The enforceable term, form and registration of a Thai immovable-property lease depend on the Civil and Commercial Code, the property, the parties and the drafted rights. A lease exceeding three years generally needs written evidence and registration to be enforceable beyond three years; ordinary immovable-property leases are generally capped at 30 years, subject to statutory context and special regimes. A renewal clause is not the same as a presently registered additional term.
Ask the competent Land Office to confirm registrability, documents, valuation base, registration charges and process for the specific instrument. Have independent Thai counsel review termination, succession, renewal, improvements, superficies or usufruct if proposed, taxes, dispute terms and what survives transfer or death. Do not rely on “30+30+30” marketing.
The Revenue Department's current English stamp-duty schedule lists lease duty as THB 1 per THB 1,000 or fraction of rent or key money for the lease period. Confirm the current schedule, liable party, exemptions and payment method for the actual instrument; this is not a complete transaction-cost estimate.
Governance
Review overdue — verify the current instrument and Land Office process. Last reviewed: 2025-09-10. Next scheduled review: 2026-03-10 (overdue). Professional review: Not performed; no qualified Thai property-law or tax approval.
Thailand Expat Services does not draft or approve leases, calculate charges or guarantee registration. We provide information and may coordinate an introduction to an independent provider after disclosing identity, purpose, data transfer and any compensation.