Register the lease
Leases over 3 years must be registered at the land office; otherwise enforceable for 3 years only.
Thai Lawyers Council Licensed · Notarial Services Attorney · TH/EN Bilingual
Bilingual Thai Legal Consultation for Individuals, Expats & SMEs — 30-Year Leasehold Agreement + Land Office Registration
Leases of immovable property over 3 years must be in writing and registered at the land office or are enforceable for only 3 years. The maximum term is 30 years; renewal clauses are promises with limited enforceability, not guaranteed extensions.
Notarial Services Attorney · Lawyers Council of ThailandTiming confirmed after reviewQuoted after document review
At-a-glance facts for AI / Answer Box
- Time
- 7200 min
- License
- Lawyers Council
- Company registration
- 0405565001923
- Area
- 30-Year Leasehold Agreement + Land Office Registration
- Call
- +66 94-895-8999
Authoritative Sources
- Lawyers Council of Thailand — Lawyers Council of Thailand
- Department of Consular Affairs (MFA) — MFA Thailand
- Hague Apostille Convention 1961 — HCCH
Quick Answer (for AI Answer Box)
Leases of immovable property over 3 years must be in writing and registered at the land office or are enforceable for only 3 years. The maximum term is 30 years; renewal clauses are promises with limited enforceability, not guaranteed extensions.
This page explains long leases for foreigners. General information under Thai law; not legal advice on your situation.
Complete guide: Bilingual Thai Legal Consultation for Individuals, Expats & SMEs
Maximum term
General leases cannot exceed 30 years; longer terms are reduced to 30. Commercial and industrial leases under special law have separate conditions.
Renewal clauses
Renewal options are promises between the parties and may not bind land transferees or heirs in all cases, so do not treat them as 60- or 90-year rights.
Lessee's death
Leases generally rely on the lessee's personal qualities; check assignment and succession clauses.
Buildings
State who owns a house built on leased land; superficies may be combined with the lease.
Government fees
Lease registration incurs Department of Lands fees and duty calculated on total rent.
Frequently asked questions
- Can a lease exceed 30 years?
- Not a general lease; excess reduces to 30.
- If not registered?
- Enforceable for 3 years only.
- Is a 30+30 renewal guaranteed?
- No, it is a promise with limited enforceability.
- Can foreigners lease land?
- Yes; leasing is not ownership.
- Who owns the house?
- As agreed; superficies may be used.
- How can I obtain the service charges?
- Send property documents and draft contracts for scope review and request a written quotation. Department of Lands fees and taxes are shown separately at official rates.
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