Directory · Legal & EstateThai wills & estate planning for foreigners.
Making a valid Thai will and planning your estate as a foreigner with assets in Thailand — so your condo, bank account and belongings don't get stuck in limbo.
← All expat services
01What this is & why you'd need it
If you own a condo, hold a Thai bank account, or keep significant belongings in Thailand, a foreign will alone can be slow and difficult to enforce here — leaving assets frozen and family stranded in a cross-border probate process. A Thai will (often alongside, and carefully reconciled with, your home-country will) lets Thai assets pass under Thai law without conflicting documents. Estate-planning lawyers also handle executors, beneficiaries, and the practicalities of Thai inheritance for non-Thai owners. It's low-cost insurance that most expats put off far too long.
02What to look for
- A lawyer experienced specifically in Thai wills for foreigners, not just general practice
- Care taken to reconcile your Thai will with any home-country will (so they don't cancel each other)
- Clear drafting in both Thai and your language, properly witnessed
- Advice on executors, beneficiaries and how Thai assets actually transfer
03Questions to ask before you commit
Q. Should my Thai will cover only Thai assets, and how do we avoid conflict with my home will?
Q. Who can act as executor here, and what will they actually have to do?
Q. How is the will witnessed and stored so it's valid and findable?
Q. What happens to my condo and bank account specifically if I die without this?
Red flags
Walk away if you see…
- A generic template will with no thought to your home-country documents
- No bilingual version or improper witnessing (a common validity failure)
- Advice that ignores how your specific assets — condo, accounts — actually transfer
- No clarity on who holds the original and how an executor would find it
What it typically costs
Drafting a straightforward Thai will is usually a modest, one-off legal fee — far cheaper than the cost, delay and family stress of cross-border probate without one. More complex estates (companies, leasehold villas, multiple countries) cost more and are worth specialist advice.
Frequently asked
Do I need a Thai will if I already have one at home?Often yes. A foreign will can be valid in principle but slow and cumbersome to enforce over Thai assets, freezing them during a lengthy process. A Thai will covering your Thai assets, reconciled with your home will, is usually the cleaner route. Get advice on your specific situation.
What happens to my condo if I die without a Thai will?Your Thai assets fall to intestacy and a court process that can take a long time and is harder for foreign heirs to navigate — leaving a condo or bank account effectively frozen. A valid Thai will naming beneficiaries and an executor avoids most of that.
Is this the same as buying property advice?No — but they're related. Conveyancing lawyers handle the purchase; estate lawyers handle what happens to it afterward. If you've bought, or are about to buy, line up a will at the same time. See our property lawyers directory and foreign-ownership guide.
Find the home to match
Line up your services, then explore areas and listings across Thailand.
General information only — not legal, financial, medical or tax advice. We never take paid placement. Verify any provider's credentials, fees and terms directly before committing.