{"id":302,"date":"2023-06-05T12:26:31","date_gmt":"2023-06-05T05:26:31","guid":{"rendered":"https:\/\/www.thailawonline.com\/sap-ing-sith-in-thailand\/"},"modified":"2026-09-17T16:04:00","modified_gmt":"2026-09-17T09:04:00","slug":"sap-ing-sith-in-thailand","status":"publish","type":"page","link":"https:\/\/www.thailawonline.com\/fr\/sap-ing-sith-in-thailand\/","title":{"rendered":"Comprendre le Sap-Ing-Sith en Tha\u00eflande"},"content":{"rendered":"<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/sap-ing-sith-thailand\/\">Sap-Ing-Sith<\/a>, introduced through Thailand\u2019s 2019 legislation, represents a genuinely new property right. It was designed to bridge the gap between traditional ownership structures and modern investment needs. It offers foreigners enhanced property utilization rights while addressing the longstanding restrictions on foreign land ownership in Thailand. The potential of the Sap-Ing-Sith in Thailand is gaining attention. Many investors are starting to embrace this property right. Investors are increasingly looking at the Sap-Ing-Sith in Thailand as a viable alternative to traditional property ownership.<\/p>\n\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-large is-resized\" id=\"Sap-Ing-Sith\"><img alt=\"Infographie expliquant le Sap-Ing-Sith en Tha\u00eflande.\" class=\"wp-image-30297 tlo-responsive-img\" decoding=\"async\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2025\/12\/Infographic-on-Sap-Ing-Sith-by-ThaiLawOnline-scaled.png\" style=\"width:auto;height:400px\"\/><\/figure>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;article suivant est co\u00e9crit par <a href=\"https:\/\/www.thailawonline.com\/fr\/our-team\/\">M. S\u00e9bastien H. Brousseau (LL.B., B.Sc.)<\/a> ET <a href=\"https:\/\/www.thailawonline.com\/fr\/team\/wichuda-atthamethakon\/\">Khun Wichuda Atthamethakon (LL.M.)<\/a>. ThaiLawOnline est l&#039;un des rares cabinets d&#039;avocats \u00e0 avoir enregistr\u00e9 plus de quinze Sap-Ing-Sith en Tha\u00eflande.<\/p>\n\n\n\n<div class=\"wp-block-rank-math-toc-block\" id=\"rank-math-toc\"><h2>Table des mati\u00e8res<\/h2><nav><ul><li class=\"\"><a href=\"#what-is-sap-ing-sith-and-how-does-it-affect-property-rights-in-thailand\">Qu&#039;est-ce que le Sap-Ing-Sith en Tha\u00eflande ?<\/a><\/li><li class=\"\"><a href=\"#historical-context\">Contexte historique<\/a><\/li><li class=\"\"><a href=\"#advantages-of-sap-ing-sith-for-foreigners\">Avantages du Sap-Ing-Sith pour les \u00e9trangers<\/a><\/li><li class=\"\"><a href=\"#practical-considerations-for-expatriates\">Consid\u00e9rations pratiques pour les expatri\u00e9s<\/a><\/li><li class=\"\"><a href=\"#limitations-and-considerations\">Limites et consid\u00e9rations<\/a><\/li><li class=\"\"><a href=\"#real-case-studies-from-thai-law-online\">\u00c9tudes de cas r\u00e9els de Sap-Ing-Sith en Tha\u00eflande r\u00e9alis\u00e9es par ThaiLawOnline<\/a><\/li><li class=\"\"><a href=\"#is-that-a-personal-or-a-real-right\">Le Sap-Ing-Sith en Tha\u00eflande est-il un droit personnel ou un droit r\u00e9el ?<\/a><\/li><li class=\"\"><a href=\"#historical-context-in-thailand-3\">Contexte historique en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#legal-framework-surrounding-sap-ing-sith-5\">Cadre juridique entourant le Sap-Ing-Sith<\/a><\/li><li class=\"\"><a href=\"#rights-and-obligation-of-sap-ing-sith\">Droits et obligations des d\u00e9tenteurs de Sap-Ing-Sith<\/a><\/li><li class=\"\"><a href=\"#how-does-sap-ing-sith-compare-to-usufruct-and-leasehold-agreements\">En quoi le Sap-Ing-Sith en Tha\u00eflande se compare-t-il aux contrats d&#039;usufruit et de bail ?<\/a><\/li><li class=\"\"><a href=\"#statutory-registration-fees-and-transactional-costs\">Frais d&#039;inscription obligatoires et frais de transaction<\/a><\/li><li class=\"\"><a href=\"#renewal-clause-of-sap-ing-sith\">Clause de renouvellement du Sap-Ing-Sith en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#alternative-property-rights-in-thailand-13\">Droits de propri\u00e9t\u00e9 alternatifs en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#comparative-analysis-sap-ing-sith-vs-lease-vs-usufruct-16\">Analyse comparative : Sap-Ing-Sith vs. Bail vs. Usufruit<\/a><\/li><li class=\"\"><a href=\"#future-of-sap-ing-sith-in-thailand-17\">L&#039;avenir du Sap-Ing-Sith en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#recent-developments-and-reforms\">\u00c9volutions et r\u00e9formes r\u00e9centes<\/a><\/li><li class=\"\"><a href=\"#faqs-abour-sap-ing-sith-in-thailand\">FAQ sur Sap-Ing-Sith en Tha\u00eflande<\/a><\/li><li class=\"\"><a href=\"#testimonials-about-sap-ing-sith\">T\u00e9moignages sur Sap-Ing-Sith<\/a><\/li><li class=\"\"><a href=\"#2025-legal-updates\">Mises \u00e0 jour juridiques 2026<\/a><\/li><li class=\"\"><a href=\"#links\">Liens :<\/a><\/li><\/ul><\/nav><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"what-is-sap-ing-sith-and-how-does-it-affect-property-rights-in-thailand\">Qu&#039;est-ce que le Sap-Ing-Sith en Tha\u00eflande ?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">At its core, Sap-Ing-Sith is a new property right that some will call a \u201ctransferrable right\u201d. It gives the holder the right to \u201cuse\u201d or \u201cown\u201d land in Thailand. Section 4 of the law talks about \u201cuse.\u201d A completely new title deed is created with a blue garuda. The holder of sap-ing-sith rights acts like the owner of the property. This right applies to land with a valid <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/chanote\/\">Chanote<\/a>. It also applies to buildings on land with this title deed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Additionally, condominium units as defined in the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/condominium-act\/\">Loi sur les condominiums<\/a> can also fall under this property right. The Sap-Ing-Sith can be registered for up to 30 years. The Act sets no renewal mechanism, so continuing beyond that term needs a fresh agreement with the owner and a fresh registration. See the renewal section below. It is important to have the agreement in writing, and every juristic act concerning a Sap-Ing-Sith must be in writing and registered with the competent official (Section 12). Two limits catch people out. <strong>Under Section 4 a Sap-Ing-Sith cannot be created over only part of the land or unit in a title deed<\/strong>: it covers the whole title or nothing. And <strong>where the property is already mortgaged, used as business collateral, or carries any other registered right, the right can only be created with the written consent of the mortgagee, the security holder or the holder of that right.