thailand
Ask question
This is NOT an official government website. We are an independent resource providing information and assistance to travelers.

Is the 99-year land lease and 10-year tourist visa proposal in Thailand legitimate or just speculation?

99-year land lease10-year tourist visaThailand immigrationexpat living in ThailandKoh Chang communityvisa regulationsspeculation on visa policies
May 21, 2025
3 days ago
Mel *********
ORIGINAL POSTER
Seen this posted in a Koh Chang group , any idea if it’s actually legitimate or in the works?

Thanks 😊
9,000
views
72
likes
257
all likes
89
replies
2
images
40
users
TLDR : Answer Summary
The discussion revolves around the legitimacy of proposals for a 99-year land lease and a 10-year tourist visa in Thailand. While several commenters express skepticism about the practicality and implementation of the 99-year lease, particularly for residential purposes, there is a consensus that current regulations typically allow for shorter lease terms. The proposal seems to predominantly aim at commercial interests rather than residential buyers. Comments reveal mixed feelings about tourism, with some participants noting that changes in visa regulations could impact visitor numbers and the economy. Some believe these proposals are mere speculation or media hype, while others hope for more solid long-term agreements.
Pelle Eriksson
Pelle Eriksson★★★★★
Absolutely Bangkok's best service I highly...
recently on Facebook
Luca G.
Luca G.★★★★★
I used this agency for my DTV Visa...
recently on Google
Trusted Thai Visa Agent
OVER 100,000 EXPATS SERVED
#1 VISA AGENT IN THAILAND
Craig *******
Even more longterm visitors. More people.
13 hours ago
Like
Reply
Tommy ********
Don’t care, I’m not paying for 3rd world dogshit.

Ban Israelis from the entire country and ban boomers from pattaya (they can live in jomtien)
a day ago
Like
Reply
Stig *********************
1.2 billion $
2 days ago
Like
Reply
John ********
I don't believe a word of it they will never give you any 99 years for Jo blogs for a house
2 days ago
Like
Reply
Elías ********
The 10 year tourist visa isn't like a game changer, or at least not a new idea. The US tourist visa has been always a 10-year one. However, it only allows stays of up to 6 months at a time, maximum, and of course, working is banned. I'd assume it'd be the same, with officers (either in the US or here in Thailand) not letting the people in if they come for 6 months stays back to back year after year.
2 days ago
Like
Reply
Adam *****
There is a 10 year tourist visa existing already. It's called the Elite Visa :) unfortunately many of us are unable or unwilling to pay the fee.
2 days ago
Like
Reply
Oo *****
Not free guys. If the price is not silly, I will go for it.
2 days ago
Like
Reply
Duncan *******
It's a proposal, nothing more or less, but unfortunately half of the Thai media were seemingly dropped on their heads as children and don't understand what a proposal is.
2 days ago
Like
Reply
Alf **
@Duncan ******
 correct pure speculation.
2 days ago
Like
Reply
Reply to
Alf **
Reply
Bernhard ***********
Back and forth they crew them self every couple months they change
2 days ago
Like
Reply
Henrik *****
Rumours only
2 days ago
Like
Reply
Benjamin *********
Link please ?
2 days ago
Like
Reply
ຈອນ ****************
I would do it
2 days ago
Like
Reply
Andy **********
If it does happen they're going to make it so not worth it your head will spin lol
2 days ago
Like
Reply
John **********
2 days ago
Like
Reply
Lucas **********
Baht to strong
2 days ago
Like
Reply
Brandon ************
For anyone that doesn't keep up with the news, the 99-year lease proposal is not new. It's the same proposal from many months ago. The Thai government and the news like to throw out tons of these and nothing ever happens. But the proposal is NOT for people to build houses. It's for the Thai government to lease land to commercial interests to build factories and other industries, and may possibly be related to the casino plans. After 99 years the land reverts back to the Thai government.
