By Phuket News Property Editorial Team · January 13, 2026
The idea of extending leasehold terms for foreigners in Thailand to as long as 99 years has been circulating for many years. It is not new, it has not been forgotten, and it has not yet become law. Like many structural legal changes in Thailand, it remains under consideration rather than implementation.
That distinction matters.
Despite periodic headlines suggesting imminent reform, the proposal to allow 99-year leaseholds is still part of a longer-running policy discussion rather than an enacted change. However, its continued presence in government and industry conversations makes it an important topic for anyone following Phuket’s property market.
Why the 99-year lease proposal keeps returning
Thailand’s existing legal framework allows land leases of up to 30 years, with renewal clauses often structured contractually rather than guaranteed by law. Over time, this system has proven workable but imperfect, particularly when compared with regional competitors that offer longer, more clearly defined rights for foreign residents and investors.
The 99-year lease concept has repeatedly resurfaced as a potential solution. Its purpose is straightforward: to make long-term leasehold ownership more attractive, transparent, and competitive without altering Thailand’s long-standing restrictions on foreign land ownership.
That balance explains why the proposal continues to be discussed, even if progress has been gradual.
Still under consideration, not enacted
It is important to be clear. As of now, there is no law in force granting foreigners the right to hold 99-year land leases in Thailand. The proposal has been examined through draft legislation, policy consultations, and industry lobbying, but it remains at the discussion and refinement stage.
Changes of this nature typically involve multiple ministries, legal reviews, and political consensus. In Thailand, that process often unfolds over years rather than months.
As a result, buyers should view the 99-year lease idea as a potential future reform, not a current entitlement.
Why this matters for Phuket specifically
Phuket’s property market relies more heavily on leasehold structures than many other parts of Thailand. Villas, resort-style residences, and certain residential developments commonly use leasehold arrangements to accommodate foreign buyers.
An extension to 99 years would not transform the market overnight, but it would materially change how leasehold property is perceived. Longer statutory terms could improve clarity around inheritance, resale, and long-term security, particularly for buyers planning to live in Thailand for decades rather than years.
For developers, such a change could also influence how projects are structured and marketed, shifting emphasis from short-term renewals toward genuinely long-term occupancy.
Why the timing remains uncertain
While the idea has industry support, it also raises legal and political questions that require careful handling. Land ownership is a sensitive topic in Thailand, and reforms affecting foreign rights tend to progress cautiously.
Government priorities also shift. Economic stimulus, tourism recovery, and regional competition all influence whether proposals like this move forward or remain on the table.
For now, the most accurate description is that the government continues to consider the issue, without having committed to a definitive timeline.
What buyers should take from this
For prospective buyers in Phuket, the key takeaway is one of realism rather than speculation. Leasehold property should always be assessed based on the law as it stands today, not on reforms that may or may not materialise.
At the same time, the fact that 99-year leaseholds remain under active discussion reflects a broader recognition that Thailand’s property framework may need to evolve to remain competitive within the region.
That tension between tradition and adaptation is likely to shape future policy decisions.
A long conversation, not a sudden change
The discussion around 99-year leaseholds is best understood as part of a long conversation about Thailand’s economic positioning, foreign residency, and property market sustainability. It is not a sudden shift, and it is unlikely to be resolved quickly.
For Phuket’s property market, the proposal is neither a guarantee nor a risk, but a signal. It suggests that policymakers are aware of regional pressures and structural limitations, even if solutions take time to emerge.
As with many aspects of Thailand’s legal landscape, patience and clarity remain essential.
