Hua Hin buyer answer · Reviewed 26 August 2026
A registered immovable-property lease is commonly limited to a maximum 30-year term. Any renewal promise is a separate legal obligation and should not be described to a buyer as automatic permanent ownership.
The end date is a real legal event
A standard registered lease of immovable property is commonly limited to a maximum term of 30 years. Any promised renewal should be reviewed as a separate legal obligation rather than treated as automatic ownership.
Ask what is registered, what happens to the building, whether assignment/subletting is allowed, and what any renewal clause legally obliges the parties to do.
Questions your lawyer should answer in one page
- What exact right will be registered?
- Whose name appears on which document?
- How long does the right last?
- Can it be sold/assigned/inherited?
- What happens if the relationship/company/lease ends?
Do not choose a structure to match a sales slogan
Choose the villa first, then let an independent adviser explain the lawful structures available for that exact land/building and buyer. The commercial attraction of the property should not decide the legal answer.
Keep the legal and tax reviews separate
A structure can be legally possible yet create tax, accounting or estate-planning consequences. Use the appropriate Thai lawyer/accountant and, where relevant, advice in your home country rather than expecting one sales document to answer everything.
How this connects to a current Sivana purchase
Sivana Hills is the current Sivana development with new plots available in Khao Tao, Hua Hin. The current collection is fully furnished three-bedroom private pool villas in four layouts: Type A, Type B, Type C and Type D. Use the question on this page against the exact Sivana plot, villa type, specification and contract rather than assuming the answer is identical for every development or resale.
Related guides and next steps
Frequently asked questions
What happens when a Thai property lease expires or is renewed?
A registered immovable-property lease is commonly limited to a maximum 30-year term. Any renewal promise is a separate legal obligation and should not be described to a buyer as automatic permanent ownership.
Should I confirm this again for the exact property?
Yes. Prices, property condition, documents, services and availability can change, so material facts should be checked for the exact villa or transaction.
Should a foreign buyer use independent legal advice?
Yes whenever the question involves land, building ownership, lease terms, company/spouse structures, transfer or the purchase contract.
Can I compare this directly with Sivana Hills?
Yes. Request the current plot, villa type, floor plan, price and inclusion schedule, then apply the checks on this page to that exact property.