10/06/2026
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"Sap-Ing-Sith" (officially translated as Transferable Leasehold Right)
is a distinct legal property right in Thailand. Enacted under the Sap-Ing-Sith Act B.E. 2562 (2019), it was created to bridge the gap between traditional leasing and outright ownership, offering real estate developers and investors much greater flexibility.
To put it simply, Sap-Ing-Sith is "a modern, premium leasehold that behaves almost like free-hold ownership."
Here is a breakdown of how it works and why it is a game-changer in Thai real estate:
Key Characteristics of Sap-Ing-Sith
Maximum 30-Year Term: It can be registered for a period of up to 30 years. Upon expiry, the parties can agree to renew it for another term of up to 30 years.
Official Registration Required: It must be made in writing and officially registered with the Department of Lands.
Applicable Property Types: It currently applies only to land with a Title Deed (Chanote), land with a Certificate of Utilization (Nor Sor 3 Gor), and registered condominium units.
