Report Thai Government Fast-Tracks 99-Year Lease Amendments

[snoop1130]

File photo for reference only

 

In a bold move to invigorate its economy, the Thai government is accelerating amendments to the Rights Over Leasehold Asset Act. The proposed changes aim to extend real estate lease terms from the current 30 years to 99 years. This initiative is part of a broader strategy to attract significant investment and allure affluent foreigners and skilled professionals to the country.

 

Driving Economic Growth Through Legislation

 

Currently under public consultation, the proposed legislation is yet to be tabled before the Cabinet. This initiative, dating back to former Prime Minister Srettha Thavisin's tenure, gains fresh momentum under Paetongtarn Shinawatra’s government. Following a recent cabinet reshuffle, the Pheu Thai Party, now overseeing the Interior Ministry, is pushing for swift legislative progress.

 

The proposed amendment seeks to revitalise Thailand's economy by encouraging long-term investments, particularly from foreign nationals interested in extended land leases. The Interior Ministry drives this effort, with the Finance Ministry monitoring its financial implications.

 

Legislative Timeline and Process

 

Deputy Minister of Transport, Manaporn Charoensri, emphasised the government’s ambition to enact the amendment by 2025. Chusak Sirinil, a legal expert in the Prime Minister's Office, noted that the act is prioritised for expedited processing.

 

Insiders at Government House reveal an urgency to pass the amendment swiftly. The government’s fast-tracked timeline aims for parliamentary consideration within months, targeting enactment by 2025.

 

The legislative process, post-Cabinet approval, includes:

 

• Submission to the House Speaker: 14 days
• First reading in the House: 1-3 days
• Extraordinary Committee review: 30-60 days
• Second and third readings: 1 day each
• Senate consideration: Up to 60 days
• Royal Assent submission: Within 20 days
• Royal Gazette publication: Within 30 days

 

Paving the Way for Investment Opportunities

 

Former Prime Minister Thaksin Shinawatra has previously highlighted the critical need for legal reforms to attract new investments. In a recent lecture discussing Thailand's economic future, he strongly advocated for the 99-year lease provision, underscoring its potential to foster a dynamic economic environment.

 

By extending lease terms, Thailand hopes to establish itself as a prime destination for international investors, facilitating large-scale projects that could revitalise the nation's economic landscape. The government's decisive action reflects a commitment to leveraging legal frameworks to unlock new economic potential and navigate global economic challenges effectively.

 

This legislative shift represents not just an adjustment in property law but a cornerstone of Thailand’s strategy to usher in an era of revitalised growth and prosperity.

 

  Adapted by ASEAN Now from The Nation 2025-07-21

 

 

[flaming dragon]

A more appropriate name would be the 'Selling out to Foreign Corporations Act'. 

[expat_4_life]

14 hours ago, flaming dragon said:

A more appropriate name would be the 'Selling out to Foreign Corporations Act'. 

Indeed, drive up the price of real estate and allow foreign control of land for at least 3 generations to come.  

Land ownership will become more expensive for the average Thai - only a few will benefit.  Shameless !! 

[hotchilli]

16 hours ago, snoop1130 said:

This initiative is part of a broader strategy to attract significant investment and allure affluent foreigners and skilled professionals to the country.

It's gonna take a lot more than that, especially when most other countries you get 100% ownership when you buy.

[JimHuaHin]

Why are the Thai ultra-nationalists so silent on this issue?  Have they been paid off?

[sikishrory]

Strange as there was a post on this forum not long ago stating these sort of lease agreements are essentially illegal. 

[lapamita]

15 hours ago, flaming dragon said:

A more appropriate name would be the 'Selling out to Foreign Corporations Act'. 

I doubt...

 

at the sky high prices , i think it will not attract more investsments  ,only a few.this copopertaions you calll, they most  the land no diffrence .now or after.

#better open to sell completly ,with exeptions of farmland ,so only developed construction land

 

even i could buy it  , at tis price levels, not intrested

 

 

and by the way , this blabla goes back since taxsin 2004 , they say they cjhange the law one way or the other  and this time same blablabla

[baansgr]

30 minutes ago, hotchilli said:

It's gonna take a lot more than that, especially when most other countries you get 100% ownership when you buy.

Where in Asia?