<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"historical-context\">Contexte historique<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">de la Tha\u00eflande <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/land-code\/\">Code foncier<\/a> generally prohibits foreigners from owning land. The Thai National Legislative Assembly passed the Sap-Ing-Sith Act on February 8, 2019. This law aims to update the property market. It also seeks to attract foreign investment. The Act was published in the Royal Gazette on <strong>30 April 2019<\/strong> (volume 136, part 56 Kor, page 97). 26 April 2019 is the date of royal assent, not publication, and the difference matters: <strong>Section 2 brings the Act into force only when 180 days from publication have elapsed<\/strong>, so it took effect at the end of October 2019. It has become an important option for foreign investors. This law offers a simpler choice than traditional <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/leasehold\/\">bail<\/a> agreements and other complex legal structures.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"advantages-of-sap-ing-sith-for-foreigners\">Avantages du Sap-Ing-Sith pour les \u00e9trangers<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Meilleur contr\u00f4le\u00a0: Vous pouvez utiliser ces droits comme garantie. Vous pouvez modifier librement la propri\u00e9t\u00e9. Vous pouvez \u00e9galement transf\u00e9rer ou h\u00e9riter facilement de ces droits.<\/li>\n\n<li><strong>S\u00e9curit\u00e9 financi\u00e8re :<\/strong> Il offre une protection juridique sup\u00e9rieure aux contrats de location classiques, ce qui le rend adapt\u00e9 aux op\u00e9rations commerciales ou \u00e0 un usage commercial.<\/li>\n\n<li>Avantages pratiques : vous pouvez obtenir un terme allant jusqu&#039;\u00e0 30 ans. Sa poursuite au-del\u00e0 d\u00e9pend d&#039;une nouvelle convention avec le propri\u00e9taire, et non d&#039;un renouvellement automatique. Vous recevrez des documents officiels clairs, notamment le certificat bleu Garuda. Ce certificat est juridiquement contraignant pour les nouveaux propri\u00e9taires.<\/li>\n\n<li><strong>The right survives a sale:<\/strong> the owner may sell or transfer ownership of the land at any time and does not need your consent, but the registered Sap-Ing-Sith stays on the title deed and binds the new owner (Sap-Ing-Sith Act section 9 paragraph 2). What the owner cannot do is create any other real right over the property, such as a usufruct, <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/servitude\/\">servitude<\/a> ou <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/superficies-right\/\">superficie<\/a>, without your written consent (section 9 paragraph 1). The owner also cannot cancel the right early where that would prejudice a third party who acquired for value, in <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/good-faith\/\">bonne foi<\/a>, and registered in good faith (section 14).<\/li>\n\n<li>Sap-Ing-Sith are transmissible to heirs. However, the court must appoint an <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/estate\/\">domaine<\/a> administrator. This step is necessary before the right can be transferred to an heir at the <a href=\"https:\/\/www.thailawonline.com\/fr\/glossary\/land-office\/\">Bureau foncier<\/a>.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"practical-considerations-for-expatriates\">Consid\u00e9rations pratiques pour les expatri\u00e9s<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For expatriates in Thailand, Sap Ing Sith offers a more flexible and legally robust alternative to traditional leasehold arrangements. It allows greater control over property modifications, easier transferability, and the ability to use the property as financial security. However, buyers should know that this is a registered right of use capped at 30 years. It is not a usufruct and it is not permanent ownership. They should plan for the end of the term.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"limitations-and-considerations\">Limites et consid\u00e9rations<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Restrictions l\u00e9gales :<\/strong> Pas de propri\u00e9t\u00e9 effective du terrain lui-m\u00eame, dur\u00e9e limit\u00e9e sans renouvellement automatique garanti et enregistrement obligatoire pour la validit\u00e9.<\/li>\n\n<li><strong>D\u00e9fis pratiques :<\/strong> Des co\u00fbts associ\u00e9s plus \u00e9lev\u00e9s, une complexit\u00e9 n\u00e9cessitant une assistance juridique professionnelle et la d\u00e9pendance \u00e0 l&#039;\u00e9gard de la coop\u00e9ration du propri\u00e9taire foncier tha\u00eflandais initial.<\/li>\n\n<li>Pr\u00e9occupations du march\u00e9\u00a0: Certains services fonciers ne sont pas encore bien inform\u00e9s de cette mesure, car elle a \u00e9t\u00e9 introduite en 2019. Cela entra\u00eene une diminution du nombre d\u2019exemples et d\u2019\u00e9ventuelles incertitudes juridiques.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"real-case-studies-from-thai-law-online\"><strong>\u00c9tudes de cas r\u00e9els de Sap-Ing-Sith en Tha\u00eflande r\u00e9alis\u00e9es par ThaiLawOnline<\/strong><\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"case-study-1-villa-investment-in-koh-phangan-2024\"><strong>\u00c9tude de cas 1 : Investissement dans des villas \u00e0 Koh Phangan (2024)<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Nous avons enregistr\u00e9 avec succ\u00e8s un Sap-Ing-Sith pour un couple \u00e9tranger. Ils investissent environ 10 millions de THB dans une villa \u00e0 Koh Phangan. Initialement, le service foncier local ne ma\u00eetrisait pas cette proc\u00e9dure, ce qui a entra\u00een\u00e9 des retards importants. Lors de notre premier d\u00e9placement de deux jours, nous avons rencontr\u00e9 plusieurs difficult\u00e9s. Les fonctionnaires ont indiqu\u00e9 que leurs syst\u00e8mes informatiques ne permettaient pas de d\u00e9livrer le titre de propri\u00e9t\u00e9.