Chiang Mai Living Guide

Home & daily life

Wills and inheritance for assets in Thailand

Organize assets, ownership and family information, and distinguish Thai procedures from Japanese ones.

Checked This page does not update automatically.
Pen and paper; illustrative, not a legally valid will template
Pen and paper; illustrative, not a legally valid will template · Dzaky Adinata · Photo source · CC BY-SA 4.0 · Resized and converted to WebP; display may crop.

Start with these three things

"Tip" marks a planning suggestion, not an official rule.

  1. BORA lists 2026 materials on wills and declarations concerning inheritance.
  2. Tip Separate Thai and Japanese assets, ownership details and existing wills before consulting a professional.
  3. Current requirements for will formats, witnesses and inheritance remain unverified. Discuss the documents and your family and assets with a qualified adviser.

Steps

"Tip" marks a planning suggestion, not an official rule.

  1. Tip List property, deposits, securities, vehicles and debts by country, including joint ownership and security interests.
  2. Tip Gather existing wills, family relationships, addresses, nationalities and your wishes, then ask a legal professional which countries’ procedures apply.
  3. Tip Before making a new will, discuss possible conflicts with existing wills, storage and what an executor or other responsible person needs to know.
  4. Tip After a death, first collect documents and check deadlines. Obtain professional advice before moving assets or changing registered ownership.

What to prepare

Planning tips (not official rules)

  • Prepare an asset list, ownership evidence, family records, existing wills and identity documents for advice. This is not an official filing checklist.
  • Do not put account PINs or authentication codes in the asset list. Limit access and choose its storage carefully.

Where to ask

Thai registration authorities (BORA and the relevant district office) / legal professionals / Japanese consulate for Japanese certificates

BORA publishes an index of legislation and guidance on wills.

The responsible district office, hours and documents required of foreigners remain unverified. Confirm the office for the individual case.

Things to watch for

  • The validity under Thai requirements of a Japanese-language will, signature certificate or translation remains unverified. Do not use this page to decide validity.

Planning tips (not official rules)

  • Before using a will template, show a professional the assets, existing documents and family circumstances.

An asset list for advice

Planning tips (not official rules)

Use columns for asset, country, registered owner, document location and institution to contact. The purpose is to reduce omissions for professional review, not to decide who inherits or their shares yourself.

Current formal requirements

BORA lists a 2026 guide and ministerial regulations. Current witness numbers, signing methods, fees and other requirements for foreign nationals remain unverified. Ask the office or an adviser before using an older template.

Planning tips (not official rules)

Ask about current form, language, translation, witnesses, original storage, amendment and revocation. Record which asset and country each answer concerns.

Japanese certificates

The Japanese-language signature certificate issued by the Consulate-General in Chiang Mai certifies a person’s signature and lists inheritance among its uses.

The applicant attends in person and signs before an official. Ask the recipient which form is required and do not sign the document in advance.

Inheriting real estate in Japan

The Japanese Embassy states that Japan’s mandatory inheritance-registration rules also cover people living abroad. This concerns property in Japan; applications go to the Japanese Legal Affairs Bureau responsible for that property.

The deadline, transitional provisions and documents for your inheritance remain unverified. Follow the Embassy’s inheritance-registration notice to the Ministry of Justice guidance and check with the responsible bureau. Keep this separate from procedures for property in Thailand.

Rules can change. Confirm with the responsible Thai district or registration office and, for Japanese certificates, the Consulate-General of Japan in Chiang Mai.

Sources & dates checked

  1. OfficialBureau of Registration Administration, Department of Provincial Administration of Thailand (BORA) คู่มือกฎหมาย พินัยกรรม（遺言に関する法令・手引き）Bureau of Registration Administration, Department of Provincial Administration of Thailand (BORA) · Checked 2026-10-11
  2. OfficialBORA กฎกระทรวงการทำพินัยกรรมหรือการแสดงเจตนาเกี่ยวกับมรดก พ.ศ. ๒๕๖๙BORA · Checked 2026-10-11
  3. OfficialConsulate-General of Japan in Chiang Mai 署名（及びぼ印）証明［和文］Consulate-General of Japan in Chiang Mai · Checked 2026-10-11
  4. OfficialEmbassy of Japan in Thailand 領事部からのお知らせEmbassy of Japan in Thailand · Checked 2026-10-11