---
title: Buying property in Thailand as a foreign buyer
country: thailand
service: "foreign-buyer-property-condominium-and-leasehold"
category: housing
difficulty: complex
estimated_time: "Four to eight weeks from reservation to registered title for a resale condominium, governed by the inward-remittance wire timing and the building's 49% foreign-quota verification; new-build transactions track the construction schedule and commonly run six to twenty-four months"
cost_range: "Approximately 6–6.3% of the condominium price in one-time transfer taxes and fees, split by custom between buyer and seller; a registered lease adds 1.1% of total rental over the lease term in registration fee plus stamp duty"
last_verified: 2026-05-22
canonical: https://publicservices.guide/thailand/foreign-buyer-property-condominium-49-percent-quota-and-leasehold/
status: current
confidence: low
tags:
  - "real-estate"
  - "property-purchase"
  - condominium
  - "foreign-quota"
  - leasehold
  - "fet-form"
  - housing
sources:
  - https://www.ocs.go.th/
  - https://www.bot.or.th/en/our-roles/financial-markets/foreign-exchange-regulations/exchange-control-regulation.html
  - https://www.bot.or.th/en/our-roles/financial-markets/foreign-exchange-regulations/foreign-exchange-business/Authorized-banks.html
  - https://www.thailandlawonline.com/translations/condominium-law-thai-condo-act
  - https://www.thailandlawonline.com/civil-and-commercial-code/537-571-lease-or-hire-of-property-laws
  - https://propertyscout.co.th/en/guides/the-fet-all-there-is-to-know-about-foreign-transaction-forms-in-thailand/
  - https://www.austchamthailand.com/resources/news/thai-supreme-court-shuts-door-long-term-lease-loopholes-foreign-property-investors
---

# Buying property in Thailand as a foreign buyer

**Country:** 🇹🇭 Thailand  
**Last verified:** 2026-05-22  
**Estimated time:** Four to eight weeks from reservation to registered title for a resale condominium, governed by the inward-remittance wire timing and the building's 49% foreign-quota verification; new-build transactions track the construction schedule and commonly run six to twenty-four months  
**Cost:** Approximately 6–6.3% of the condominium price in one-time transfer taxes and fees, split by custom between buyer and seller; a registered lease adds 1.1% of total rental over the lease term in registration fee plus stamp duty

## Required documents

- **Passport** *(หนังสือเดินทาง (Nangsue Doen Thang))*
  - Required for: Identity and nationality verification at the Department of Lands
  - Document: Original passport plus a copy of the biographical page and the current Thai entry stamp
  - Issued by: Country of citizenship
  - _Note:_ Buyer attends in person, or appoints an attorney under a Tor Dor 21 power-of-attorney form.
- **Foreign Exchange Transaction form** *(แบบ ธ.ต.3 (Baeb Tor Tor 3 — Foreign Exchange Transaction Form, FET))*
  - Required for: Condominium freehold under Section 19 category five — statutory evidence of foreign-currency funding
  - Issued by: Receiving Thai commercial bank, automatically for inward remittances of USD 50,000 or above (or equivalent)
  - Sub-threshold substitutes: Credit note or bank letter of guarantee on request from the same bank — both accepted by the Department of Lands
  - _Note:_ The form must identify the sender, recipient, foreign-currency amount, baht amount, and stated purpose. The recipient name and stated purpose must match the Sale and Purchase Agreement. Below the USD 50,000 threshold, request the substitute document before the wire is sent so the bank captures the required fields.
- **Letter of guarantee from the condominium juristic person** *(หนังสือรับรองจากนิติบุคคลอาคารชุด (Nangsue Rap Rong Jak Niti Bukkhon Akhan Chut))*
  - Required for: Statutory evidence of 49% foreign-quota compliance under Section 19/2 of the Condominium Act
  - Issued by: The condominium juristic person (the building's management body), typically within three to seven business days of request
  - _Note:_ Confirms in writing that the unit falls within the available foreign quota at the planned transfer date. This is the single most decisive pre-registration check.
- **Unit title deed** *(โฉนดที่ดิน (Chanot Thi Din — Ownership Certificate of Condominium Unit))*
  - Required for: Title chain at the Department of Lands
  - Held by: Seller; produced at registration
  - _Note:_ Accompanied by the *ทะเบียนบ้าน* (Tabien Baan — house registration book for the unit).
- **Sale and Purchase Agreement** *(สัญญาซื้อขายห้องชุด (Sanya Sue Khai Hong Chut))*
  - Required for: Binding contract between buyer and seller — signed before registration
  - Issued by: Brokerage or developer; reviewed by buyer's Thai counsel before signature
  - _Note:_ Fixes the buyer-seller cost-sharing convention for transfer fee, business tax, withholding tax, and stamp duty. Customary 50/50 split on transfer fee is negotiable and must be set in writing.
- **Lease agreement (registered leasehold pathway only)** *(สัญญาเช่า (Sanya Chao — Lease Agreement))*
  - Required for: Registration of a lease over three years under Civil and Commercial Code Section 538
  - Form: Bilingual Thai-English drafting is standard practice; the Thai version controls in case of dispute
  - _Note:_ A lease over three years that is not registered is enforceable only for three years regardless of the written term. The maximum registrable term is 30 years per Section 540.
- **Power of attorney** *(แบบ ทด.21 (Baeb Tor Dor 21))*
  - Required for: Registration through an attorney when the buyer is not appearing at the Department of Lands in person
  - Issued by: The buyer, on the Land Department's standard Tor Dor 21 form
  - _Note:_ Notarised and, where executed abroad, commonly apostilled. Many foreign buyers appoint a Thai-licensed property lawyer as attorney for the registration leg.
- **Spouse consent or marriage / divorce certificate** *(หนังสือยินยอมของคู่สมรส (Nangsue Yin Yom Khong Khu Somrot))*
  - Required for: Married buyers — spouse's written consent or proof of marital status under Thai matrimonial-property rules
  - _Note:_ Where the buyer's spouse is Thai, additional declarations regarding the source of funds and the spouse's interest in the property may be required by the Land Office.

