Check land ownership
If you or an heir is a foreign national, ask about Thai land and condominium ownership restrictions before promising property.
Estate planning and administration in Thailand.
Prepare a Thai will, record your healthcare wishes and understand how your family can transfer assets after a death.
Name someone to carry out your wishes
Your will can name an executor and say who should inherit. For an ordinary written Thai will, you normally sign with at least two witnesses present together. Ask a Thai lawyer to check the wording and witnesses.
Healthcare wishes belong in a separate living will under section 12 of the National Health Act. Discuss it with your doctor so your family understands the care you want.
Read the official guidance
Thailand National Health Commission: e-Living Will Thailand Courts of Justice Thai Government legal information portalSeparate your spouse’s property
Check which assets are marital property and which belong to you alone before deciding what to leave.
Prepare your executor
Tell your executor where the original will is. They may need a court appointment before banks or land offices accept their instructions.
If someone has passed away in Thailand
Step 01
Collect the will and records
Find the death certificate, original will, identity and family records, property documents and account details.
Step 02
Ask about an administrator appointment
A Thai lawyer or the relevant court can explain whether the executor or an heir needs to apply to become estate administrator.
Step 03
Contact banks and the land office
Use the appointment documents they require. Check restrictions before transferring property to an overseas heir.
Step 04
Settle and distribute
Pay estate debts and expenses, complete the transfers and keep an account for the heirs.
Thailand questions
Ask the bank or land office what authority it needs. You will often need a Thai court order appointing an estate administrator before you can transfer registered assets.