2 days ago
Like
Reply
Daniel **********
That would be incredible
2 days ago
Like
Reply
Corrine ******
Does Thailand gov know about this?
2 days ago
Like
Reply
Ivan *******
No way...
2 days ago
Like
Reply
Richard **************
They announced it and will watch and see if it gets any traction, then they'll start the program
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Richard *************
 I’m hoping for the 99 year lease 🙏
2 days ago
Like
Reply
Reply to
Mel *********
Reply
Jesper *******
99yrs lease is not going to happen...theoretically 30yrs and after extent another 30yrs and what if the owner doesn't want to extent? Ppl who are here long enough will know spreading fake news is unwanted
2 days ago
Like
Reply
Benjamin *********
@Jesper ******
 don’t be toxic. You don’t know
2 days ago
Like
Reply
Terje ***************
@Jesper ******
 You can already have a 30 years landlease, with a possible 90 years extention, which is even possible to transfer to your kids.
2 days ago
Like
Reply
Jesper *******
@Terje **************
 possible? Your kids are willing to take the transfer BUT the owner's kid may not want to lease.....
2 days ago
Like
Reply
Terje ***************
@Jesper ******
 They have to if it's in the contract.
2 days ago
Like
Reply
Brandon ************
@Terje **************
 the only thing that's legal is a 30 year lease. Anything other than that is irrelevant. They can decide not to renew after 30 years even if there's a contract that says they will, because that's not a legal contract. Maximum lease is 30 years period.
2 days ago
Like
Reply
Terje ***************
@Brandon ***********
 Lawyers says otherwise. But believe what you want.
2 days ago
Like
Reply
Gerhard **********
@Terje **************
 You really dont understand how Thailand works,all the lies to scam farangs.
2 days ago
Like
Reply
Brandon ************
@Terje **************
 Lawyers say what will get your business. They could care less what happens in 30 years from now. Just look at all the lawyers who say setting up a nominee company and even providing the nominees for owning a house is legal. Until the investigators come calling.
2 days ago
Like
Reply
Jesper *******
@Terje **************
 This is thailand....you can carry on believe what u believe.....cheers
2 days ago
Like
Reply
Reply to
Jesper *******
Reply
Mel *********
ORIGINAL POSTER
@Jesper ******
 that’s why I’m asking. The current 30 year with “promise” to extend doesn’t work for me, as exactly as you stated, the owner can change their mind. So was curious if any one knew if this would happen. It would be nice if it did tho!
2 days ago
Like
Reply
Jesper *******
@Mel ********
 nobody can answer that when u go 30yrs back there was no FB yet
2 days ago
Like
Reply
Reply to
Jesper *******
Reply
Steve *******
You could have clicked the link and seen the sources instead of sharing a screenshot so we could all read the article, too.
2 days ago
Like
Reply
Michael *******
@Steve ******
 or you could have said Steve, " could you kindly pass on the link "
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Steve ******
 I’m not sure if the sources are legit. That’s why I was asking ☺️
2 days ago
Like
Reply
Steve *******
@Mel ********
 thank you!
2 days ago
Like
Reply
Reply to
Steve *******
Reply
Mel *********
ORIGINAL POSTER
@Steve ******
 sorry. Here it is.
*****************************************************************************************************************************************************************************************************************************************************************************************
*****
07-thailand-plans-10-year-tourist-visa-and-99-year-land-lease-to-boost-economy/?fbclid=IwQ0xDSwKauHBjbGNrApgodWV4dG4DYWVtAjExAAEeHitaD3TbHRKZwV55Mlmki30poCY_RHL24jfvbSVwWQ1CH951hbjFZaPFHCU_aem_eqvZewjRhO4Fx_DMu9_HPg#qx0ycp34cglnp1135x03lhet1x5afzuol
2 days ago
Like
Reply
Reply to
Mel *********
Reply
Colin ********
You can already purchase a, 99 year lease, to my knowledge, and isn't there a LTV for 10 years? And doesn't the, Privilege club offer one?