## Costs

- **Transfer fee:** 0 THB — 2% of the government-appraised value of the unit. Statutory basis: Land Code schedule of Land Department fees. Customary practice splits this fee 50/50 between buyer and seller, but the allocation is negotiable and must be fixed in the Sale and Purchase Agreement.
- **Specific Business Tax (SBT):** 0 THB — 3.3% of the higher of sale price or appraised value (3% specific business tax plus 10% municipal surcharge = effective 3.3%). Applies when the seller has held the unit less than five years. Statutory basis: Revenue Code Section 91/2(6). Customary payer: seller.
- **Stamp duty:** 0 THB — 0.5% of the higher of sale price or appraised value. Applies only when specific business tax is not charged (i.e., when the seller has held the unit five years or more). Statutory basis: Revenue Code. Customary payer: seller.
- **Withholding tax:** 0 THB — Progressive personal income tax computed on a notional gain figure published by the Revenue Department for individual sellers; or 1% of the higher of sale price or appraised value for corporate sellers. The Land Office calculates the exact figure at registration. Customary payer: seller.
- **Land Office service fees:** 500 THB — Nominal service charge per the Department of Lands schedule, typically under ฿500.
- **Foreign Exchange Transaction form issuance:** 0 THB — The bank does not charge a discrete fee for the Foreign Exchange Transaction form itself; standard inward-remittance fees apply (typically ฿200–฿500 per transaction plus the bank's foreign-exchange spread). Below-threshold remittances (under USD 50,000 equivalent) generate a credit note or bank letter of guarantee on request without separate fee.
- **Lease registration fee:** 0 THB — 1% of the total rental value over the full lease term. Statutory basis: Department of Lands schedule. Customary payer: lessee or split per contract.
- **Lease stamp duty:** 0 THB — 0.1% of the total rental value over the full lease term. Statutory basis: Revenue Code. Customary payer: lessee or split per contract.
- **Condominium sinking fund:** 0 THB — One-time contribution at first registration, typically ฿400–฿800 per square metre of unit area. Set by the condominium juristic person's by-laws; varies by building.
- **Condominium common-area fees:** 0 THB — Typically ฿30–฿80 per square metre per month; varies by building amenity profile. Ongoing recurring cost, not a closing cost.

## Steps

### 1. Reserve the unit

- Sign a reservation agreement with the seller (developer or private resale party) and pay a reservation deposit, typically ฿50,000–฿200,000 depending on unit value and seller convention
- The reservation holds the unit while contract terms are negotiated
- Request the foreign-quota letter from the condominium juristic person at this stage — turnaround is typically three to seven business days, and the letter is the gating check for the entire pathway

> **Tip:** If the reservation agreement does not lock in a foreign-quota allocation for new-build purchases, a buyer who signs early may find at completion that the quota has been filled by other early registrants — the contract converts to a forced leasehold or a refund-with-penalty exit. Confirm quota allocation in writing in the reservation agreement for new-build.

