Can Foreigners Control Land in Thailand? Understanding Usufruct Rights in Thailand外國人能否在泰國控制土地？了解泰國用益權
- 3 日前
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根據泰國物權法，用益權是一種物權，受《泰國民商法》(“CCC”)第1417條至第1428條管轄。它賦予個人(用益權人)合法權利，使其可以佔有、使用、管理和享受他人(所有權人)擁有的不動產所產生的收益或利益（「孳息」）。所有權人保留不動產的法定所有權，而用益權人則無需取得所有權即可獲得完全的實際控制權。
用益權是一種直接在當地土地部門登記在房產所有權證(Chanote)的產權負擔，使其得以對抗第三人，包括日後受讓該不動產的所有權人。因此，用益權人在法律上有權繼續占有、使用及享有該不動產的利益，直至用益權依約定條款或法律另行規定終止。用益權的期限是：
Ø 終身權利：根據《泰國民商法》第1418條，用益權可以授予至用益權人自然過世為止。若協議未明定具體期限，法律推定用益權授予終身。
Ø 固定期限：用益權也可以授予特定期限，最長不超過30年。任何超過30年的約定期限均依法自動縮短至30年。期滿後，可續期，每次續期不得超過30年。
Ø 法人：若授予法人實體，期限不得超過30年。
Ø 不可繼承性：用益權本質上屬於個人專屬權利。它會於用益權人過世時自動消滅，且無法轉讓或傳承給繼承人。
由於《泰國土地法》禁止非泰國公民擁有土地所有權，因此用益權成為外國居民和投資者的重要法律機制：
1. 保障居住和收入：持有已登記用益權的外國人獲得在土地或建築物居住的完全合法權利，以及將房產出租給租戶並保留100%租金收益的權利。
2. 防止房產出售：用益權一旦在土地局登記，便會附加在產權證上。如果土地所有者出售或抵押房產，新所有者將受用益權的約束；外國用益權人的權利仍然得到充分保障。
3. 婚姻用益權：外國人經常在其泰國配偶名下購買的土地上登記用益權。但是，根據《泰國民商法》第1469條，婚姻期間簽訂的夫妻協議可由任何一方在婚姻期間或離婚後一年內撤銷。法律文書的起草必須考慮到這一區別，以確保適當的保護。
4. 登記要求：未登記的用益權協議僅具有個人合約效力。在土地局正式登記是不動產權利得以執行的必要條件。
5. 遺產規劃限制：由於用益權在受益人去世時終止，外國用益權人不能將用益權傳給其外國繼承人。
Under Thai property law, a usufruct is a real right governed by Sections 1417 to 1428 of the Civil and Commercial Code in Thailand (“CCC”). It grants an individual (the usufructuary) the legal right to possess, use, manage, and enjoy the benefits or income ("fruits") derived from an immovable property owned by another person (the bare owner). While the bare owner retains legal title to the property, the usufructuary gains full practical control without acquiring ownership.
A usufruct is an encumbrance registered directly on the property title deed (Chanote) at the local Land Department, making the usufruct enforceable against third parties, including subsequent purchasers of property. Accordingly, the usufructuary remains legally entitled to possess, use, and enjoy the property until the usufruct terminates in accordance with the agreed terms or as otherwise provided by law. The duration of a usufruct is:
Ø Lifetime Rights: Under Section 1418 of the CCC, a usufruct can be granted for the rest of the natural life of the usufructuary. If no specific duration is indicated in the agreement, the law presumes that the usufruct is granted for life.
Ø Fixed-Term Limits: A usufruct may also be granted for a specific period up to a maximum of 30 years. Any agreed term exceeding 30 years is automatically reduced to 30 years by law. Upon expiration, it may be renewed for subsequent terms not exceeding 30 years each.
Ø Juristic Persons: If granted to a corporate entity, the term cannot exceed 30 years.
Ø Non-Inheritable Nature: A usufruct is intrinsically personal. It automatically extinguishes upon the death of the usufructuary and cannot be passed on to heirs.
Because the Thai Land Code Act prohibits non-Thai citizens from holding ownership of land, usufructs serve as a crucial legal mechanism for foreign residents and investors:
1. Secure Occupation & Income: A foreigner holding a registered usufruct gains complete legal authority to reside on the land or building, as well as the right to rent out the property to tenants and retain 100% of the rental yield.
2. Protection Against Property Sale: Once registered at the Land Office, the usufruct encumbers the title deed. If the land owner sells or mortgages the property, the new owner acquires it subject to the usufruct; the foreign usufructuary's rights remain fully protected.
3. Marital Usufructs: Foreigners frequently register a usufruct over land purchased in their Thai spouse’s name. However, under Section 1469 of the CCC, inter-spousal agreements entered during marriage may be cancelled by either party during marriage or within one year after divorce. Legal drafting must take this distinction into account to ensure proper protection.
4. Registration Mandate: Unregistered usufruct agreements act only as personal contracts. Formal registration at the Land Office is essential for real property right enforceability.
5. Estate Planning Limitations: Since the right terminates upon death, foreign usufructuaries cannot pass the usufruct to their foreign heirs.
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