ฉบับภาษาไทย: อ่านหน้านี้เป็นภาษาไทย
Must a lease longer than three years be registered in Thailand?
Short answer
Yes. Under the Civil and Commercial Code, a lease of immovable property for more than three years is enforceable only for three years unless it is made in writing and registered against the title at the Land Office. Registration is capped at thirty years.
The failure mode is specific: an unregistered ten-year lease is not void, it simply shrinks to three years, and the tenant discovers this when the landlord sells the property or changes their mind in year four. Registration also puts the lease on the title, which is what makes it binding on a later purchaser — an unregistered agreement is, in practice, only as durable as the current owner's goodwill.
Budget for the process rather than avoiding it: registration is done at the Land Office where the property sits, with the owner present or properly represented, the title deed produced, and the registration fee and stamp duty calculated on the total rent. Renewal options beyond thirty years are not enforceable as an automatic extension, so treat any '30+30' structure as a promise to re-register later and check who bears the risk if the owner has changed by then. Scope, turnaround and fees are confirmed by IVC staff by phone, LINE or email — this site does not publish prices.
Reviewed as of 2026-08-04. General guidance only, not case-specific advice and not a guarantee of outcome. Government fees, conditions and processing times are set by the responsible authority and can change. This site does not publish prices — please ask our staff.
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