Sap-Ing-Sith

Q: What is Sap-Ing-Sith (ทรัพย์อิงสิทธิ)?

Sap-Ing-Sith (ทรัพย์อิงสิทธิ) is a registrable real right over Thai immovable property, used to grant a long-term right of use/benefit that may be transferable and may pass by inheritance (depending on the registered terms). It generally requires Land Office registration and is commonly subject to a term cap (often up to 30 years). “Renewal” is not automatic and usually requires a fresh grant/registration; any renewal promise are contractual only.

Q: Does a Sap-Ing-Sith establishment agreement need Land Office registration?

Yes. A Sap-Ing-Sith is generally created and becomes effective against third parties only upon registration at the competent local Land Office where the property is registered. In practice, the officer will record the right by making a notation/entry on the title (e.g., the Chanote or condominium unit certificate) and may issue the relevant registration record/certificate for the Sap-Ing-Sith. The establishment agreement is typically submitted as supporting documentation for the registration, together with the required forms and evidence, and the parties should expect official fees to be payable at registration. The wording recorded by the Land Office and the official registration documents are often the key reference for third parties.

Glossaries

Term

Definition

Sap-Ing-Sith

Introduced in 2019 (B.E. 2562), Sap-Ing-Sith is a registrable real right, granted by agreement with the owner, to use chanote-titled land/condo for up to 30 years; foreigners may hold it.

Sap-Ing-Sith (สิทธิการใช้ทรัพย์สินอิงสิทธิ): Right to Use Immovable Property

The Sap-Ing-Sith Act B.E. 2562 (2019) creates a registrable right (in rem) over chanote-titled immovable property (land, land with buildings, or a condominium unit). The right runs for a fixed term of up to 30 years, is transferable for the remaining term, inheritable, and must be registered at the Land Office to bind third parties.

Key constraints (what marketing often glosses over)

30 years is an absolute cap. The Act does not provide for pre-agreed or automatic renewals. Any “30+30” language is a future promise, not a statutory right. Continuing beyond 30 years requires a new Sap-Ing-Sith and fresh registration at that time.
Renewal/compensation promises don’t survive expiry. Consistent with Thai Supreme Court jurisprudence on 30-year leases, clauses promising renewal or compensation after the term are treated as personal undertakings, not rights in rem. Once the 30-year period ends, specific performance (forcing a new registration) is generally unavailable, even against the original grantor. At best, an unregistered promise risks being a mere contractual claim, not something that binds successors.
If it must bind, it must be on title. Only matters noted on the land title (or created as separate registrable rights) reliably bind buyers, creditors, and heirs. Side letters or MOUs rarely survive a transfer.
Buildings & improvements at term end. By default, structures revert to the landowner. To keep building rights separate, the parties should expressly agree and register an appropriate right (e.g., superficies), otherwise the arrangement is easily lost or unenforceable against third parties.

Structural caveat

Sap-Ing-Sith is styled as a real right, yet it sits in a separate statute rather than within the Civil and Commercial Code’s catalogue of real rights. In practice, you should treat it conservatively: plan for 30 years certain, and treat any extension as a new negotiation and new registration, not as an enforceable renewal right (it is not).

Practical tip: Before signing, confirm with the Land Office exactly what terms (if any) can be entered on the title. If a term isn’t registrable, assume it won’t bind third parties, and may not be enforceable even against the original grantor after expiry.

Example: Government fees for a 30-year Sap-Ing-Sith right in Thailand (declared value THB 5,000,000), based on Department of Lands (กรมที่ดิน) procedures

Item

Description

Basis

Amount (THB)

Establishment fee

One-time fee to establish Sap-Ing-Sith (ก่อตั้งทรัพย์อิงสิทธิ)

Fixed (Land Office fee)

20,000

Certificate fee

Issuance of Sap-Ing-Sith certificate (หนังสือรับรองทรัพย์อิงสิทธิ)

Fixed (Land Office fee)