2 days ago
Like
Reply
Michael ********
@Colin *******
*******************************************************************************************************
*****
1/phuket-courts-void-ecured-leases-used-by-foreigners
2 days ago
Like
Reply
Michael ********
@Colin *******
 there is no 99 year lease, some projects were promising 30 + 30 + 30 but recent court case showed only the 30 year lease was legal and its entirely up to the owner if they want to renew
2 days ago
Like
Reply
Benjamin *********
@Colin *******
 no you can’t
2 days ago
Like
Reply
Alf **
@Colin *******
 yes a thai can lease land on a 99 year basis but not a non thai
2 days ago
Like
Reply
Colin ********
A foreigner cannot own land but can lease
2 days ago
Like
Reply
Colin ********
@A**
 my friend is, English
2 days ago
Like
Reply
Reply to
Colin ********
Reply
Chizel *******
@Colin *******
 yes I thought there was 30yrs or an option for lifetime already now.
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Colin *******
 perhaps. I am just stating what I’ve seen personally!
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Colin *******
 most I’ve seen are 30 year lease with some “promise“ to extend after but it’s not guaranteed and if the owner dies the heir to their will can easily deny the extension. I’d like a solid 99 year agreement! The tourist visa part doesn’t make much sense tho as you are correct it’s really an LTR visa! lol 🤣
2 days ago
Like
Reply
Colin ********
@Mel ********
 I'm sure my friend got his wife to lease the land and property to him on a, 99 year lease but I could be wrong
2 days ago
Like
Reply
Brandon ************
@Colin *******
 doesn't matter what they got. 30 years is the maximum. And the owner can withdraw after 30 years even if there's a contract that states more
2 days ago
Like
Reply
Reply to
Brandon ************
Reply
Richard ***************
How would that boost the economy? I don’t think a tourist is staying for 10 years!
3 days ago
Like
Reply
Kyle ********
@Richard **************
 If it’s multi-entry, just reduces boarder runs and time restrictions on those that come and go
2 days ago
Like
Reply
John *********
@Richard **************
 enough after 2 weeks
2 days ago
Like
Reply
Robert *********
@Richard **************
 many come for six months
2 days ago
Like
Reply
Brandon ************
@Mel ********
 that's not for you. The 99-year lease plan is the same one they floated months ago. It's only for commercial entities that want to build factories and such. It's only for government land and reverts back to the government after 99 years. It's not for people to build houses for themselves.
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Brandon ***********
 ahhh ok ok 👍 gotcha. That’s too bad. Was hoping for residential 😮‍💨
2 days ago
Like
Reply
Reply to
Mel *********
Reply
Richard ***************
Lol exactly! They are common but not really an incentive IMHO!
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Richard **************
 ya I was more interested in the 99 year lease part!
2 days ago
Like
Reply
Travis *******
Bo Andersen I moved here at 36.... I would rather not buy a house again at 66.
2 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
Bo Andersen 🤣. Never know! ..

But seriously, I’m hoping you can write something in the lease that it can be passed on to children! 👧🏻.
2 days ago
Like
Reply
Reply to
Mel *********
Reply
David *********
If they would stop changing things all the time people would come
3 days ago
Like
Reply
Ivan *******
@David ********
 Changing things all the time would actually kill tourism! But there is other destination too
2 days ago
Like
Reply
Si ********
@David ********
 nearly 12 million have come already this year.
