Wani mai saye ya tafi ofishin filaye a Phuket domin ya rijista villa ta hannun kamfanin Thai, kamar yadda mutane da yawa suka yi shekaru da yawa. Amma sai jami'in ofishin ya fara tambaya: 'Ina Thai shareholders uku suka samo kuɗin da suka biya don shares nasu? Suna da income declaration? Me ya sa kowannensu yana zaune a jiha dabam-dabam?' Shekaru biyu, uku da suka wuce, wannan takardu ana karba ne kai tsaye, ba tambaya. Yanzu, sai an duba shi da database na Department of Business Development (DBD) tukuna.
Amsar takaice ita ce: babu wani sabuwar 'yanci da gwamnatin Thailand ta bayar wa baki (foreigners) domin su mallaki gida a 2026. Abin da ya canza shi ne cewa gwamnati ta fara tabbatar da cewa ana bin dokokin da suke can tuni a kan littafi.
Ga Hausawa da ke son saka jari a Phuket ko wani gari na Thailand, wannan labari yana da muhimmanci matuka, domin da yawa daga cikin masu siyar da property suna kokarin gamsar da masu saye cewa 'company loophole' har yanzu aiki yake. A gaskiya, ba haka lamarin yake ba a yau.
Wace Hanya Ce Kadai Ta Halal Domin Ɓaƙo Ya Mallaki Gida a Thailand?
Hanyar kadai da take kai-tsaye kuma halal ga mutum daya (individual foreigner) ita ce mallakar condominium unit a matsayin freehold, muddin unit ɗin yana cikin kwota (quota) na kaso 49% na foreign ownership a cikin building ɗin. Duk sauran hanyoyi suna bukatar special permit, ko kuma dole ne mai saye ya yarda cewa a gaskiya yana siyan lease ne, ba ownership na gaskiya ba.
Foreign quota a condominium ba ya nufin kaso 49% na yawan units, sai dai kaso 49% na jimillar filin (floor area) na dukkan units a cikin building ɗin. Kafin an rijista transaction a ofishin filaye, sai an samu certificate daga juristic person na condominium ɗin wanda ke tabbatar da wannan kwota.
Shin Ɓaƙo Zai Iya Mallakar Ƙasa (Land) a Thailand?
A mafi yawan lokuta, a'a. Land Code na Thailand baya bada dama ga baƙi su mallaki ƙasa a sunansu kai tsaye. Akwai wasu 'yan tsira kaɗan: wasu batutuwan gado (inheritance), da kuma Section 96 bis, wanda ke bada dama ga mallakar rabi na kadada 1 rai domin zama, amma sai an saka jari na akalla 40 miliyan THB, kuma sai an samu amincewar Ministry of Interior. A aikace, an bada irin wannan izini kaɗan ne kwarai a tarihin Thailand.
Saboda haka, shirin 'Thai company' ya zama tsari da mutane da yawa suka yi amfani da shi domin su kauce wa wannan haramci, kai da ma su zamanto 'masu mallaka' na villa da fili a hakika, ko da yake a takarda kamfanin Thai ne yake da shi.
Me Ya Sa Kamfanin Thai (Nominee Structure) Ba Ya Aiki Kamar Da?
Tsarin ya kasance mai sauki: kamfani na Thai wanda Thai shareholders ke da kaso 51%, sannan baƙon yana da kaso 49%, ya kasance hanyar da aka saba amfani da ita domin 'sayan' villa da fili a kai. A kan takarda, babu wata matsala, domin kamfanin Thai ne, don haka yana da damar mallakar ƙasa. Amma a gaskiya, Thai shareholders ba su saka ko baht daya ba, ba su shiga cikin gudanarwar kamfanin ba, kawai sun sa hannu a takardun canja shares (blank share transfer forms).
Wannan tazara tsakanin abin da ke a takarda da abin da ke faruwa a hakika, ita ce abin da hukumomi suka koyi ganowa yanzu. Idan Land Department ta ga kamfani mai registered capital na 2 miliyan THB wanda ya sayi fili a kudin 25 miliyan THB, sannan DBD ta nuna cewa Thai shareholders ba su taba shigar da income declaration ba, kuma sunayen su suna cikin jerin sunayen fiye da kamfanoni ashirin (20) daban-daban, babu bukatar sauran tambayoyi domin gane cewa wannan nominee arrangement ne.
Tun daga 2025, Land Department da DBD sun fara musayar bayanai domin tabbatar da ainihin tushen kuɗin da ke bayan Thai shareholders a kamfanonin da suke da fili. A watan Afrilu 2026, DBD Order No. 1/2026 ya sa aka fara babban bincike (mass review) a kan fiye da kamfanoni 46,000 masu ɗauke da hannun jarin baƙi, tare da hukunci mai tsanani da yiwuwar tilasta rufe kamfanin (forced liquidation) ga duk wani tsari da an gano nominee arrangement ne.
Wace Hukunci Ke Jiran Wanda Ya Yi Nominee Ownership?
Nominee ownership laifi ne na aikata manyan laifuka (criminal offense) a karkashin Foreign Business Act. Hukuncin ya kai daga tarar 100,000 zuwa 1 miliyan THB, tare da yiwuwar zaman gidan yari har zuwa shekara uku. Abin mafi muhimmanci: hukuncin ya kama har da Thai nominee shareholder da kansa, ba baƙon kaɗai ba.
