Q1378. Is a 30-year land lease in Thailand really renewable? What are the risks?

Answered by the NYC Visa & Translation team

Long-term property leases in Thailand can be registered for up to 30 years per term under the Civil and Commercial Code (certain commercial assets may qualify for longer under specific laws). Key points on renewal: (1) a registered 30-year lease is legally enforceable, but a promise to renew for another 30 years is only a private contract between the parties — it is not a registered right attached to the property (2) if the land is sold, the buyer remains bound by the registered lease but not necessarily by the private renewal promise (3) protective clauses should be included, such as buy-back options, compensation, and additional registered encumbrances. Watch out: advertised '30+30+30' structures carry legal risk — have a lawyer design the lease for your specific case. Our team drafts the lease, registers it at the Land Department, and builds in renewal-protection mechanisms. This is general guidance; requirements and fees change — always verify with Thai Immigration, the BOI, the Department of Tourism, or the Land Department before proceeding.