2 days ago
Like
Reply
Richard ***********
@Si *******
 is look how that number has been worked out visa runs etc
2 days ago
Like
Reply
Reply to
Richard ***********
Reply
Phil ******
3 days ago
Like
Reply
Alf **
TIT
2 days ago
Like
Reply
Alf **
Will never happen thailand will not allow expats to have 99 year leases on land - NEVER
2 days ago
Like
Reply
Reply to
Alf **
Reply
Alf **
@Phil *****
 sorry Phil, but completely wrong. The only 10 year visa is the LTRV visa which is specifically designed for wealthy retirees or wealthy global citizens. You need to earn 80,000 USD minimum. And having just received mine on the 7th May there was no requirement to hold any amount of money on an account. I have received mine and am happy but definitely not happy with this schizophrenic government who are now changing the tax remittance rules for thais only. Not expats. There are better visas like Vietnams 10 year golden visa. But as I'm in a serious relationship and buying land and retiring here forever, it doesn't matter.
2 days ago
Like
Reply
Peter *********
@Alf *
 LTR holders are exempt from Thai tax
2 days ago
Like
Reply
Oliver **********
@A**
 sorry but you're the one who is "completely wrong." The non immigrant O-X is a ten year visa. Much older than the new LTR. And how could anyone possibly know if Vietnam's 10 year visa is better if the requirements and benefits haven't been announced yet?
2 days ago
Like
Reply
Munly *******
@A**
 no it's all tax residents. Thai or foriegner
2 days ago
Like
Reply
Ian **********
@A**
 why are you concerned about foreign income tax for non-Expats if you have a LTR-Visa - Wealthy Pensioner (assuming this is your category). This visa brings tax exemption from the recent foreign income tax changes (Jan 1st 2024) does it not?
2 days ago
Like
Reply
Alf **
@Ian *********
 not entirely. As an LTRV holder you will still pay taxes on money if you bring it in the year it was earned. I was in Ireland when the rule came in and only know about TIN numbers when I helped a friend open a company. Which of course needed a TIN number. Not having heard the term before I asked my lawyer. They told me I needed one too. So I had to pay a massive amount of tax in 2024. And as I need to live I also be bringing in (although not as much) in 2025 which will be taxed in 2026. So having an LTRV does not exempt you from taxes if you remit the funds in the same year that they are earned.
2 days ago
Like
Reply
Reply to
Alf **
Reply
Nick **********
@A**
 At this moment it is only a draft for an ammendment in the law. Nothing is sure yet. But most importantly : that it would only apply for Thai nationals and not to foreign tax residents is just an assumption. That's how communication and 'news' works : by the time you make an interpretation of something what a news outlet wrote based on what someone expressed it, a lot gets twisted. I'm extremely confident that any amendment in tax law will apply to tax-residents in general, not limited to "Thai only". Even on official websites they use wrong English wording or wrong terminology.
2 days ago
Like
Reply
Alf **
@Nick *********
 TIT
2 days ago
Like
Reply
Reply to
Alf **
Reply
Simon ********
@Ph**
 3 million is about 80,00 euros
2 days ago
Like
Reply
Reply to
Simon ********
Reply
Jeremy ********
That 99 year lease will be a game changer
3 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Jeremy *******
 exactly! That’s what I’m hoping for! Even 60 year would better then 30! Fingers crossed 🤞🏽
2 days ago
Like
Reply
Benjamin *********
@Mel ********
 agree I will be more than happy with a 60 years lease for a villa
2 days ago
Like
Reply
Reply to
Benjamin *********
Reply
Alf **
Unlikely
3 days ago
Like
Reply
Phil ******
@Alf *
 no it’s true
3 days ago
Like
Reply
Alf **
Believe me I have a dozen lawyers and tax experts working for me
2 days ago
Like
Reply
Alf **
Just see Brandon's reply he's more an expert than my damned lawyers TIT
2 days ago
Like
Reply
Reply to
Alf **
Reply
Alf **
@Phil *****
 there are no present plans to allow 99 year leases that's speculation
2 days ago
Like
Reply
Alf **
@Phil *****
 see my answer above and I would not believe everything you read or Google.
2 days ago
Like
Reply
Reply to
Alf **
Reply
David ******
You'll have to check e visa
3 days ago
Like
Reply
Stuart *********
Media speculation at this point. It may happen. Possibly won’t.
