Short answer: Will property developers be able to grant 99-year leases directly to buyers under the new law? . Short answer: No. The government issues the master 99-year lease.
Will property developers be able to grant 99-year leases directly to buyers under the new law?
Short answer: No. The government issues the master 99-year lease. A developer can join the scheme, build the project, and sublease units or plots to buyers for the remaining term—but cannot self-issue a 99-year lease.
Quick Tip: If a project advertises “99 years,” ask to see the state-issued master lease reference and the Land Office registration slip for your sublease.
What developers can and can’t do
| Action | Allowed | Notes |
|---|---|---|
| Self-issue a 99-year lease | ❌ | Only the State can issue the master 99-year lease. |
| Apply to join the scheme | ✅ | Submit plans, clean title, approvals; receive the master lease if accepted. |
| Sublease units/plots to buyers | ✅ | Buyers receive a registered sublease for the remaining term. |
| Approve resale/assignment | ✅ | Consent letters and admin fees may apply per contract. |
| Guarantee a top-up in the future | ❌ | Only the State can approve renewals/top-ups and set any premium. |
What buyers should check before signing
- Issuer: The master lease should clearly identify the State as issuer, not just the developer.
- Remaining years: If construction took 4 years, expect roughly 95 years on handover.
- Registration: Ensure your sublease is recorded at the Land Office (keep the registration slip).
- Resale rules: Confirm assignment steps, consent timelines, and any fees.
Helpful Pattaya links
Property for sale in Jomtien • Property for sale in Central Pattaya (Pattaya Klang) • Property for sale in North Pattaya • Property for sale on Pattaya Beach Road
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