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ce n&#039;est qu&#039;apr\u00e8s confirmation aupr\u00e8s des autorit\u00e9s de Bangkok et transmission de leurs instructions que les responsables locaux ont finalement coop\u00e9r\u00e9. Cette situation impr\u00e9vue a retard\u00e9 le projet d&#039;environ deux mois. Un autre probl\u00e8me li\u00e9 \u00e0 la servitude est survenu. Cependant, nous avons finalis\u00e9 l&#039;enregistrement sans frais suppl\u00e9mentaires pour nos clients. Cette exp\u00e9rience nous a permis de tirer de pr\u00e9cieux enseignements et nous a incit\u00e9s \u00e0 adapter nos tarifs pour les cas similaires \u00e0 venir. La premi\u00e8re photo, avec le garuda bleu, illustre ce cas.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"case-study-2-american-lawyers-luxury-villa-in-southern-thailand-2024\"><strong>Case Study 2: American Lawyers\u2019 Luxury Villa in Southern Thailand (2024)<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Our clients, both experienced lawyers from the USA, purchased a luxury villa in Southern Thailand. They chose a Sap-Ing-Sith instead of a standard lease. This option gives better legal protections and allows them to mortgage the rights. The total investment was around 6 million THB, plus 150,000 THB for legal expenses, including government fees. Our clients could have said: \u201cAs lawyers, we saw that the Sap-Ing-Sith offered much better protection than a regular lease. Paying a little extra was definitely worth it for the added security.\u201d<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"case-study-3-empty-land-plot-in-chiang-mai-2025\"><strong>\u00c9tude de cas 3 : Terrain vacant \u00e0 Chiang Mai (2025)<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">We had completed Sap-Ing-Sith registrations 4-5 times before in Chiang Mai. This made us confident in the process. A local lawyer had told us it couldn\u2019t be done, but we were sure we could manage. This time, registration was done quickly in two days and in one trip. This was the local land department\u2019s first time handling a case like this.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It\u2019s important to know that the Hang Dong Land Department in Chiang Mai is very strict. Registering Sap-Ing-Sith there may not be possible. In this case, we got a fully working Sap-Ing-Sith with agreements in place. This could extend the rights for another 30 years, but we can\u2019t guarantee those extensions. The registration picture below, June 2025 is that case.<\/p>\n\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-large is-resized\"><img alt=\"Sap-Ing-Sith en Tha\u00eflande. Copie du titre de propri\u00e9t\u00e9 pour illustrer la proc\u00e9dure.\" class=\"wp-image-30300 tlo-responsive-img\" decoding=\"async\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2025\/12\/IMG_6126.jpeg\" style=\"width:600px\"\/><\/figure>\n<\/div>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\"><strong>Enregistrement des droits Sap-Ing-Sith \u00e0 Chiangmai en novembre\/d\u00e9cembre 2025. <\/strong><\/p>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">La proc\u00e9dure a dur\u00e9 environ 10 jours. Le nom de l&#039;\u00e9tranger figure au verso du titre de propri\u00e9t\u00e9.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"is-that-a-personal-or-a-real-right\">Le Sap-Ing-Sith en Tha\u00eflande est-il un droit personnel ou un droit r\u00e9el ?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The legal classification of Sap-Ing-Sith remains a subject of significant debate among Thai legal scholars. The lawmakers wanted to create a \u201cspecial personal right\u201d that is not like other rights. However, many experts say it has key features of real rights. This is because it involves control over property, affects third parties, has registration needs, and can be transferred.\u00a0This classification controversy has practical implications. If they are seen as personal rights, they may not transfer automatically when property ownership changes. They could have limited protection against future buyers. If they are classified as real rights, they would provide stronger protections for third parties and better commercial value.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Il s&#039;agit peut-\u00eatre d&#039;une question technique pour les juristes. Cependant, elle peut avoir des cons\u00e9quences concr\u00e8tes. Les r\u00e9dacteurs (notamment ceux du Bureau de la politique fiscale) n&#039;ont pas cherch\u00e9 \u00e0 cr\u00e9er un nouveau type de droit r\u00e9el. Ils ont clairement d\u00e9fini le Sap-Ing-Sith comme un droit personnel particulier. Ce choix visait \u00e0 \u00e9viter les probl\u00e8mes juridiques li\u00e9s \u00e0 l&#039;ajout de nouveaux droits r\u00e9els au droit civil tha\u00eflandais. <a href=\"https:\/\/www.thailawonline.com\/fr\/thai-civil-code\/\">Article 1298 du Code civil et commercial<\/a>, Un droit r\u00e9el doit \u00eatre \u00e9tabli par la loi. Puisque le Sap-Ing-Sith n&#039;est pas explicitement d\u00e9clar\u00e9 comme tel dans le Cat\u00e9chisme de l&#039;\u00c9glise catholique, il est par d\u00e9faut consid\u00e9r\u00e9 comme un droit personnel.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Bien que la propri\u00e9t\u00e9 puisse \u00eatre transmise, h\u00e9rit\u00e9e et hypoth\u00e9qu\u00e9e, la loi en limite certains pouvoirs. Les droits d&#039;exclusion sont pr\u00e9vus par la loi et figurent \u00e0 l&#039;article 11 de la loi Sap-Ing-Sith. Ces droits appartiennent au propri\u00e9taire du bien immobilier et non au d\u00e9tenteur, ce qui confirme leur nature de droits personnels. Les droits r\u00e9els sont opposables \u00e0 tous. Cependant, la loi Sap-Ing-Sith ne fonctionne pas toujours de cette mani\u00e8re, notamment lorsque la qualit\u00e9 pour agir se limite \u00e0 la notification au propri\u00e9taire.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dans une th\u00e8se de <a href=\"https:\/\/ethesisarchive.library.tu.ac.th\/thesis\/2021\/TU_2021_6101031216_14045_18257.pdf\" rel=\"noopener\" target=\"_blank\">Natthaphong Wongto a pr\u00e9sent\u00e9 son m\u00e9moire \u00e0 l&#039;universit\u00e9 de Thamasat en 2021.