3 days ago
Like
Reply
Mel *********
ORIGINAL POSTER
@Stuart ********
 ok that’s what I thought, I was hoping it was actually in the works! lol 🤣
3 days ago
Like
Reply
Reply to
Mel *********
Reply
Thai Visa Advice and Everything Else
... members · 60% approval rate
The Thai Visa Advice And Everything Else group allows for a broad range of discussions on life in Thailand, beyond just visa inquiries.
Join the Group
Thai Visa Advice and Everything Else
View the Conversation
Thai Visa Advice and Everything Else
What are the current challenges and perspectives on the extension and taxation of tourist visas in Thailand?
18 comments
4 months ago
What is the likelihood of the Thai visa being removed and how many extensions can you get in 5 years?
32 comments
5 months ago
What are the implications of the new Destination Thailand Visa (DTV) for frequent travelers in 2025?
8 comments
8 months ago
What are the concerns about the new DTV visa changes in Thailand?
3 comments
8 months ago
What should expats believe regarding the upcoming visa changes in Thailand after July 27, 2024?
11 comments
a year ago
When will the new visa policies for Thailand be announced?
47 comments
a year ago
Is there any update on the possibility of Europeans receiving 90-day visas like Indian citizens in Thailand?
38 comments
a year ago
Will the 90-day visa exemption policy be extended to Australian, US, and UK citizens?
26 comments
a year ago
Will Thailand Extend the Visa Exempt from 30 Days to 90 Days?
60 comments
2 years ago
Is it true that there are new limitations on visa exemptions for entering Thailand?
16 comments
2 years ago
What are the implications of the recent changes to visa policies in Thailand for expats?
12 comments
2 years ago
Will the 45-day visa stay in Thailand be extended?
42 comments
2 years ago
Should I accept a free 20-year Elite Visa or keep my current visa in Thailand?
44 comments
3 years ago
Will the proposal to allow foreigners to buy land in Thailand be canceled due to concerns over the LTR visa?
24 comments
3 years ago
Can I lease land in Thailand on a tourist visa?
7 comments
3 years ago
Is the new visa policy in Thailand confirmed 100% and published in the royal gazette?
13 comments
3 years ago
Is there any update on the proposal to extend the 30-day visa exemption to 45 days in Thailand?
5 comments
3 years ago
What are the current details regarding the rumored 50k a year visa in Thailand?
32 comments
3 years ago
What is the latest on the proposed visa for digital nomads in Thailand?
21 comments
3 years ago
What are the requirements for the new 10-year visa program in Thailand?
11 comments
3 years ago
What is the proposed special visa for long-staying travelers in Thailand and how might it impact current expats?
40 comments
5 years ago
What new visa proposal is being discussed for tourists impacted by Covid-19 in Thailand?
28 comments
5 years ago
Does this message about visa extensions in Thailand look legit?
5 comments
5 years ago
What are the requirements for the 10-year retirement visa in Thailand?
6 comments
6 years ago
Is it true that the Thai government will offer a ten-year visa, and what are the requirements to obtain it?
27 comments
7 years ago
What is the best cannabis dispensary in Bangkok?
7 comments
a month ago
Where can I find the best cannabis dispensary in Chon Buri?
9 comments
a month ago
What are the best dispensaries in Phuket?
21 comments
a month ago
What is the best cannabis dispensary in Surat Thani?
16 comments
a month ago
Where can I find the best weed in Chiang Mai?
8 comments
a month ago
Data protection policyTerms and conditionsDisclaimerPrivacy policyRefund policy
The asq:thailand community, consisting of multiple Q/A groups with over 100,000 members, powers this platform. It is not an official government resource. Our members actively contribute to this resource, and while we strive for accuracy, we cannot guarantee its complete reliability. Assistance to travelers is provided as a community service.