Will Thailand Pass the 99-Year Lease Law? Here’s What You Should Know
The idea of a 99-year leasehold system in Thailand has long been discussed. But in 2025, it's not just another headline — it's looking more likely than ever. With new political momentum, public consultations, and backing from industry groups, many believe this could be the year the law finally passes.
❓ Key Questions Investors Are Asking
- How likely is Thailand to pass a 99-year lease law by the end of 2025?
- Would the law allow developers to issue these leases directly?
- How would this impact foreign property buyers in Pattaya?
Why This Time Feels Different
For decades, leasehold in Thailand has been limited to 30 years (with optional renewals). A few exceptions allow 50-year terms in specific BOI projects, but true long-term security has remained out of reach for most buyers — especially foreigners.
But 2025 has brought a shift.
✅ Government Backing and Fast-Tracking
Thailand’s current government, led by the Pheu Thai party, is actively pushing the 99-year lease law through Parliament. The proposed amendment to the Leasehold Asset Act (ทรัพย์อิงสิทธิ) is now a key part of the national investment strategy.
Senior officials at the Interior Ministry have stated they are prioritizing this bill, and government sources say it could be passed by the end of 2025.
What the Proposed Law Would Actually Do
| Proposal | What It Means |
|---|---|
| 99-Year Lease Period | Extends lease options under the Leasehold Asset Act from 30 to 99 years for both residential and commercial use. |
| Only State Can Issue Leases | Developers cannot offer 99-year leases directly. Land must first be transferred to the government, which then grants the lease. |
| Foreign Buyer Impact | Provides a much more secure alternative to current lease structures — especially for long-term investors and retirees. |
What Are the Chances the Law Will Pass?
Based on government statements, parliamentary activity, and expert analysis, here’s how things currently look:
| Stage | Likelihood of Approval |
|---|---|
| Cabinet Approval | Very high (>85%) |
| Parliamentary Vote | High (90%) |
| Senate or Legal Objections | Moderate risk of delay or adjustment (25–30%) |
Estimated overall likelihood of passing in 2025: 70–80%
⚠️ What Could Delay or Water Down the Bill?
- Public protest groups warning of “foreign land control”
- Senate opposition possibly demanding exclusion zones (e.g. coastal or agricultural land)
- Legal ambiguity about asset reversion, which could lead to court challenges
- Royal clearance delays depending on final clause wording
So, even if the law passes, we may see restrictions on who qualifies or where 99-year leases apply.
How It Affects Pattaya Buyers and Investors
Pattaya has long been a leasehold-heavy market, especially for foreign condo buyers. If the law passes:
- Long-term leases will be more secure and possibly easier to finance
- Expect to see developers marketing “99-year lease packages” — but only after government conversion
- It could boost interest in leasehold villas and new resort-style projects in Jomtien, Pratumnak, and the EEC zones
Looking for available leasehold condos? Check out our latest listings for condos for sale in Jomtien or Pratumnak Hill.
Final Thoughts
The 99-year lease law would be a game-changer — especially for foreign buyers looking for long-term stability in Thailand. But as of mid-2025, it’s still in the pipeline. There’s every reason to be optimistic, but investors should stay alert to any scope limitations or political resistance.
Talk to the Experts at Alan Bolton
Whether the 99-year lease law passes or not, you’ll need a local expert who understands both the opportunity and the grey areas of Thai real estate law.
Contact Alan Bolton Property Consultants today to discuss leasehold options, safe structures for foreign buyers, and up-to-date advice on how this law could affect your next purchase.