[baansgr]

99 years lease is like putting a target on your back? Lease at your own peril 👍 

[crazykopite]

Yet another gimmick by this government it’s doomed to fail !

[Nid_Noi]

56 minutes ago, baansgr said:

Where in Asia?

Land ownership by foreigners is possible in Malaysia. Certain states have implemented conditions to protect farm land and small parcels from speculation due to foreign investments.

[Nid_Noi]

5 minutes ago, Nid_Noi said:

Land ownership by foreigners is possible in Malaysia. Certain states have implemented conditions to protect farm land and small parcels from speculation due to foreign investments.

…as well as in Népal, Pakistan and Taiwan under certain conditions (use and location).

[Kenny202]

Thailand....hub of flip flops. Farang the enemy today, savior tomorrow. Sign up 99 year lease, new government 6 months later and the law is changed. They left their run too late but hang on, latest idea...recycled for the 15th time.... high value tourists (Indians) aka whoever is willing to still come here

[J Branche]

The Land Prices in parts of Thailand increased dramatically sometimes in just 5 or 10 years.  There doesn't seem to be any fundamental logic in how the Sales Price are reached. A property appraiser uses many factors to determine value.  

 

I know this article is about Lease but unless the Owner Lessor has held the land for 40 or more years the LESSEE would rent at an elevated Price.

 

A 30 year lease is fine for most Residential owners with the option to renew.  Maybe add the Lessor if declines to renew lessee that has added a home the Lessor must pay X% of the appraised value to the lessee.

 

I see the 99 year benefiting Businesses or Commercial development more as they would have a larger investment and would be much harder to relocate

[paul1804]

3 hours ago, hotchilli said:

It's gonna take a lot more than that, especially when most other countries you get 100% ownership when you buy.

Exactly right and many seem to overlook this fact!!

[ujayujay]

Hands off! Such supposed goodies from the Thai government have one thing in common: They are always to the detriment of the Farang!

[baansgr]

1 hour ago, Nid_Noi said:

Land ownership by foreigners is possible in Malaysia. Certain states have implemented conditions to protect farm land and small parcels from speculation due to foreign investments.

What about Cambodia, Laos, Vietnam, phillipines, Bali and Indonesia???... There are not loads of countries that offer foreign ownership, and what is the criteria for Malaya...$500,000 investment???

[pomchop]

Great.  So China can lease farm lands, pay thais peanuts to grow rice which is all then shipped back to China.

 

Not a good idea unless it comes with some serious restrictions.  The uber wealthy will love it.

[CanadaSam]

It's called progress.  I suspect the naysayers on this forum don't have the money to buy anything, but throw in their (worthless) 2 cents anyway. 

 

If you want to retire in Thailand, the ideal is in a home with a garden, not in a cramped condo. 

 

Many countries do it successfully.  In fact, most western countries normally have no rules for foreigners wishing to buy land/homes, as long as they have the money.  Get with the times!

[transam]

Just now, CanadaSam said:

It's called progress.  I suspect the naysayers on this forum don't have the money to buy anything, but throw in their (worthless) 2 cents anyway. 

 

If you want to retire in Thailand, the ideal is in a home with a garden, not in a cramped condo. 

 

Many countries do it successfully.  In fact, most western countries normally have no rules for foreigners wishing to buy land/homes, as long as they have the money.  Get with the times!

Oh, we have a hi-so member............

[CanadaSam]

4 minutes ago, transam said:

Oh, we have a hi-so member.

 

Not at all, Transam, the price of buying a home in Pattaya is only marginally more than buying a nice condo, I was just remarking that retirement in a home with a garden is much preferable to living in a cramped condo...

 

Wish I were hi-so 5555

[RAZZELL]

3 hours ago, sikishrory said:

Strange as there was a post on this forum not long ago stating these sort of lease agreements are essentially illegal. 

 

This might be what you are thinking of:

 

Section 540 of the Civil & Commercial Code - 30 years lease maximum, extensions unenforceable.

 

https://www.addleshawgoddard.com/en/insights/insights-briefings/2025/real-estate/thai-supreme-court-strikes-down-automatic-long-term-lease-renewals/

 

 

[transam]

5 minutes ago, CanadaSam said:

 

Not at all, Transam, the price of buying a home in Pattaya is only marginally more than buying a nice condo, I was just remarking that retirement in a home with a garden is much preferable to living in a cramped condo...

 

Wish I were hi-so 5555

Zillions of folk live in apartments, worldwide, no doubt even in Canada............🤗

Plus, not everyone thinks the same about how they like to reside.

Plus, plus, in Thailand a foreigner cannot buy land, but a foreigner can buy an apartment in his name..🤗

[Kerryd]

Sigh. Wake up people.

This is NOT about "you" (old, fat, white-haired pensioners) being able to lease a home without worrying about "nominee companies" or putting the deed in the name of the "wife I met last week who definitely wasn't working in a bar at the time".

This IS about setting things up for the hordes of Chinese businessmen that will be flooding into the country in the near future as China starts to take control.

THAT is why the Thai gov't made those changes to the Visas and created things like the DTV.

THAT is why they are trying to change the rules about how many foreigners can own a condo in a single building. (The proposal to allow condos in "certain designated areas" to be 100% owned by foreigners.)

THAT is why they are pushing the 99 year lease proposal.

Here's a clue. A few years ago China (through their "belt and road" initiative and puppet companies) "leased" nearly 20% of Cambodia's entire coastline on a 99 year lease.
They then built a complete, self-contained airbase on that land and disguised it by calling it a "resort".

(Google "wiki Dara Sakor". Quite an interesting read.)

And think - who is really behind the proposed "land bridge" project in Ranong/Chumphon and the high-speed railway linking China to Thailand ?
The Chinese.

This is ALL about them and NOT about YOU.

And YOU should consider - most of you won't be around in 30 years I suspect so why would you need a 99 year lease ?
Do you really think that if you have a 99 year lease on some piece of former rice-paddy in Isaan that you will build a bigger, better house than if you only had a 30 year lease ?

And there won't be any "peace of mind". If you think there will be then you haven't lived in Thailand very long.
You can have a 99 year lease, wife, kids and business and you will still be considered a "tourist" and have ZERO rights.

(Yeah yeah, wonk wonk - 1% of you (or less) have PR or actual citizenship that you think will protect you. Keep dreaming.)

And you will STILL be subject to being arrested for the slightest infraction, jailed, deported and blacklisted with no appeal or compensation for everything you've just lost.

And gee, you leased some land off of "Somchai" for 99 years and he immediately went to the city and blew it all on hookers and blow - and now wants his land back and sues you.
Or his kids find out that "poppa" lost their "inheritance" and they'll be dead and their own kids will be old before that lease expires.

Unless "something" happens before then of course.

Rule #1 in Thailand - never be worth more dead than you are alive.

The ONLY "peace of mind" would come from outright ownership of the land and actual citizenship (and rights).

And that ain't likely to happen in the next 99 years either.

 

[baansgr]

32 minutes ago, CanadaSam said:

It's called progress.  I suspect the naysayers on this forum don't have the money to buy anything, but throw in their (worthless) 2 cents anyway. 

 

If you want to retire in Thailand, the ideal is in a home with a garden, not in a cramped condo. 

 

Many countries do it successfully.  In fact, most western countries normally have no rules for foreigners wishing to buy land/homes, as long as they have the money.  Get with the times!

No, you seen what's happened in Canada, Aus and UK...don't want that happening here. 30 year lease should suffice, and not all condos are cramped, I'm fact for retirement could be better, more secure, pool and gardens taken care of

[baansgr]

3 minutes ago, Kerryd said:

Sigh. Wake up people.

This is NOT about "you" (old, fat, white-haired pensioners) being able to lease a home without worrying about "nominee companies" or putting the deed in the name of the "wife I met last week who definitely wasn't working in a bar at the time".

This IS about setting things up for the hordes of Chinese businessmen that will be flooding into the country in the near future as China starts to take control.

THAT is why the Thai gov't made those changes to the Visas and created things like the DTV.

THAT is why they are trying to change the rules about how many foreigners can own a condo in a single building. (The proposal to allow condos in "certain designated areas" to be 100% owned by foreigners.)

THAT is why they are pushing the 99 year lease proposal.