Wannan yana nufin idan Thai da ya bada sunansa a matsayin shareholder domin ya taimaka wa wani baƙo 'ya mallaki' villa, shi ma zai iya fuskantar tuhuma da hukunci, ba kawai baƙon ba.
Menene '30+30+30' Kuma Me Ya Sa Ba Amintacce Ba Ne Kamar Yadda Ake Cewa?
Masu siyar da leasehold villas sukan tallata tsarin '30+30+30' a matsayin shekaru casa'in (90) na 'mallaka'. Amma gaskiya ita ce, land office registry na rijista shekaru talatin (30) na farko kaɗai. Alkawarin sabunta (renewal) shi ne wa'adin sirri ne tsakanin mai gida na yanzu da takamaiman tenant, kuma Thai case law ta yi hukunci sau da yawa cewa irin wannan sabuntawa hakki ne na kwangila na mutum (personal contractual right) wanda ba ya wuce kai tsaye ga sabon mai mallakar ƙasar idan aka sayar da ita.
Matsala na gaske zai bayyana ne a shekara talatin da daya (31). Kasuwa har yanzu ba ta da isasshen bayani (statistics) game da wannan gwaji, domin leasehold a wuraren resort da suka kai wannan shekaru har yanzu ba su yawaita ba a Thailand.
Muddin mai developer yana ci gaba da kasuwanci kuma yana kula da suna (reputation) nasa, komai zai gudana daidai. Amma babu wata garanti a rubuce.
Yadda Za a Tura Kuɗi Domin Mallakar Condominium Freehold
Domin an rijista freehold, dole ne kuɗi su fito daga waje (kasashen ketare): kudin dole ne su zo cikin kudin waje (foreign currency), kuma idan adadin ya kai ko fi 50,000 USD, banki zai bayar da Foreign Exchange Transaction (FET) form. Ba tare da wannan takarda ba, ofishin filaye ba zai iya kammala rijistar ba.
Wannan bangare ne mai kyau ga masu saya na gaskiya: idan an bi hanyar da ta dace, kuma an samu FET form, sayen condominium freehold bai zama da wahala fiye da yadda yake shekaru biyu da suka wuce ba. Idan wani abu ya canza, shi ne cewa yayin da ake tsananta bincike a kan nominee structures, sai kasuwar sakandare (secondary market) ta condominium units a cikin foreign quota take samun tabbaci da tsari mai kyau, domin sauran hanyoyin da baƙo zai iya amfani da su domin mallakar irin wannan dukiya suna raguwa.
Shawarar Mu: Yaushe Kamfanin Thai Zai Iya Dacewa?
A ganin mu, a 2026, wani mai saya wanda kasafin kuɗinsa bai kai 30 zuwa 40 miliyan THB ba, bai kamata ya yi la'akari da tsarin kamfanin Thai domin sayan gida na zama (residential purchase) ba. Ba domin akwai hatsari cewa jami'ai za su zo gobe ba, sai dai domin idan lokacin sake sayarwa (resale) ya zo, wani lauya mai kula da mai saya na gaba zai ki amincewa da irin wannan yarjejeniya, sannan dukiyar za ta rasa liquidity kafin ta rasa legality.
Akwai abu daya kaɗai da zai iya sa wannan shawara ta canza: idan kana da kasuwanci na Thai na gaskiya, mai turnover na hakika, ma'aikata, da abokan hulɗa da suke saka jarin kansu, to riko fili ta hannun wannan kamfani ba workaround ba ne, illa hanya ce ta kasuwanci ta al'ada.
Menene Ya Kamata a Duba Kafin a Rattaba Hannu ko Biyan Kudi?
Mataki mafi muhimmanci da ke rage matsala shi ne kafin ka sanya hannu a kowace takarda: ka roki sabuwar certificate daga juristic person na condominium ɗin domin tabbatar da yawan foreign quota da ta rage a cikin building ɗin, sannan ka tabbata cewa takamaiman unit da kake so yana cikin wannan kwota.
Kwota ba ta cika daidai a ko'ina cikin building; a projects masu farin jini kamar wadanda ke Rawai ko Bang Tao, akwai lokutan da babu sauran kwota ko kadan, komai abin da mai siyarwa ya ce. Yana da kyau a duba wannan da kanka, musamman idan kana zuwa balaguro na kallon gida (viewing trip); kuma yana da kyau a shirya balaguron da wasu kwanaki na sassauci, domin ofishin filaye yana aiki ne kawai ranakun aiki na mako, kuma rana daya ba ta isa ta kammala transaction ba a mafi yawan lokuta.
Abu daya kadai da ya fi muhimmanci kafin ka tura kudi: ka samu takarda a rubuce (written certificate) mai tabbatar da foreign quota da ta rage ga takamaiman unit, kuma ka tsara biyan kudinku yadda kudin za su zo daga waje tare da dalili da ya dace a rubuce. Wadannan matakai biyu ne ke rufe mafi yawan hadarin da ke sa yarjejeniyoyi su rushe a ofishin filaye.
Tushen: DBD Order No. 1/2026, kamar yadda aka nakalto ta aiproperty-phuket.com