10,000

Transfer registration fee

Registration of transfer of Sap-Ing-Sith (ค่าจดทะเบียนโอนทรัพย์อิงสิทธิ)

2% of declared value (example: 5,000,000)

100,000

Application fee

Standard Land Office application fee (ค่าคำขอ)

Per application

200

Stamp duty (receipt)

Stamp duty on receipt for establishment/transfer of a right in immovable property (อากรแสตมป์ใบรับ)
Exempt if subject to VAT or Specific Business Tax (SBT)

THB 1 per THB 200 (0.5%)
5,000,000 ÷ 200 = 25,000

25,000
(or 0 if exempt)

Estimated total

Approximate total payable (excluding VAT/SBT)

155,200
(130,200 if exempt)

Risk note (Sap-Ing-Sith): 30 years is the absolute maximum; pre-agreed/automatic renewals and compensation promises made today do not create a registrable right and are generally not specifically enforceable after expiry, even against the original grantor. Only terms recorded on the land title (or created as separate registrable rights, e.g., superficies) reliably bind buyers, creditors, and heirs. By default, buildings revert to the landowner at term end unless an opposite arrangement is expressly and properly registered. Plan on 30 years certain; treat any extension as a fresh negotiation and re-registration.

Sap-Ing-Sith — Thai–English sample contract (superficies / property right) — Thai–English contract example related to Sap-Ing-Sith.

สัญญาก่อตั้งทรัพย์อิงสิทธิ (Sap-Ing-Sith Establishment Agreement)

Template (Bilingual / แบบสองภาษา — Thai text prevails)
This short template introduction is for establishing a Sap-Ing-Sith (ทรัพย์อิงสิทธิ) over immovable property in Thailand and is intended to support registration at the competent Land Office. Use it as a starting point and adapt it to the specific property and parties.

Keywords: Sap-Ing-Sith, ทรัพย์อิงสิทธิ, establishment agreement, Land Office registration, Thai property right, Chanote, condominium unit.

Date / วันที่	___ / ___ / ______
Place / สถานที่ทำสัญญา	____________________________

1) Parties / คู่สัญญา

(1) Owner / เจ้าของอสังหาริมทรัพย์

Type / ประเภท: ☐ Individual / บุคคลธรรมดา ☐ Juristic person / นิติบุคคล
Reference (no personal data here) / ข้อมูลอ้างอิง (ไม่ต้องใส่ข้อมูลส่วนบุคคลในเทมเพลต): ______________________

(Hereinafter “Owner” / ต่อไปนี้เรียกว่า “เจ้าของ”)

(2) Sap-Ing-Sith Holder / ผู้ทรงทรัพย์อิงสิทธิ

Type / ประเภท: ☐ Individual / บุคคลธรรมดา ☐ Juristic person / นิติบุคคล
Reference (no personal data here) / ข้อมูลอ้างอิง: ______________________

(Hereinafter “Holder” / ต่อไปนี้เรียกว่า “ผู้ทรงสิทธิ”)

Owner and Holder are collectively the “Parties”.
เจ้าของและผู้ทรงสิทธิ เรียกรวมกันว่า “คู่สัญญา”

2) Recitals / คำปรารภ

โดยที่เจ้าของเป็นผู้มีสิทธิในอสังหาริมทรัพย์ตามรายละเอียดในข้อ 3 และประสงค์จะให้มีการก่อตั้ง “ทรัพย์อิงสิทธิ” ให้แก่ผู้ทรงสิทธิ และผู้ทรงสิทธิประสงค์จะรับทรัพย์อิงสิทธิดังกล่าว โดยคู่สัญญาตกลงกันตามเงื่อนไขในสัญญานี้

The Owner holds rights in the immovable property described in Clause 3 and wishes to establish a “Sap-Ing-Sith” in favor of the Holder. The Holder wishes to accept such Sap-Ing-Sith. The Parties agree as follows.

