Thailand's current legal maximum for a land lease is 30 years, and there has been ongoing discussion about extending that ceiling much further — potentially toward 99 years, bringing Thailand closer in line with leasehold frameworks used in Singapore and parts of Vietnam. For villa buyers who can't own land outright, this is worth understanding, because a longer legal maximum would materially change what a "long-term lease" can actually offer.
The logic behind the proposal is straightforward: a 30-year term, even with renewal options layered on top, is a shorter and less certain horizon than outright ownership, which affects everything from financing availability to resale value. A legally recognized 90-plus-year term would close much of that gap, in principle offering security closer to freehold ownership without changing who technically owns the underlying land.
It's important to be clear about where this actually stands: as of now, this is a proposed reform, not enacted law. Timelines for this kind of legislative change in Thailand have shifted before, and it isn't guaranteed to pass in its currently discussed form, or on any particular schedule. Treat any specific timeline you hear — including "before end of year" style framing — with real skepticism, and don't let a rumored deadline pressure a purchase decision.
What's worth doing today, regardless of whether the reform passes, is making sure any lease you sign is well drafted under the current 30-year framework: clear renewal terms, explicit transferability and inheritance rights, provisions addressing what happens if the underlying law changes during your lease term, and registration at the Land Department. A well-structured lease under today's rules protects you either way — and if the 99-year framework does arrive, a good contract should include language letting you convert into it rather than leaving you stuck under the old terms.
As always, this is background information, not legal advice on your specific contract — an independent Thai property lawyer should review any lease before you sign, reform or no reform.