Pak Kret-Chaeng Watthana), Korean (Ekkachai), Indian (Pak Kret)
Frequently asked questions
How much does boi 1 rai — foreigner land ownership privilege cost in Pak Kret-Nichada Thani?
Nichada compound is -10% vs central Sukhumvit but 3x bigger houses · Muang Thong -50%. National benchmark: Min investment THB 40M + lawyer THB 100,000–300,000 + Land Office 6.3%.
Which neighbourhoods in Pak Kret-Nichada Thani are best for expats?
Top picks: Nichada Thani (gated, ISB), Muang Thong (BTS Pink Line), Chaeng Watthana (Don Mueang), Ratchaphruek (single houses).
How long does boi 1 rai — foreigner land ownership privilege take?
Standard timeline 60–90 days for Ministry of Interior approval. Pak Kret-Nichada Thani is similar — NYC can pre-book to complete in a single day.
What about internet and getting around in Pak Kret-Nichada Thani?
1 Gbps fiber THB 590-890 · full 5G. Transit: Pink Line MRT (opened 2024) connects Muang Thong-Khae Rai, cars dominate, Grab/Bolt, Don Mueang 20 min, Suvarnabhumi 45 min.
When is the best season in Pak Kret-Nichada Thani?
Same as Bangkok — hot/humid 28-35°C, rain May-Oct
Can I resell?
Yes, to a Thai national at any time. Selling to another foreigner only works if the new buyer independently qualifies and completes the entire BOI 1-rai investment process in their own name, which in practice makes the Thai buyer market far more liquid.
Can I withdraw the 40M before 5 years?
No. The THB 40 million must remain invested in the approved assets for the full five years. Withdraw early and the land must be transferred to a Thai national or back to the state within 180 days, failing which the Director-General may order its disposal.
Can I build on the land?
Yes, without restriction. The house, pool, wall and any outbuildings are registered in your name for the whole holding period, and building ownership is not subject to the land restrictions that apply to the plot itself.
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