<\/a>. L&#039;auteur soul\u00e8ve des doutes quant \u00e0 la mani\u00e8re dont les effets pratiques brouillent la fronti\u00e8re entre droits personnels et droits r\u00e9els, notamment aux alentours des pages 81 \u00e0 85\u00a0:<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"however-the-author-raises-doubts\"><strong>Sap-Ing-Sith fonctionne davantage comme un v\u00e9ritable droit dans la pratique<\/strong>, parce que:<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Elle conf\u00e8re un contr\u00f4le sur les biens immobiliers similaire \u00e0 celui de la propri\u00e9t\u00e9.<\/li>\n\n<li>Il permet l&#039;h\u00e9ritage, l&#039;hypoth\u00e8que et le transfert.<\/li>\n\n<li>Il est enregistr\u00e9 au bureau du cadastre.<\/li>\n\n<li>It limits the owner\u2019s rights without their consent.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Bien que la loi stipule que le Sap-Ing-Sith est un droit personnel, nous estimons qu&#039;il s&#039;apparente davantage \u00e0 un droit r\u00e9el. Sa structure et ses effets juridiques confortent cette interpr\u00e9tation. Il en r\u00e9sulte, dans la pratique, une confusion et une incertitude juridique.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The rules set by the Sap-Ing-Sith Act apply to land with valid Chanote title deeds. They also apply to buildings on that land and to condominium units as defined in the Condominium Act.\u00a0Only property owners can create these rights for someone else. They must register at the local land office. The office will then issue a certificate that documents the arrangement.\u00a0Importantly, land subject to registered Sap-Ing-Sith cannot be subdivided or consolidated, maintaining the integrity of the original property boundaries. Do note that a new title deed is made for the Sap-Ing-Sith holder having a blue garuda.<\/p>\n\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-full is-resized\"><img alt=\"Sap Ing Sith en Tha\u00eflande\" class=\"wp-image-12818 tlo-responsive-img\" decoding=\"async\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2023\/10\/house-in-thailand-for-retirement.jpeg\" style=\"object-fit:cover;width:500px;height:400px\"\/><figcaption class=\"wp-element-caption\">Sap-Ing-Sith en Tha\u00eflande. Propri\u00e9t\u00e9 paisible mais limit\u00e9e dans le temps.<\/figcaption><\/figure>\n<\/div>\n\n\n\n<p class=\"wp-block-paragraph\">La loi Sap-Ing-Sith en Tha\u00eflande a un impact consid\u00e9rable. Elle ouvre la voie \u00e0 davantage d&#039;investissements \u00e9trangers dans l&#039;immobilier.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Comprendre les avantages du Sap-Ing-Sith en Tha\u00eflande est essentiel pour les investisseurs potentiels. Ce syst\u00e8me offre une nouvelle approche de la gestion des droits de propri\u00e9t\u00e9 et cr\u00e9e un cadre juridique permettant aux \u00e9trangers d&#039;investir dans l&#039;immobilier tha\u00eflandais.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"historical-context-in-thailand-3\">Contexte historique en Tha\u00eflande<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Le <a href=\"https:\/\/www.thailawonline.com\/fr\/sap-ing-sith-act-b-e-2562-2019\/\">La loi Sap-Ing-Sith a \u00e9t\u00e9 introduite le 8 f\u00e9vrier 2019.<\/a>. It responded to limits set by the Thai Land Code. This code usually does not allow foreigners to own land in Thailand. The Thai National Legislative Assembly created this law to attract foreign investment in real estate. It took effect on October 27, 2019. This change in law shows a new attitude towards foreign investment in the Thai property market. It highlights a move towards more openness. Such reforms are essential for enhancing Thailand\u2019s appeal as a destination for expatriates and foreign investors alike.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;utilisation du Sap-Ing-Sith en Tha\u00eflande permet aux investisseurs \u00e9trangers de b\u00e9n\u00e9ficier d&#039;un avantage concurrentiel sur le march\u00e9 immobilier. Gr\u00e2ce \u00e0 ce syst\u00e8me, les \u00e9trangers peuvent d\u00e9sormais acqu\u00e9rir des biens immobiliers sans \u00eatre soumis aux restrictions des lois traditionnelles sur la propri\u00e9t\u00e9.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"legal-framework-surrounding-sap-ing-sith-5\">Cadre juridique entourant le Sap-Ing-Sith<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The laws about the Sap-Ing-Sith are mainly found in the Sap-Ing-Sith Act. The Civil and Commercial Code matters here for one reason only: <a href=\"https:\/\/www.thailawonline.com\/fr\/thai-civil-code\/section-1298\/\">Article 1298<\/a> provides that real rights may be created only by virtue of the Code or another law, and the Sap-Ing-Sith Act is that other law. Sections 1383 to 1387 of the Code are sometimes cited for Sap Ing Sith and have nothing to do with it: 1383 to 1386 govern acquisitive prescription and 1387 opens the title on servitudes. This legal structure explains the rights of Sap-Ing-Sith holders. It ensures they can use their property effectively. The Act outlines the steps and rules for registration and transfer. It provides a clear guide for foreigners who want to buy property in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Compar\u00e9s aux droits de propri\u00e9t\u00e9 traditionnels, les <a href=\"https:\/\/www.thailawonline.com\/fr\/sap-ing-sith-in-thailand\/\">Certificat Sap-Ing-Sith<\/a> presents several distinct advantages. The Sap-Ing-Sith is different from a standard lease. A standard lease usually restricts changes to the property. However, the Sap-Ing-Sith lets the holder make changes without needing the owner\u2019s permission. It also lets you transfer rights to another party. This gives you more flexibility than regular lease agreements. This new property right can also be used as security for a mortgage. This makes it more appealing to foreign investors who want to invest in real estate in Thailand. We wrote an article <a href=\"https:\/\/www.thailawonline.com\/fr\/usufruct-vs-lease-vs-superficies-thailand\/\">\u00e0 propos des diff\u00e9rences entre le Sap-Ing-Sith, le bail et l&#039;usufruit en Tha\u00eflande<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"rights-and-obligation-of-sap-ing-sith\">Droits et obligations des d\u00e9tenteurs de Sap-Ing-Sith<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"rights-and-duties-of-the-sap-ing-sith-holder\"><strong>Droits et devoirs du d\u00e9tenteur du Sap-Ing-Sith\u00a0:<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Le titulaire du Sap-Ing-Sith peut utiliser librement la propri\u00e9t\u00e9. Il doit se conformer \u00e0 l&#039;usage indiqu\u00e9 sur le certificat du Bureau du cadastre. Il peut \u00e9galement c\u00e9der ou vendre librement ses droits \u00e0 un tiers sans l&#039;accord du propri\u00e9taire. Ces droits peuvent servir de garantie pour un pr\u00eat hypoth\u00e9caire. Autre avantage important\u00a0: la transmission successorale, conform\u00e9ment aux lois sur la succession. Le titulaire peut \u00e9galement effectuer des modifications ou des r\u00e9novations sur la propri\u00e9t\u00e9 sans le consentement du propri\u00e9taire foncier.