Lease Property in Thailand | Long-Term Pool Villa Guide

Can Foreigners Lease Property in Thailand?

If you’re a foreigner dreaming of a tropical lifestyle, leasing a pool villa in Thailand might seem like the perfect solution. With its beautiful landscapes, affordable luxury, and modern developments, Thailand attracts thousands of international property seekers every year.

However, Thai property law can be tricky, especially when it comes to long-term leases and transferring them to your children or heirs.

One of the most common questions foreigners ask is:
“Can I lease land for 90 years?”
“What happens if I want to transfer the lease to my child after 15 years?”

Let’s break it down.

What Is a 30+30+30 Lease in Thailand?

In Thailand, the maximum lease term allowed by law is 30 years. However, many developers and property agents advertise “30+30+30 leases” — a structure that suggests you can lease land or a villa for up to 90 years.

What 30+30+30 Really Means:

First 30 years: Registered and legally enforceable at the Land Department of Thailand (DOL).
Second 30 years: A contractual promise (not guaranteed by law) to renew for another 30 years.
Third 30 years: Another optional renewal clause, again not guaranteed.

🛑 Important: Only the first 30 years can be officially registered. The next two extensions are dependent on future agreement and are not guaranteed under Thai law.

Leasing a Pool Villa in Thailand: Common Setup

Many foreigners choose to lease a pool villa in Thailand, especially in destinations like Phuket, Hua Hin, and Koh Samui. Here’s a common legal structure:

Component	Method	Notes
Land	30-year registered lease	Renewable only by mutual agreement
Villa	Owned via Superficies or building permit	Allows foreigners to own the house but not the land
Use of Property	Defined in the lease	Often includes pool, garden, and driveway
Inheritance or Transfer	Requires an assignment clause	Not automatic under Thai law

Can You Transfer Your Lease to Your Child After 15 Years?

Many foreigners ask:
“If I lease a property and want to transfer it to my son after 15 years, what happens to the lease term?“

Key Fact: Transferring a Lease = New Lease

If you register the lease under your child’s name after 15 years, Thai law treats it as a brand-new lease. The clock resets, and the previous 15 years are lost.

How to Legally Transfer or Protect Lease Rights for Your Children

To avoid losing years or legal rights, use one of the following legal tools:

1. Assignment Clause in Lease

Allows the original lessee to assign the remaining lease term to a child or heir.
It must be clearly stated in the contract and registered at the Land Office.
Keeps the original lease term intact—no reset.

2. Register Lease in Your Child’s Name From the Start

Simplifies future inheritance issues.
The parent can maintain use rights through usufruct (a legal right to use the property).

Sample Clause: 30+30+30 Lease with Assignment Rights

Lease Duration: 30 years from [Start Date], registered with the Land Department.

Renewal Option: Two optional 30-year renewals may be granted, subject to Thai law and mutual agreement.

Assignment: The Lessee may assign the lease to a spouse or child with prior written notice. The Lessor agrees to register such assignment at the Land Office.

Building Ownership: The villa and pool remain the Lessee’s property under Superficies rights.

Best Practices for Foreigners Leasing Property in Thailand

Always register the lease at the Land Office
Work with an independent Thai property lawyer
Include clauses for renewal, assignment, and inheritance
Understand that only the first 30 years are enforceable
For villas, use Superficies to own the building separately from the land

Final Thoughts: Secure Your Future in Thailand the Right Way

Leasing property in Thailand—especially a pool villa under a 30+30+30 lease—can be a fantastic lifestyle choice for foreigners. But without the right legal structure, your investment and long-term rights may be at risk.

To protect yourself and your family: