Guides
Superficies (sap sitthi): owning the building separately from the land
A superficies, called sap sitthi in Thai, is a registered right to own a building, structure or plantation on or under land that belongs to someone else. It lets a foreign buyer own the house or villa itself while the land stays in the name of a Thai owner.
A superficies can be used together with a lease of the land, so that the lease covers the land and the superficies covers ownership of the building.
How long it lasts
A superficies can be created for a fixed period or for the lifetime of the landowner or of the person who holds it. A superficies for a fixed period cannot be for more than 30 years, though it can be renewed.
Registration and transfer
Like other rights over land, a superficies is complete only when it is made in writing and registered at the Land Office. Unless the registered terms say otherwise, it can be transferred and passes to your heirs.
Frequently asked questions
What is a superficies?
A superficies, or sap sitthi, is a registered right to own a building, structure or plantation on or under land that belongs to someone else.
How long does a superficies last?
It can be for a fixed period of up to 30 years, or for the lifetime of the landowner or of the person who holds it.
Does a superficies need to be registered?
Yes. A superficies is complete only when it is made in writing and registered at the Land Office.
Can a superficies be sold or inherited?
Yes, unless the registered terms say otherwise.
This guide is general information, not legal advice. Take independent legal advice before you buy.