What changed: in Supreme Court judgment 4655/2566, reported in 2025, the court held that renewal options promising further terms after the first 30 years cannot be enforced, even if they were written into the contract or registered. Signing several leases in advance doesn't get around it.
Who it affects: foreigners holding villas or land on long leases marketed as 60 or 90 years.
What to do: value a lease as 30 years. If you're buying, price it that way. If you already hold one, talk to a lawyer about how to protect your position, for example through a registered right of superficies over the building. See our leasehold guide.
General information, not legal or tax advice. Figures were correct on the date shown above; rules change, so confirm with a Thai lawyer, accountant or the relevant office before you act.