01 · The legal solution
Registered rights, in your own name
One Thai-owned company owns the land.
One right, in your name, on the same deed.
Registered at the Land Office in about 30 days.
150+ owners · 30-day registration · no obligation
In one sentence
What is Sap-Ing-Sith?
Sap-Ing-Sith is a statutory property right under the Sap-Ing-Sith Act B.E. 2562 (2019), registered on the title deed at the Land Office in the holder’s own name for a term of up to 30 years.
Key facts
- United Grace Co., Ltd., a 100% Thai-owned company, holds the land; your right is registered on the same deed.
- Transferable, inheritable and mortgageable by law, and it survives a sale of the land.
- It is not ownership of the land, and there is no renewal mechanism; a negotiation can be opened towards the end of the term.
- Registered within about 30 days.
Under the Thai Land Code a foreign individual cannot hold freehold title to land.
The real question is never "do I own it".
It is "what exactly do I hold, and how strong is it".
What you hold with us is a Sap-Ing-Sith right: a registrable real right created by the Property-Based Right Act B.E. 2562 (2019), inscribed directly on the Chanote at the Land Office, next to the freehold owner's name.
It attaches to the land, not to the person who granted it.
What it gives you
Up to 30 years.
Live in it or rent it out.
Sell or assign it without the landowner's consent.
Pass it to your heirs by statute.
Pledge it as security: mortgageable as a matter of law, with the honest caveat here.
And it survives a change of landowner: a new owner takes the land with your right on it.
What it does not
You do not own the land.
There is no renewal mechanism.
A negotiation can be opened towards the end of the term.
All buildings revert to the landowner at the end of the term.
United Grace owns its land outright.
Not in trust, and not on anyone's behalf. United Grace Co., Ltd. is 100% Thai-owned and is the legal and beneficial owner of its land.
You hold a separate statutory right in your own name.
No nominees and no side agreements.
How it is registered · about 30 days
Two ways in, one identical right
You already own it
A clean asset purchase.
We buy the property from your existing structure, take title, and register your right on the same deed.
Your old company is left behind.
This is most of our work.
See the 2026 crackdown.
You are buying now
The property is bought in United Grace's name and your right is registered at the purchase itself.
On Tracks A and B you fund the purchase; on Track C we do.
Only properties that fit the portfolio, and we say so plainly when one does not.
Stage 1 · Commitment
Title checked, terms agreed, track chosen.
You see the full number, including government fees, before anything moves.
Stage 2 · Acquisition
Due diligence and transfer of title to United Grace.
Stage 3 · Registration
Your right inscribed on the Chanote, in your own name.
You receive the registered evidence.
About 30 days from signing in the normal case.
Land Offices have processed relatively few of these since 2019 and some are unfamiliar with the entry.
Completed registrations are published on the public register, including the ones that ran long.
See what the document looks like on the certificate page.
Pricing
Three ways to pay.
One identical right.
- At signing
- The purchase price
- Annual payment
- 3% of the purchase price
- At signing
- The purchase price + a service fee of 20%
Minimum service fee: ฿700,000 - Annual payment
- Nothing
- At signing
- Nothing: we fund the purchase
- Annual payment
- 6% of the purchase price
The track can be changed later.
On Tracks A and B, the client pays the taxes and government fees for both stages: the property sale to United Grace and the grant or transfer of the right.
On Track C, United Grace funds the purchase and pays these taxes and fees for both stages.
Your own counsel is separate.
Calculator →
Not a lease
A contract binds a landlord.
A right sits on the deed.
| Feature | Standard 30-yr lease | Sap-Ing-Sith |
|---|---|---|
| Legal nature | Personal contract | Registered property right |
| Transferable | Needs landlord consent | Freely transferable |
| Inheritable | Usually contested | Inheritable by statute |
| Collateral | Not mortgageable | Mortgageable in law |
| If the owner changes | At risk | Survives: it is on the title |
The long version, including the three clauses in your lease that decide whether you hold an asset, is on the comparison page.
After 30 years
The right expires.
Here is what you do before then.
There is no renewal mechanism in the Act, and we will not pretend otherwise.
The value of the right declines as the remaining term shortens.
That is arithmetic.
What you can do at any point is sell the remaining term, without asking a landlord for permission, inside a network where the buyer is already a member and the due diligence is a same-day download.
Have it checked against your own property
Send the deed and your current structure.
A straight answer and pricing within 24 hours, whether or not you become a customer.
Hebrew: המדריך המלא בעברית.
Not legal advice: have the documents reviewed by your own Thai counsel before signing.
Questions owners ask.
What does it cost?
Track A, the preferred one: you fund the purchase, then 3% of the purchase price a year.
Track B: you fund the purchase and pay 20% once at signing, minimum 700,000 baht.
Track C: nothing at signing because we fund the purchase, then 6% a year.
On Tracks A and B, the client pays the taxes and government fees for both stages: the property sale to United Grace and the grant or transfer of the right.
On Track C, United Grace funds the purchase and pays these taxes and fees for both stages.
What happens after 30 years?
The Act contains no renewal mechanism, so continuing requires a fresh grant and a fresh registration.
Before then you can sell the remaining term at any point.
What exactly is Sap-Ing-Sith?
It attaches to the land rather than to the person who granted it.
Whose name is on the title deed?
Your right is registered on that same deed, in your own name.
You hold a statutory real right, not ownership of the land.
Can a foreigner hold it?
The right is open to any natural or legal person, Thai or foreign.
No nationality restriction and no local partner required.
What happens to the building at the end?
Settle that in writing at registration, not later.
Is United Grace holding the land on my behalf?
United Grace Co., Ltd. is the legal and beneficial owner of its land.
Not in trust and not as a nominee.
That distinction is what makes this different from a 51/49 company.