### 2. Execute the Sale and Purchase Agreement *(สัญญาซื้อขายห้องชุด (Sanya Sue Khai Hong Chut))*

- Have Thai counsel review the *สัญญาซื้อขายห้องชุด* (Sanya Sue Khai Hong Chut — Sale and Purchase Agreement for a condominium unit) before signing
- Pay the contract deposit, typically 10–20% of the purchase price
- New-build agreements often phase the remaining balance across construction milestones; resale agreements typically schedule the balance at registration
- Fix the buyer-seller cost-sharing convention in the agreement — the transfer fee is customarily split 50/50, but allocation is negotiable

> **Tip:** Engagement of a Thai-licensed property lawyer for the Sale and Purchase Agreement review typically runs ฿30,000–฿80,000 for a resale condominium file.

### 3. Verify the foreign quota *(โควต้าต่างชาติ 49% (Khwota Tang Chat 49%))*

- Obtain the written letter of guarantee from the condominium juristic person confirming that the unit can be registered within the available 49% foreign quota at the planned transfer date
- Statutory basis: Section 19/2 of the Condominium Act — aggregate foreign ownership in each building is capped at 49% of total saleable floor area
- If the quota is full, pivot to the registered leasehold pathway under Civil and Commercial Code Sections 538 and 540

> **If this fails:** **Warning:** If the condominium juristic person reports the quota is exhausted, the unit cannot be registered to a foreigner as freehold regardless of any other factor. Confirm in writing before paying any further deposit. The registered 30-year lease of the unit is the customary fallback offered by developers; following Supreme Court Case No. 4655/2566, automatic renewal clauses beyond 30 years are unenforceable, so the lease effectively caps at a single 30-year term.

### 4. Remit the purchase funds in foreign currency *(แบบ ธ.ต.3 (Baeb Tor Tor 3))*

- Wire the balance of the purchase price from a foreign bank account in foreign currency to your Thai bank account at an authorised commercial bank
- Include a 6–8% buffer over the purchase price to cover transfer fees, taxes, and minor furnishing costs in a single eligible wire
- Brief the receiving Thai bank precisely on the wire purpose (to purchase a condominium unit at the named building) and the recipient name (as it will appear on the title) before the wire is sent
- For inward remittances of USD 50,000 or above (or equivalent), the receiving bank issues the Foreign Exchange Transaction form automatically
- For smaller amounts, request a credit note or a bank letter of guarantee from the bank — both are accepted by the Department of Lands as substitutes

> **Tip:** **Required:** the recipient name on the Foreign Exchange Transaction form must match the buyer name on the Sale and Purchase Agreement, and the stated purpose must reference the property purchase. Corrections after the fact are administratively painful and may require a fresh inward wire if the bank cannot amend the existing record.

### 5. Register at the Department of Lands (condominium freehold) *(กรมที่ดิน (Krom Thi Din))*

- On the agreed transfer date, the buyer (or attorney under a Tor Dor 21 power-of-attorney form), the seller, and a representative of the condominium juristic person attend the Department of Lands branch with jurisdiction over the building's location
- Present the document package: passport, Foreign Exchange Transaction form (or credit note / bank letter of guarantee for sub-threshold remittances), foreign-quota letter, original unit title deed, ทะเบียนบ้าน, signed Sale and Purchase Agreement, and cashier's cheques for the balance plus the registration fees and taxes
- The Land Office computes the transfer fee (2%), specific business tax (3.3%, where applicable), withholding tax, and stamp duty (0.5%, where business tax not charged); payment is made at the counter
- The new title is issued in the buyer's name on the same visit; routine registrations are typically completed within two to six hours at the office

> **Tip:** Bring a 10–15% buffer over the estimated tax-and-fee total in cashier's-cheque form. Withholding tax and specific business tax are computed on government-appraised values that may diverge from the negotiated sale price; a shortfall forces a return visit.