Here's a clue. A few years ago China (through their "belt and road" initiative and puppet companies) "leased" nearly 20% of Cambodia's entire coastline on a 99 year lease.
They then built a complete, self-contained airbase on that land and disguised it by calling it a "resort".

(Google "wiki Dara Sakor". Quite an interesting read.)

And think - who is really behind the proposed "land bridge" project in Ranong/Chumphon and the high-speed railway linking China to Thailand ?
The Chinese.

This is ALL about them and NOT about YOU.

And YOU should consider - most of you won't be around in 30 years I suspect so why would you need a 99 year lease ?
Do you really think that if you have a 99 year lease on some piece of former rice-paddy in Isaan that you will build a bigger, better house than if you only had a 30 year lease ?

And there won't be any "peace of mind". If you think there will be then you haven't lived in Thailand very long.
You can have a 99 year lease, wife, kids and business and you will still be considered a "tourist" and have ZERO rights.

(Yeah yeah, wonk wonk - 1% of you (or less) have PR or actual citizenship that you think will protect you. Keep dreaming.)

And you will STILL be subject to being arrested for the slightest infraction, jailed, deported and blacklisted with no appeal or compensation for everything you've just lost.

And gee, you leased some land off of "Somchai" for 99 years and he immediately went to the city and blew it all on hookers and blow - and now wants his land back and sues you.
Or his kids find out that "poppa" lost their "inheritance" and they'll be dead and their own kids will be old before that lease expires.

Unless "something" happens before then of course.

Rule #1 in Thailand - never be worth more dead than you are alive.

The ONLY "peace of mind" would come from outright ownership of the land and actual citizenship (and rights).

And that ain't likely to happen in the next 99 years either.

 

And that's why Chinese numbers into Thailand have gone down 27% this year 👍 

[newnative]

Nothing fast about this at all--I'd describe it as slow-tracking--like everything else.

[tomazbodner]

43 minutes ago, Kerryd said:

Sigh. Wake up people.

This is NOT about "you" (old, fat, white-haired pensioners) being able to lease a home without worrying about "nominee companies" or putting the deed in the name of the "wife I met last week who definitely wasn't working in a bar at the time".

This IS about setting things up for the hordes of Chinese businessmen that will be flooding into the country in the near future as China starts to take control.

THAT is why the Thai gov't made those changes to the Visas and created things like the DTV.

THAT is why they are trying to change the rules about how many foreigners can own a condo in a single building. (The proposal to allow condos in "certain designated areas" to be 100% owned by foreigners.)

THAT is why they are pushing the 99 year lease proposal.

Here's a clue. A few years ago China (through their "belt and road" initiative and puppet companies) "leased" nearly 20% of Cambodia's entire coastline on a 99 year lease.
They then built a complete, self-contained airbase on that land and disguised it by calling it a "resort".

(Google "wiki Dara Sakor". Quite an interesting read.)

And think - who is really behind the proposed "land bridge" project in Ranong/Chumphon and the high-speed railway linking China to Thailand ?
The Chinese.

This is ALL about them and NOT about YOU.

And YOU should consider - most of you won't be around in 30 years I suspect so why would you need a 99 year lease ?
Do you really think that if you have a 99 year lease on some piece of former rice-paddy in Isaan that you will build a bigger, better house than if you only had a 30 year lease ?

And there won't be any "peace of mind". If you think there will be then you haven't lived in Thailand very long.
You can have a 99 year lease, wife, kids and business and you will still be considered a "tourist" and have ZERO rights.

(Yeah yeah, wonk wonk - 1% of you (or less) have PR or actual citizenship that you think will protect you. Keep dreaming.)

And you will STILL be subject to being arrested for the slightest infraction, jailed, deported and blacklisted with no appeal or compensation for everything you've just lost.

And gee, you leased some land off of "Somchai" for 99 years and he immediately went to the city and blew it all on hookers and blow - and now wants his land back and sues you.
Or his kids find out that "poppa" lost their "inheritance" and they'll be dead and their own kids will be old before that lease expires.

Unless "something" happens before then of course.

Rule #1 in Thailand - never be worth more dead than you are alive.

The ONLY "peace of mind" would come from outright ownership of the land and actual citizenship (and rights).

And that ain't likely to happen in the next 99 years either.

 

 

That's exactly how I am feeling about your post... do we have a horizontal finger emoji?