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le d\u00e9tenteur doit conserver le bien dans son \u00e9tat d&#039;origine. Il doit le restituer \u00e0 la fin de la p\u00e9riode Sap-Ing-Sith, sauf stipulation contraire dans un autre accord. Le d\u00e9tenteur assume l&#039;enti\u00e8re responsabilit\u00e9 du bien, au m\u00eame titre qu&#039;un propri\u00e9taire l\u00e9gitime. Cette responsabilit\u00e9 ne comprend pas la r\u00e9cup\u00e9ration du bien aupr\u00e8s de tiers non autoris\u00e9s ni sa protection contre toute intrusion ill\u00e9gale.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"rights-and-duties-of-the-property-owner\"><strong>Droits et devoirs du propri\u00e9taire\u00a0:<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Section 9 paragraph 2 of the Sap-Ing-Sith Act is explicit on this point: the restriction in paragraph 1 does not affect the right of the property owner to transfer ownership to another person, or to use the property as security for a debt by mortgage or under the law on business collateral. So the landowner can sell, transfer or mortgage without the consent of the Sap-Ing-Sith holder. That is not a hole in your protection, because the Sap-Ing-Sith is registered on the title deed and runs with the property: a buyer takes the land subject to your right, for the rest of its term. Where a client wants more than the statute gives, we restrict the freedom to sell or mortgage by contract, in an addendum filed with the land office documents.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Limitations de propri\u00e9t\u00e9 du propri\u00e9taire foncier<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Once a Sap-Ing-Sith is registered, the owner cannot create any other real right over the property, such as a usufruct, servitude or superficies, unless the Sap-Ing-Sith holder gives written consent (section 9 paragraph 1). Selling and mortgaging remain open to the owner under section 9 paragraph 2. The owner cannot end the right early where that would prejudice a third party who acquired the interest for value, in good faith, and registered it in good faith (section 14). And for as long as the right runs, the land cannot be split into several plots or merged with another plot (section 8).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>R\u00e9alit\u00e9s proc\u00e9durales de l&#039;h\u00e9ritage et de la d\u00e9fense juridique<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Bien que le Sap-Ing-Sith en Tha\u00eflande soit un droit h\u00e9r\u00e9ditaire, son transfert \u00e0 un h\u00e9ritier aupr\u00e8s du Bureau du cadastre n&#039;est pas automatique. La proc\u00e9dure requiert la d\u00e9signation d&#039;un administrateur de succession. Ceci n\u00e9cessite g\u00e9n\u00e9ralement une d\u00e9cision de justice tha\u00eflandaise pour nommer un gestionnaire. Concernant la protection juridique du bien, le d\u00e9tenteur dispose de droits similaires \u00e0 ceux d&#039;un propri\u00e9taire. Le propri\u00e9taire initial conserve le droit de r\u00e9cup\u00e9rer son bien si celui-ci est occup\u00e9 ill\u00e9galement. Il a \u00e9galement le droit de faire cesser toute atteinte \u00e0 ce droit. Le d\u00e9tenteur est l\u00e9galement tenu d&#039;informer imm\u00e9diatement le propri\u00e9taire de toute atteinte \u00e0 ce droit.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"how-does-sap-ing-sith-compare-to-usufruct-and-leasehold-agreements\">En quoi le Sap-Ing-Sith en Tha\u00eflande se compare-t-il aux contrats d&#039;usufruit et de bail ?<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"key-differences-from-other-property-rights\">Principales diff\u00e9rences avec les autres droits de propri\u00e9t\u00e9<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Usufruct in Thailand lets a person use and enjoy property that belongs to someone else. This is similar to Sap-Ing-Sith. However, the key difference lies in the rights conferred. Usufruct gives the right to use a property for life or a set time. However, the holder cannot use it as security for a mortgage. Sap-Ing-Sith in Thailand offers extra financial benefits. This makes it a better choice for foreigners who want to improve their property rights and financial plans. The remainder of the Sap-Ing-Sith term can also be sold by the holder.<\/p>\n\n\n\n<figure class=\"wp-block-table\"><table><thead><tr><th>Fonctionnalit\u00e9<\/th><th>Sap-Ing-Sith<\/th><th>Usufruit<\/th><\/tr><\/thead><tbody><tr><td>Droits de propri\u00e9t\u00e9<\/td><td>Pas de propri\u00e9t\u00e9, mais un droit r\u00e9el solide<\/td><td>Aucune propri\u00e9t\u00e9, utilisation et avantage seulement<\/td><\/tr><tr><td>Transf\u00e9rabilit\u00e9<\/td><td>The right itself can be sold, mortgaged and inherited (Act section 12)<\/td><td>The right itself cannot be sold and it ends when the usufructuary dies (CCC section 1418), but unless the deed says otherwise the usufructuary may transfer the <em>exercise<\/em> of the right to a third person (CCC section 1422)<\/td><\/tr><tr><td>Inscription<\/td><td>Doit \u00eatre enregistr\u00e9 au bureau foncier<\/td><td>Doit \u00eatre enregistr\u00e9 au bureau foncier<\/td><\/tr><tr><td>Dur\u00e9e<\/td><td>Fixed term, 30 years maximum, with no life option and no statutory renewal (Act section 4)<\/td><td>For the life of the usufructuary, or a fixed term of up to 30 years (CCC section 1418 read with section 1403 paragraph 3)<\/td><\/tr><tr><td>S\u00e9curit\u00e9<\/td><td>Une protection juridique renforc\u00e9e<\/td><td>Moins s\u00e9curis\u00e9, mais s\u00fbr si enregistr\u00e9.