### 6. Negotiate and sign the lease (leasehold pathway) *(สัญญาเช่า (Sanya Chao))*

_Applies when: If the unit's foreign quota is full, or if the property is house-and-land rather than a condominium_

- Negotiate lease term up to 30 years (any longer term is automatically reduced to 30 years by operation of Civil and Commercial Code Section 540); rental schedule (prepaid for the full term in foreign-buyer leasehold structures, or annual); covenants on use, maintenance, and end-of-term return
- Draft and sign the written lease — a lease for more than three years must be in writing and signed by both parties under Section 538
- Bilingual Thai-English drafting is standard practice; the Thai version controls in case of dispute

> **If this fails:** Civil and Commercial Code Section 540 reads: "The duration of a lease of immovable property cannot exceed thirty years. If it is made for a longer period, such period shall be reduced to thirty years. The aforesaid period may be renewed, but it must not exceed thirty years from the date of renewal." Pre-agreed automatic renewals beyond 30 years (the 30+30+30 structure) are unenforceable beyond the initial term per Supreme Court Case No. 4655/2566. Up-front payment for 90 years of leasehold carries the risk of losing the value of years 31–90 on a strict reading of the law.

### 7. Register the lease at the Department of Lands

_Applies when: If the lease term exceeds three years_

- Both parties (or attorneys) attend the Department of Lands branch with jurisdiction over the property
- Present the document package: passport of lessee, title deed of the leased property, ทะเบียนบ้าน of the lessor, the signed written lease agreement, lessor's ID card or passport, and any power-of-attorney if either party is absent
- Pay the lease registration fee (1% of total rental over the lease term) and stamp duty (0.1% of total rental) at the counter
- The Land Office records the lease on the back of the title deed; once registered, the lease binds successors-in-title of the lessor (sale of the property does not extinguish the registered lease)

> **Tip:** Renewal cannot be enforced as a pre-agreed right; any renewal must be a genuine renegotiation at the end of the original term per Supreme Court Case No. 4655/2566 (18 March 2025).

## FAQ

### Can a foreigner buy a condominium in Thailand on a tourist visa?

Yes. Section 19 of the Condominium Act does not require any particular Thai visa status. It requires the buyer to fall within one of five categories. Category five (foreign-currency funded) is open to any foreigner — tourist visa, Elite visa, retirement visa, or no Thai visa at all — provided the purchase funds are remitted as foreign currency from abroad and converted to baht by an authorised Thai commercial bank, evidenced by the Foreign Exchange Transaction form.

### Can a foreigner own land in Thailand by setting up a Thai company?

Only if the company is genuinely Thai-majority-owned and operates a real business that uses the land for business purposes. A Thai company composed of nominee Thai shareholders existing solely to hold land for a foreign principal is prohibited under Section 96 of the Land Code and the Foreign Business Act. Enforcement has intensified through 2024 and 2025, with Department of Lands cancellations and Department of Business Development prosecutions of suspected nominee structures.

### How much must I remit to qualify under Section 19 category five?

Not less than the purchase price of the unit, per the Section 19/5 evidentiary requirement. Most buyers remit a buffer of 6–8% over purchase price to cover transfer fees, taxes, and minor furnishing costs in a single FET-eligible wire. The Department of Lands cross-checks the Foreign Exchange Transaction form amount against the Sale and Purchase Agreement price at registration.

### What happens if the building's 49% foreign quota is full when I want to buy?

You cannot register the unit in your own name as freehold. The customary alternative offered by developers is a registered 30-year lease of the unit, with rent prepaid up-front. Following Supreme Court Case No. 4655/2566 of 18 March 2025, the 30-year term is the enforceable ceiling — pre-agreed automatic renewal clauses beyond 30 years are not enforceable, so the leasehold of a condominium unit effectively caps at a single 30-year term.

### Will the 75% quota or 99-year lease reform proposals become law?

Unknown. Both proposals have been publicly floated by Thai cabinet committees but neither has been enacted. Current legal practice continues to operate under the 49% quota and the 30-year lease maximum. Plan transactions on current law and treat the reform proposals as speculative until parliamentary first reading or Royal Gazette publication.

### Can I inherit a condominium unit from a Thai-citizen spouse who owned it?

Yes, but you must either personally qualify under one of the five Section 19 categories within one year of the date of inheritance, or dispose of the unit within that same one-year window. Foreign heirs must notify the Department of Lands of the inheritance within 60 days of acquiring ownership. If the heir holds a permanent residence permit or had remitted foreign currency adequate to the unit's purchase price, they typically qualify within the window.

### Do I need a Thai lawyer to complete the purchase?

There is no statutory requirement to engage Thai counsel for a condominium purchase, but foreign buyers routinely retain a Thai-licensed property lawyer to review the Sale and Purchase Agreement, verify the foreign-quota letter from the condominium juristic person, confirm the title deed is unencumbered, and attend the Department of Lands registration. Engagement fees typically run ฿30,000–฿80,000 for a resale-condo file.

