Nießbrauchpacht- und Sap-Ing-Sith-Vereinbarungen in Thailand.

Nießbrauch-, Pacht- und Sap-Ing-Sith-Vereinbarungen in Thailand.

Usufruct Lease and Sap Ing Sith Agreements in Thailand

The Key Aspects and Legal Considerations of Usufruct Lease and Sap Ing Sith Agreements in Thailand.


Thailand offers various property rights and interests, each with its own set of legal considerations. This short article will explore the key aspects of these property rights: Usufruct Lease and Sap Ing Sith Agreements in Thailand

Nießbrauchpacht- und Sap-Ing-Sith-Vereinbarungen in Thailand.

Legal Sections

  • Usufruct: Sections 1417-1428 of the Thai Civil and Commercial Code (CCCT)
  • Lease agreements: Sections 505-564 of the CCCT
  • Sap Ing Sith: Sections 1383-1387 of the CCCT

Usufruct Agreements in Thailand

Usufruct agreements in Thailand is a real right that grants the holder (usufructuary) the right to enjoy and utilise another person’s property (naked owner). The usufructuary has the legal ability to use, keep the profits from, and manage the property for a specified period, without transferring ownership rights. Usufruct can be for a lifetime and granted for free or an agreed fee.

Key Aspects

  • Duration: Usufruct can be established for a fixed period or for the lifetime of the holder.
  • Transferability: Usufruct is not transferable, but the usufructuary can sublease the property.
  • Rights and limitations: The usufructuary has the right to possess, utilize, and enjoy the property as any ordinary owner would, provided it does not harm the property’s substance. However, there are certain restrictions, such as the inability to alter the property’s fundamental structure without the naked owner’s consent.


Legal Considerations

Usufruct grants the holder both a degree of control and where there is one to be made an economic benefit from the property. The holder does not assume all the potential responsibilities and liabilities that derive from full ownership. It also ensures that the naked owner retains and possesses control over their property, thus providing both benefits to both parties.

Lease Agreements in Thailand

A lease agreement in Thailand grants the lessee the right to possess and use the property for a limited period in exchange for rent. Unlike usufruct, lease agreements do not provide the lessee with the same level of usage and profit rights as a usufructuary holder. Lease agreements in Thailand can be left in a Last Will to an heir.

Key Aspects

  • Duration: Lease agreements are typically for a fixed period but can be renewed. Any lease agreement in Thailand over 3 years must be registered at the Land Office.
  • Transferability: Lease agreements are generally transferable, but the lessor’s consent may be required.
  • Rights and limitations: The lessee has the right to possess and use the property for the agreed-upon purpose but must comply with the terms of the lease agreement.


Legal Considerations

Lease agreements are a common and flexible way to obtain access to property for a limited period. However, it is important to carefully review the terms of the lease agreement before signing to ensure that they are fair and meet your needs. It is advised as with all property agreement that the advice of a Lawyer is obtained.

Sap Ing Sith Agreements in Thailand

Sap Ing Sith agreements in Thailand is a new form of property right in Thailand from 2019 that allows a person to possess and occupy real property owned by another person for a limited period of up to 30 years.

It is a right to use an immovable property that can be established on land or buildings on land or condominiums with a valid Chanote. It is a two-step process and the land office fees associated with the registration are baht 20,000.

Difference from a Lease.

It is different from a normal lease in a number of ways for example, it can be left to an heir, transferred to a third party without the need for consent, used as security for a loan or mortgage. The holder can make alterations to the property without the need for consent as long as the alterations do not devalue the property.

Key Aspects

  • Duration: Sap ing sith is for a maximum period of 30 years but can be renewed.
  • Transferability: Sap ing sith is transferable, but the owner’s consent may be required.
  • Rights and limitations: The holder of a sap ing sith right has the right to possess and use the property for any purpose but must not harm the property’s substance.


Legal Considerations

Sap ing sith is a relatively new form of property right, and its legal implications are still being explored. However, it offers a potential solution for people who need to access property for a limited period but either cannot afford to purchase it outright or due to restrictions cannot legally do so.


The choice between usufruct lease and sap ing sith agreements in Thailand depends on your individual circumstances and goals. It is important to carefully consider the legal implications of each option and seek professional advice from an English speaking law firm before making a decision.

If you are thinking of investing or have invested in property in Thailand it is important to protect those assets. Contact Isaan Lawyers for assistance and advice. We are an English speaking law firm with English speaking Lawyers and have been representing the interests of Expats and Overseas Nationals as a firm since 2006.

In Pattaya, you may wish to consult with our partner firm

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