<\/td><\/tr><tr><td>Cas d&#039;utilisation typique<\/td><td>Baux \u00e0 long terme, protection des investissements<\/td><td>droits d&#039;usage familial ou personnel<\/td><\/tr><\/tbody><\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;analyse comparative du bail emphyt\u00e9otique et du contrat Sap-Ing-Sith r\u00e9v\u00e8le des avantages et des inconv\u00e9nients distincts. Les baux emphyt\u00e9otiques sont souvent limit\u00e9s \u00e0 des dur\u00e9es plus courtes et peuvent ne pas offrir la flexibilit\u00e9 n\u00e9cessaire \u00e0 une planification \u00e0 long terme. Les locataires disposent de certains droits dans le cadre d&#039;un bail emphyt\u00e9otique standard. Ils peuvent notamment faire cesser toute utilisation ill\u00e9gale du bien.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Cependant, ils ne peuvent pas apporter de modifications ou d&#039;am\u00e9liorations majeures. En revanche, le Sap-Ing-Sith conf\u00e8re des droits plus \u00e9tendus, similaires \u00e0 ceux d&#039;un propri\u00e9taire foncier. Ces droits incluent le droit d&#039;effectuer des modifications et d&#039;utiliser le terrain pour des pr\u00eats. Toutefois, en Tha\u00eflande, le Sap-Ing-Sith peut impliquer des proc\u00e9dures juridiques et des exigences d&#039;enregistrement plus complexes. La cl\u00e9 r\u00e9side dans la r\u00e9daction des contrats. Il est important de faire appel \u00e0 un cabinet d&#039;avocats\u00a0: cela vous offre davantage de droits et de flexibilit\u00e9.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;acquisition du Sap-Ing-Sith implique une proc\u00e9dure d&#039;enregistrement en deux \u00e9tapes aupr\u00e8s du D\u00e9partement du cadastre. Dans un premier temps, le propri\u00e9taire doit officiellement enregistrer le Sap-Ing-Sith pour le bien concern\u00e9. Ensuite, le transfert des droits \u00e0 l&#039;autre partie doit \u00eatre enregistr\u00e9 afin de formaliser l\u00e9galement la transaction. Si le terrain est grev\u00e9 d&#039;une hypoth\u00e8que, l&#039;autorisation du cr\u00e9ancier hypoth\u00e9caire est requise. Cette autorisation est indispensable pour finaliser la proc\u00e9dure d&#039;enregistrement et se conformer \u00e0 la loi sur le Sap-Ing-Sith.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"statutory-registration-fees-and-transactional-costs\"><strong>Frais d&#039;inscription obligatoires et frais de transaction<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;\u00e9tablissement d&#039;un Sap-Ing-Sith implique le paiement de frais fixes et de droits calcul\u00e9s en pourcentage, \u00e0 verser au D\u00e9partement du cadastre. Les frais d&#039;inscription initiaux s&#039;\u00e9l\u00e8vent \u00e0 20\u00a0000 THB par demande. Le certificat officiel de Sap-Ing-Sith co\u00fbte 10\u00a0000 THB par exemplaire.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the holder wants to use the right as security, they will need to pay a mortgage registration fee. This fee is 1% of the mortgaged amount. <strong>Transferring the right costs 2% of the declared value where the transfer is for consideration, or 1,000 baht per transaction where it is not, which includes a transfer on inheritance. Cancelling the right costs 20,000 baht.<\/strong> These rates are set by the Ministerial Regulation prescribing fees and expenses relating to Sap-Ing-Sith B.E. 2563, made under Sections 16 and 17 of the Act (Royal Gazette volume 137, part 96 Kor, page 18, 18 November 2020), and they are the same as the maximum rates in the schedule to the Act itself. <strong>Neither the Act nor that Regulation imposes any recurring or annual fee on the holder.<\/strong> Section 16 paragraph 3 does provide that the fees collected, after the Department of Lands retains 5%, become revenue of the municipality, sub-district administrative organisation, Bangkok, Pattaya City or other local authority for the area, but that governs where the one-off fees go and is not a charge on the holder. Annual property taxation is a separate matter under the Land and Building Tax Act and is not a Sap-Ing-Sith fee<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"renewal-clause-of-sap-ing-sith\">Clause de renouvellement du Sap-Ing-Sith en Tha\u00eflande<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>The 30-Year Cap and the \u201cRenewal Myth\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Les investisseurs doivent faire la distinction entre les promesses contractuelles et les droits r\u00e9els enregistr\u00e9s. En vertu de la loi Sap-Ing-Sith, <strong>La dur\u00e9e maximale est un plafond l\u00e9gal absolu de 30 ans.<\/strong>. The Act contains no provisions for automatic renewal or extensions. Supreme Court Decision 4655\/2566 shows how the courts treat an attempt to go past a statutory 30-year limit: a promise to renew, made at the outset to get around the limit, is void, and the Court refused to save it as a personal obligation between the parties.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On that reasoning, such a clause should not be relied on against a later owner or against the original landowner. Any extension after the initial term requires a new agreement. You also need to register again at the Land Office when the original term ends. Contrary to a lease, the Sap-Ing-Sith Act, B.E. 2562 (2019) does not mention renewal. This means that to continue the right after the first 30 years, a new agreement with the landowner is needed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Supreme Court Decision 4655\/2566 is a lease case decided under Section 540 of the Civil and Commercial Code, and its reasoning is applied here to Sap-Ing-Sith by analogy. The landowner and the tenant registered a 30-year lease and, on the same day, the landowner promised to renew twice more for 30 years each, with the rent for all ninety years paid up front on the original terms. The Court held that this showed a plain intention to evade the 30-year limit, so the renewal promises were void, and it refused to treat them as a personal right enforceable between the two parties, because that would defeat Section 540. When the first 30 years ended the tenant was evicted and ordered to pay damages for staying on. In our view a renewal clause written into a Sap-Ing-Sith agreement at the outset would very likely meet the same outcome, and it should not be relied on.<\/p>\n\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-large\"><img alt=\"Voici un exemple d&#039;enregistrement Sap-Ing-Sith en Tha\u00eflande, fourni par ThaiLawOnline.