### Is the Foreign Exchange Transaction form valid forever once issued?

The form remains valid as evidence of the inward remittance indefinitely. However, the amount recorded on it is fixed — the same form cannot be used to evidence funds for a different or larger purchase. Keep the original with the title deed; it will be required when the unit is sold and proceeds are repatriated in foreign currency.

### Can I repatriate sale proceeds when I eventually sell?

Yes. The Bank of Thailand permits non-residents and foreign owners to repatriate sale proceeds in foreign currency, provided the original inward Foreign Exchange Transaction form (or substitute credit note or bank letter of guarantee) is presented along with the Land Office tax receipt and sale documentation. The receiving Thai bank handling the outward remittance requires this documentation chain to authorise the foreign-currency outflow.

### What is the difference between condominium freehold and the registered lease pathway?

Condominium freehold under Section 19 of the Condominium Act registers ownership of the unit in the foreign buyer's name within the building's 49% foreign quota. The registered lease pathway under Civil and Commercial Code Sections 538 and 540 registers a 30-year right to use the property (house, land, or condominium) — the buyer's interest is contractual, not ownership. Freehold is preferred where available; the lease pathway is the default fallback when the quota is full or when the property is house-and-land.

## Local tips

- Verify the building's 49% foreign quota in writing from the condominium juristic person before paying any deposit. Quota status is rarely surfaced in developer brochures, and a quota-full building cannot register a freehold unit to a foreigner regardless of all other factors.
- Brief the receiving Thai bank precisely on the wire purpose (to purchase a condominium unit at the named building) and the recipient name (as it will appear on the title) before the foreign-currency wire is sent. The Foreign Exchange Transaction form recipient name and stated purpose must match the Sale and Purchase Agreement exactly; corrections after the fact are administratively painful.
- Bring a 10–15% buffer over the estimated tax-and-fee total in cashier's-cheque form to the Land Department visit. Withholding tax and specific business tax are computed on government-appraised values that may diverge from the negotiated sale price, and a shortfall forces a return visit.
- Pre-agreed automatic lease renewals beyond 30 years (the so-called 30+30+30 structure) are unenforceable beyond the initial 30 years under Supreme Court Case No. 4655/2566 (18 March 2025). Plan a foreign-buyer leasehold transaction on a single 30-year ceiling, with renewal treated as a genuine renegotiation at term-end.
- Funds already sitting in a Thai baht account in the buyer's name do not satisfy the Section 19 category-five basis. The foreign-currency-in, baht-converted-at-receiving-bank chain is statutorily required, so buyers liquidating Thai-held assets typically need to wire the proceeds offshore and re-wire them back as a fresh foreign-currency inward remittance.

