Update, September 2026: the 99-year lease described in this article has not become law. The proposal took the form of a draft amendment to the Sap-Ing-Sith Act, put to public hearing by the Department of Lands from 22 August to 5 September 2025, under which, reportedly, only a state agency could grant a right of up to 99 years (Isranews). On 16 September 2025 Bhumjaithai deputy leader Siripong Angkhasakulkiat said the new government would not pursue the plan, which The Nation described as 99-year leases with land transferred to the Treasury Department in exchange for usage rights: "This government has a limited mandate … The proposal has also sparked debate among MPs and society, so it will not be pursued further" (The Nation). We have found no record that it has been enacted.

The rules a buyer works with today are the existing ones. A registered lease runs for at most 30 years under section 540 of the Civil and Commercial Code, and in 2023 Thailand’s Supreme Court held that pre-agreed automatic "30+30" renewals circumvent that limit (Decision 4655/2566, Addleshaw Goddard). The timeline and the benefits set out below describe what was proposed in 2025, not rights that exist.

For where things stand now, read our guides to renewing a Thai lease and to Sap-Ing-Sith, a registered right of up to 30 years that has been in Thai law since 2019, and our July 2026 update on the 99-year proposal.

Thailand’s Bold Economic Shift in 2025

Thailand is preparing one of the most significant legal changes in decades: extending leasehold terms from 30 years to 99 years. This reform, expected to be enacted by the end of 2025, is designed to boost foreign investment, attract global talent, and stimulate large-scale infrastructure projects. For investors searching “Thailand property investment 2025” or “foreign ownership Thailand real estate”, this reform could be a turning point. According to Thailand Business News, the proposed bill is under fast-track review and represents a strategic pivot toward aligning Thailand’s property framework with international standards.

Why the 99-Year Lease Matters

Greater Security for Foreign Buyers

Foreign buyers have traditionally relied on 30-year leasehold contracts, often with renewal clauses that carried legal grey areas. A 99-year leasehold would provide security on par with international hubs like Singapore and Hong Kong, making Thailand far more competitive.

Investment Confidence and Transparency

The reform aims to reduce the reliance on nominee structures and close loopholes in current property ownership practices. This increases legal transparency and boosts long-term investor confidence in the Thai property market.

Boost to Villas, Condos, and Hospitality Projects

With longer lease terms, high-value projects such as luxury villas, branded residences, and resort developments will attract greater capital. For expats considering a villa in Hua Hin or investors looking at Bangkok condos, the 99-year leasehold makes Thailand a more secure market for property investment.

Legislative Timeline for the 99-Year Leasehold Act

Deputy Transport Minister Manaporn Charoensri confirmed that the government is pursuing an aggressive timeline to pass the bill. The legislative clock includes:
  • Submission to House Speaker: 14 days
  • First Reading: 1–3 days
  • Committee Review: 30–60 days
  • Second & Third Readings: 2 days
  • Senate Review: Up to 60 days
  • Royal Assent & Gazette Publication: Within 50 days of approval
This timeline suggests the law could realistically be enacted by late 2025, positioning Thailand to immediately benefit from inflows of capital.

Strategic Economic Gains

The government expects three key benefits from the 99-year leasehold:

1. Capital Inflow

Foreign investors in real estate, infrastructure, renewable energy, and hospitality will now have the confidence to commit to projects spanning generations. Initiatives such as the Land Bridge logistics corridor and green energy projects (including solar farms and data centres) will benefit directly.

2. Legal Clarity

By consolidating ownership rules under one framework and discouraging “grey” practices, the reform establishes a transparent investment environment. It harmonises with the EEC Act, BOI incentives, and the Industrial Estate Authority Act.

3. Talent Attraction

Thailand aims to become a global talent hub, luring highly skilled professionals in tech, healthcare, and finance. With long-term housing security, professionals can confidently relocate, driving both residential demand and knowledge-based economic growth.

Addressing Concerns: National Sovereignty Intact

Critics have raised concerns about foreign control over Thai land. Officials stress that sovereignty remains secure, as all properties under leasehold revert back to the state after 99 years. This ensures no permanent transfer of ownership to foreign nationals.

Impact on Thailand’s Real Estate Market

Villas and Luxury Developments

For expats searching “house for sale Hua Hin” or “villa Thailand investment”, the extended leasehold is a game-changer. Projects like Highland Villas 3 in Hua Hin or branded resort villas in Phuket could now appeal to global retirees and investors looking for long-term security.

Condominiums and Urban Housing

While condos remain the only freehold option available to foreigners, the leasehold extension will make townhouses and landed properties more attractive to international buyers, particularly in Bangkok, Pattaya, and Chiang Mai.

Large-Scale Infrastructure

Mega-projects such as solar energy farms (with proposed 140,000 rai to generate 40,000 MW of power) will now have legal certainty for international joint ventures. This could lower energy costs, support data centres, and strengthen Thailand’s digital economy.

Thailand vs. Regional Competitors

  • Singapore: Long leases (up to 99 years) already attract global capital, but prices are far higher.
  • Vietnam: 50-year leases, with renewals, but more restrictions.
  • Malaysia: 99-year leasehold and Malaysia My Second Home (MM2H) visa attract retirees.
  • Thailand (Post-Reform): Affordable property market with 99-year leaseholds could undercut rivals and establish itself as a Southeast Asian real estate leader.

What This Means for Expats and Investors

  • Expats: More housing options with long-term security in popular markets like Hua Hin, Chiang Mai, and Phuket.
  • Investors: Confidence to finance luxury villas, condos, and mixed-use projects.
  • Thailand: A stronger position as an investment-friendly hub aligned with international norms.

Conclusion: A Defining Policy for Thailand’s Future

The 99-year leasehold reform could redefine Thailand’s property market, attracting billions in foreign investment and making the country a top choice for global expats, retirees, and corporations. With safeguards for sovereignty and clarity for investors, the move balances national interests with economic transformation. As Thailand pushes this legislation forward in 2025, buyers and investors should monitor its progress closely. Once enacted, the extended leasehold will open unprecedented opportunities for long-term property investment in Thailand.
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