\" class=\"wp-image-23266 tlo-responsive-img\" decoding=\"async\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2025\/07\/registration-of-sap-ing-sith-on-title-deed-made-in-2025-by-thailawonline.jpg\"\/><\/figure>\n<\/div>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">Voici un exemple d&#039;enregistrement Sap-Ing-Sith effectu\u00e9 en juin 2025 par ThaiLawOnline.<\/p>\n\n\n\n<p class=\"has-text-align-center wp-block-paragraph\">Les contrats sont tr\u00e8s importants lorsqu&#039;il s&#039;agit de baux, d&#039;usufruits, de superficies ou de Sap-Ing-Sith en Tha\u00eflande.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Strat\u00e9gie pratique :<\/strong><br\/>They do not create a real right that affects others. However, they can still be contractual obligations between the original parties. One strategy is to add a \u201c<a href=\"https:\/\/www.thailawonline.com\/fr\/reciprocal-agreement-under-thai-law\/\">avantage r\u00e9ciproque<\/a>\u201d clause. This clause requires the owner to negotiate in good faith. It applies if the holder has made significant improvements. This provides a way to fix damages, even if specific performance is not possible. This is complex in theory and we have an article about <a href=\"https:\/\/www.thailawonline.com\/fr\/reciprocal-agreement-under-thai-law\/\">accords r\u00e9ciproques ici<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Voici quelques d\u00e9cisions cl\u00e9s de la Cour supr\u00eame qui ont contribu\u00e9 \u00e0 fa\u00e7onner la compr\u00e9hension des accords de r\u00e9ciprocit\u00e9 sp\u00e9ciaux\u00a0:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Supreme Court Decision 1135\/2506 (1963): In this case, the tenant paid the landlord 10,000 baht towards the cost of building the shophouse unit, in return for a lease of six years and ten months. The court decided this is a special reciprocal contract, binding for its full term even without registration, so the landlord&#8217;s claim to evict the tenant once three years had passed failed. This decision established that a significant, value-adding contribution by the lessee could create a contract with special considerations.<\/li>\n\n<li><strong>D\u00e9cision de la Cour supr\u00eame 412\/2511 (1968)\u00a0:<\/strong>\u00a0This judgment involved a contract where the builder of a property was granted the right to lease it. The court saw this as a special agreement. It was different from a regular lease. This agreement did not need to be registered to be valid for a longer time, eleven years in that case. But the lease part still followed ordinary lease law: when the builder, as tenant, did not pay the rent, the landowner was entitled to terminate under Section 560, and the builder lost.<\/li>\n\n<li>Supreme Court Decision 2759\/2534 (1991): A lease agreement required the lessee to build a car park. The lessee had to give ownership to the lessor. This was seen as a reciprocal agreement. But it protected the tenant only for the term the parties had actually agreed, one year and then month to month, so the landlord&#8217;s written notice ended it and the tenant had to pay damages for staying on. A special reciprocal lease does not lengthen the agreed term.<\/li>\n\n<li>Arr\u00eat n\u00b0 8534\/2542 (1999) de la Cour supr\u00eame\u00a0: Un accord portant sur la construction d\u2019un terrain lou\u00e9 et le transfert de propri\u00e9t\u00e9 \u00e0 ce dernier a \u00e9t\u00e9 consid\u00e9r\u00e9 comme un accord ex\u00e9cutoire. Ceci est valable m\u00eame en l\u2019absence d\u2019enregistrement et pour une dur\u00e9e sup\u00e9rieure \u00e0 trois ans.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"alternative-property-rights-in-thailand-13\">Droits de propri\u00e9t\u00e9 alternatifs en Tha\u00eflande<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.thailawonline.com\/fr\/lease-agreement-in-thailand\/\">Contrats de location en Tha\u00eflande<\/a> Le bail repr\u00e9sente une m\u00e9thode courante permettant aux \u00e9trangers d&#039;acc\u00e9der aux droits de propri\u00e9t\u00e9. Ces contrats conf\u00e8rent au locataire le droit d&#039;utiliser un bien pendant une dur\u00e9e d\u00e9termin\u00e9e en \u00e9change d&#039;un loyer. Toutefois, il est essentiel de noter que les contrats de bail n&#039;offrent pas les m\u00eames droits \u00e9tendus que les contrats d&#039;usufruit. Les locataires sont g\u00e9n\u00e9ralement soumis \u00e0 des restrictions quant aux modifications qu&#039;ils peuvent apporter au bien. Ils ne peuvent pas n\u00e9cessairement en tirer profit comme le ferait un usufruitier.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.thailawonline.com\/fr\/usufruct-agreement-in-thailand\/\">Accords d&#039;usufruit en Tha\u00eflande<\/a> present an appealing alternative for those seeking more comprehensive rights over property. A usufruct gives the holder the right to use and enjoy someone else\u2019s property for a set time. This does not change who owns the property. This allows the usufructuary to use the property, keep the profits derived from it, and manage it effectively. The laws about usufruct in Thailand protect the rights of the holder. This makes it a good choice for foreigners who want to invest in real estate.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"comparative-analysis-sap-ing-sith-vs-lease-vs-usufruct-16\">Analyse comparative : Sap-Ing-Sith vs. Bail vs. Usufruit<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Lors de l&#039;\u00e9valuation du Sap-Ing-Sith, <a href=\"https:\/\/www.thailawonline.com\/fr\/lease-agreement-in-thailand\/\">contrats de location<\/a>, and usufruct, notable distinctions arise. The Sap-Ing-Sith can be given to someone else without the owner\u2019s permission. It can also be used as security for a mortgage. A usufruct, in contrast, cannot be mortgaged, and the right itself cannot be sold; the usufructuary may transfer the exercise of it to a third person under CCC section 1422, but it still ends when the original usufructuary dies. Lease agreements often have shorter terms and may lack the long-term flexibility required for strategic planning. The Sap-Ing-Sith provides a better framework. It helps foreign investors protect their interests in the Thai property market.