## Sources

- [Office of the Council of State — official Thai statutory authority](https://www.ocs.go.th/) — accessed 2026-05-22 — _T1_ — The Office of the Council of State (สำนักงานคณะกรรมการกฤษฎีกา) hosts the consolidated text of the Condominium Act B.E. 2522 (พระราชบัญญัติอาคารชุด), the Land Code Act B.E. 2497 (ประมวลกฎหมายที่ดิน), and the Civil and Commercial Code (ประมวลกฎหมายแพ่งและพาณิชย์). Section 19 of the Condominium Act enumerates five categories of foreigners eligible to hold ownership of a condominium unit; Section 19/2 caps aggregate foreign ownership in each building at 49% of total saleable floor area. Section 86 of the Land Code prohibits direct foreign land acquisition except by treaty (no such treaty is currently in force). Section 540 of the Civil and Commercial Code caps the maximum lease term at 30 years; Section 538 requires leases over three years to be in writing and registered with the competent official to be enforceable beyond three years.
- [Bank of Thailand — Exchange Control Regulation](https://www.bot.or.th/en/our-roles/financial-markets/foreign-exchange-regulations/exchange-control-regulation.html) — accessed 2026-05-22 — _T1_ — Foreign currency or baht can enter Thailand without limits. To purchase, sale, exchange or transfer foreign currency shall be conducted through persons who are granted foreign exchange licenses by the Minister of Finance, such as authorised banks and money changers. Authorised banks issue the Foreign Exchange Transaction form on inward remittances; for transactions in an amount equivalent to USD 200,000 or above, authorised banks must request supporting documentation unless prior Know Your Business procedures were completed. The Foreign Exchange Transaction form is the operative document the Department of Lands accepts as statutory evidence under Section 19 category five of the Condominium Act.
- [Bank of Thailand — Authorised banks](https://www.bot.or.th/en/our-roles/financial-markets/foreign-exchange-regulations/foreign-exchange-business/Authorized-banks.html) — accessed 2026-05-22 — _T1_ — The list of authorised juristic persons empowered to issue the Foreign Exchange Transaction form on inward remittances is published by the Bank of Thailand. In practice, the major Thai retail banks routinely handle Foreign Exchange Transaction form issuance for foreign condominium purchases: Bangkok Bank, Kasikornbank, Siam Commercial Bank, Krungthai Bank, Krungsri (Bank of Ayudhya), and TMBThanachart. The receiving bank issues the form automatically for inward remittances of USD 50,000 or above (or equivalent); below threshold, the bank issues a credit note or bank letter of guarantee on request as accepted substitutes.
- [ThailandLawOnline — English translation of the Condominium Act B.E. 2522](https://www.thailandlawonline.com/translations/condominium-law-thai-condo-act) — accessed 2026-05-22 — _T2_ — Section 19 of the Condominium Act lists five categories of foreigners and foreign juristic persons eligible to own a condominium unit: (1) permanent residents under the immigration law; (2) entrants under the investment promotion law (Board of Investment); (3) Thai-registered juristic persons under Sections 97 and 98 of the Land Code; (4) Board of Investment promoted foreign juristic persons under Announcement No. 281; and (5) foreigners or alien juristic persons who have brought foreign currency into the Kingdom, withdrawn money from a non-resident Thai baht account, or withdrawn money from a foreign currency account, in an amount not less than the unit price. Section 19/2 caps aggregate foreign ownership at 49% of the total saleable floor area of each building. Section 19/5 requires a foreign heir exceeding the quota to dispose of the unit within one year of acquisition, failing which the Director-General of the Department of Lands has statutory power of disposal.
- [ThailandLawOnline — Civil and Commercial Code, Sections 537–571 on lease of property](https://www.thailandlawonline.com/civil-and-commercial-code/537-571-lease-or-hire-of-property-laws) — accessed 2026-05-22 — _T2_ — Section 540 of the Civil and Commercial Code provides that the duration of a lease of immovable property cannot exceed 30 years and that a lease made for a longer period shall be reduced to 30 years; the period may be renewed, but the renewed term itself cannot exceed 30 years from the date of renewal. Section 538 provides that a hire of immovable property is not enforceable by action unless there is some written evidence signed by the party liable; if the hire is for more than three years or for the life of the lessor or lessee, it is enforceable only for three years unless it is made in writing and registered by the competent official at the Department of Lands.
- [PropertyScout — guide to Foreign Exchange Transaction forms in Thailand](https://propertyscout.co.th/en/guides/the-fet-all-there-is-to-know-about-foreign-transaction-forms-in-thailand/) — accessed 2026-05-22 — _T2_ — An Foreign Exchange Transaction form will only be offered for transfers exceeding USD 50,000 equivalent. Banks may provide a credit note or a bank letter of guarantee for transfers under USD 50,000, both approved by land offices. If a foreign buyer is unable to present a Foreign Exchange Transaction form (or accepted substitute) during purchasing property at a designated land office, this will result in the purchase being denied. The form must identify the sender, recipient, foreign-currency amount, baht amount, and stated purpose; the recipient name and stated purpose must match the Sale and Purchase Agreement.
- [Australian-Thai Chamber of Commerce — coverage of Supreme Court Case No. 4655/2566](https://www.austchamthailand.com/resources/news/thai-supreme-court-shuts-door-long-term-lease-loopholes-foreign-property-investors) — accessed 2026-05-22 — _T3_ — Supreme Court of Thailand Case No. 4655/2566 (decided 18 March 2025) ruled that any lease provision attempting to grant a term exceeding 30 years from the commencement date is void beyond the initial 30 years. Clauses stipulating automatic renewal for subsequent 30-year terms at the end of the initial lease are invalid and unenforceable, regardless of mutual agreement or prior registration. The ruling directly affects the widely marketed 30+30+30 foreign-buyer leasehold structure, capping enforceable foreign-buyer leases at a single 30-year term with renewal treated as a genuine renegotiation at term-end.

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Verification pending — see the canonical page for the latest trust state.
Canonical: https://publicservices.guide/thailand/foreign-buyer-property-condominium-49-percent-quota-and-leasehold/