Short answer: Need help checking a lease package? . Updated: August 13, 2025, Pattaya, Thailand. Who issues Thailand’s 99-year leases - developers or the government? . Short answer: The government. The State grants the master 99-year lease.
Who issues Thailand’s 99-year leases — developers or the government?
Short answer: The government. The State grants the master 99-year lease. Developers participate by building the project and subleasing units or plots to buyers. They don’t create 99-year leases on their own.
Quick Tip: Ask the agent to confirm the lease is state-issued and request a copy of the Land Office registration page showing term, parties, and any assignment fees.
Who does what?
| Step | Government | Developer |
|---|---|---|
| Site inclusion | Admits eligible land/buildings into the 99-year lease program. | Applies with plans, approvals, and clean title. |
| Issuance | Issues the master lease (up to 99 years). | Receives the master lease (master lessee). |
| Sales to buyers | — | Markets and subleases units/plots to buyers for the remaining term. |
| Registration | Land Office records the lease/sublease. | Coordinates buyer registration and any assignment consent. |
| Near expiry | Decides on any top-up/renewal and sets any premium. | May apply or coordinate a renewal request; cannot guarantee it. |
What this means for buyers
- Clarity: Your rights come from a government lease, not a private “promise.”
- Paper trail: You should receive a registered lease entry from the Land Office.
- Resale: Most projects allow assignment of the remaining term (sometimes with a developer consent letter and fee).
- Timing: If completion takes 4 years, expect roughly 95 years on handover.
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
Quick checklist before you sign
- Lease shows the State as issuer, not just the developer.
- Remaining term is stated in the contract and on the Land Office slip.
- Assignment and subletting rules (and any fees) are written into the contract.
Need help checking a lease package?
Share the project name and budget. We’ll shortlist suitable units, review the lease terms in plain English, and arrange viewings.