3) Immovable Property / อสังหาริมทรัพย์

3.1 Property type / ประเภททรัพย์

☐ Land (Chanote) / ที่ดิน (โฉนด)
☐ Land + building / ที่ดินพร้อมสิ่งปลูกสร้าง
☐ Condominium unit / ห้องชุด

3.2 Identification / รายละเอียดระบุตัวทรัพย์

Title deed / Condo certificate no. / เลขที่โฉนดหรือหนังสือกรรมสิทธิ์ห้องชุด: ______________________
Location / ที่ตั้ง (จังหวัด/อำเภอ/ตำบล): ______________________
Area / พื้นที่ (if land): __________ ไร่ ______ งาน ______ ตร.ว.
Unit size / ขนาดห้องชุด (if condo): __________ ตร.ม.
Other reference / รายละเอียดเพิ่มเติม: ______________________

4) Establishment and Registration / การก่อตั้งและการจดทะเบียน

4.1 Agreement to establish / ตกลงก่อตั้ง

เจ้าของตกลงก่อตั้งทรัพย์อิงสิทธิในอสังหาริมทรัพย์ตามข้อ 3 ให้แก่ผู้ทรงสิทธิ และผู้ทรงสิทธิตกลงรับทรัพย์อิงสิทธิดังกล่าว

The Owner agrees to establish a Sap-Ing-Sith over the immovable property in Clause 3 in favor of the Holder, and the Holder agrees to accept it.

4.2 Registration required / ต้องจดทะเบียน

คู่สัญญารับทราบว่า การเกิดขึ้นและความมีผลของทรัพย์อิงสิทธิให้เป็นไปตามกฎหมายและต้องจดทะเบียนต่อพนักงานเจ้าหน้าที่ ณ สำนักงานที่ดินที่มีอำนาจ

The Parties acknowledge that the creation and effectiveness of the Sap-Ing-Sith is governed by Thai law and requires registration with the competent Land Office.

4.3 Supporting document / เอกสารประกอบ

สัญญานี้จัดทำขึ้นเพื่อเป็นสัญญาระหว่างคู่สัญญา และเพื่อใช้เป็นเอกสารประกอบการยื่นคำขอจดทะเบียน โดยคู่สัญญารับทราบว่า ข้อความที่พนักงานเจ้าหน้าที่บันทึกในการจดทะเบียนและเอกสารทางราชการที่เกี่ยวข้องเป็นส่วนสำคัญต่อบุคคลภายนอก

This Agreement is made as a private contract between the Parties and as supporting documentation for registration. The Parties acknowledge that the registration record and official documents issued/recorded by the competent officer are material in relation to third parties.

FAQ

What is Sap-Ing-Sith (ทรัพย์อิงสิทธิ)?

Sap-Ing-Sith (ทรัพย์อิงสิทธิ) is a registrable real right over Thai immovable property, used to grant a long-term right of use/benefit that may be transferable and may pass by inheritance (depending on the registered terms).

It generally requires Land Office registration and is commonly subject to a term cap (often up to 30 years). “Renewal” is not automatic and usually requires a fresh grant/registration; any renewal promise are contractual only.

Does a Sap-Ing-Sith establishment agreement need Land Office registration?

Yes. A Sap-Ing-Sith is generally created and becomes effective against third parties only upon registration at the competent local Land Office where the property is registered. In practice, the officer will record the right by making a notation/entry on the title (e.g., the Chanote or condominium unit certificate) and may issue the relevant registration record/certificate for the Sap-Ing-Sith.

The establishment agreement is typically submitted as supporting documentation for the registration, together with the required forms and evidence, and the parties should expect official fees to be payable at registration. The wording recorded by the Land Office and the official registration documents are often the key reference for third parties.

Download the Sap-Ing-Sith Establishment Agreement (Template)

For a complete, professionally structured Sap-Ing-Sith (ทรัพย์อิงสิทธิ) Establishment Agreement, including bilingual clauses, registration-ready formatting, and practical drafting notes, you can download the full template here:

Download Sap-Ing-Sith Agreement (Paid Template)

Suitable for use as a private agreement and as supporting documentation for Land Office registration. Thai text prevails.

Synonyms: Sap Ing Sith