Thailand’s 30+30+30 Lease Saga: Are the Extra 60 Years Enforceable?

Why it is marketed as 90 years

Some Thai property projects describe a lease as 30+30+30: an initial 30-year term plus two promised renewals. Only the first term is capable of being registered at the outset. The later periods are future contractual promises, not an already registered 90-year property right.

What the court decision changed

Supreme Court Decision No. 4655/2566 concerned a pre-arranged structure intended to create a 90-year package through automatic renewals. The decision is widely understood as rejecting that particular attempt to evade the statutory 30-year ceiling.

It should not be simplified into a statement that every future lease renewal is impossible. A genuine renewal negotiated and registered later is legally different from treating two future terms as guaranteed from day one.

Why future renewals remain uncertain

The owner may sell, die, become insolvent or refuse to cooperate. The law, Land Office practice or project structure may change. Contractual remedies after a breach are not the same as having the renewed term registered against the land.

How a buyer should value the deal

Value the registered first term independently. Have Thai counsel review the land title, lessor, lease, registration, succession, transfer, mortgage and renewal drafting. Do not pay a freehold-like price solely because marketing material adds two unregistered future periods.