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"future-of-sap-ing-sith-in-thailand-17\">L&#039;avenir du Sap-Ing-Sith en Tha\u00eflande<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Sap-Ing-Sith Act marks a big change in how Thailand welcomes foreign investors in real estate. This new property right is expected to boost foreign investment. It gives a legal framework that allows non-nationals to buy and sell property more easily. The chance for higher returns on investment in condos and other properties under the Sap-Ing-Sith is looking good. This shows a bright future for foreign investors in Thailand\u2019s property market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Economic changes can greatly affect how appealing the Sap-Ing-Sith is as a property right for foreign investors. Changes in Thailand\u2019s economy may change how investors see things. This can affect the demand for real estate and the popularity of the Sap-Ing-Sith. A robust economy often leads to heightened interest in property, driving up prices and increasing competition for ownership rights. On the other hand, during economic downturns, the demand for property may decrease. This can lead investors to rethink their strategies in the Thai market.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The ongoing opening of the Thai property market, shown by the Sap-Ing-Sith Act, is good news for foreign investors. Thailand is making ongoing changes to simplify property ownership. These reforms also aim to improve rights for non-nationals. This shows Thailand\u2019s commitment to attracting foreign investment. The government is trying to improve the economy by investing in real estate. The Sap-Ing-Sith will probably influence future policies. This group will also drive growth in the property sector.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Le Sap-Ing-Sith et les contrats de location permettent tous deux aux ressortissants \u00e9trangers d&#039;utiliser des biens immobiliers en Tha\u00eflande. Toutefois, des diff\u00e9rences importantes existent entre eux. Un bail traditionnel conf\u00e8re des droits similaires \u00e0 ceux d&#039;un locataire, avec un contr\u00f4le limit\u00e9 sur le bien. Le renouvellement du bail est souvent soumis \u00e0 des n\u00e9gociations. \u00c0 l&#039;inverse, le Sap-Ing-Sith en Tha\u00eflande offre davantage de contr\u00f4le. Il permet au titulaire de modifier ou de construire sur les parcelles de terrain dont il est propri\u00e9taire. De plus, les titulaires de Sap-Ing-Sith peuvent utiliser leurs droits comme garantie pour un pr\u00eat hypoth\u00e9caire, ce qui leur conf\u00e8re un avantage financier que les contrats de location classiques ne permettent pas.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"recent-developments-and-reforms\">\u00c9volutions et r\u00e9formes r\u00e9centes<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Status as of August 2026: neither reform is law.<\/strong> In June 2024 the Ministry of Finance put two changes to the government of the day, and the Ministry of Interior was asked to study them. The first was extending long lease terms for foreigners from 30 years to 99 years. The second was raising the foreign ownership ceiling in a condominium building from 49% to 75%, with the share above 49% carrying no vote in the juristic person meeting, so that Thai owners keep control of management decisions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two years on, no amending bill has passed Parliament and nothing has been published in the Royal Gazette. The enforceable limits are unchanged: 30 years for a registered lease, 30 years for a Sap-Ing-Sith under section 4 of the Act, and 49% of the combined area of all the units in a condominium building for foreign owners under the Condominium Act. Treat any marketing that offers you a 99-year term today as a proposal being sold as a product. And note that if the 99-year extension is ever enacted it would most likely be drafted for leases: whether it would be carried across to Sap-Ing-Sith, which has its own 30-year cap in its own statute, is an open question and not something to plan a purchase around.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"faqs-abour-sap-ing-sith-in-thailand\"><strong>FAQ sur Sap-Ing-Sith en Tha\u00eflande<\/strong><\/h2>\n\n\n<div id=\"rank-math-faq\" class=\"rank-math-block\">\n<div class=\"rank-math-list\">\n<div id=\"faq-question-1742727826097\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Que signifie Sap-Ing-Sith dans le contexte des droits de propri\u00e9t\u00e9 en Tha\u00eflande\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Le Sap-Ing-Sith est un nouveau type de droit de propri\u00e9t\u00e9 en Tha\u00eflande. Il permet aux \u00e9trangers d&#039;investir dans l&#039;immobilier et leur conf\u00e8re des droits similaires \u00e0 ceux d&#039;un propri\u00e9taire. Il leur accorde le droit d&#039;utiliser un bien immobilier conform\u00e9ment aux termes d&#039;un contrat \u00e9crit et enregistr\u00e9. Cependant, ce droit est limit\u00e9 dans le temps.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727827655\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Comment Sap-Ing-Sith encourage-t-il les \u00e9trangers \u00e0 investir dans l&#039;immobilier en Tha\u00eflande\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Le Sap-Ing-Sith offre aux \u00e9trangers un cadre l\u00e9gal clair pour investir dans l&#039;immobilier. Il leur permet d&#039;utiliser et de b\u00e9n\u00e9ficier de biens immobiliers. Toutefois, le Code foncier tha\u00eflandais ne leur permet pas d&#039;acqu\u00e9rir directement de terrains.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727828491\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Quelles sont les caract\u00e9ristiques principales d&#039;un accord Sap-Ing-Sith ?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Les principales caract\u00e9ristiques d&#039;un accord Sap-Ing-Sith comprennent le droit d&#039;utiliser un bien immobilier pour une dur\u00e9e maximale de 30 ans. Il octroie \u00e9galement plusieurs droits suppl\u00e9mentaires, g\u00e9n\u00e9ralement r\u00e9serv\u00e9s aux propri\u00e9taires. Il permet aussi des modifications ou des ajouts. L&#039;accord doit \u00eatre \u00e9tabli par \u00e9crit et enregistr\u00e9 aupr\u00e8s du service du cadastre.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727875138\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Le Sap-Ing-Sith peut-il \u00eatre \u00e9tabli sur n&#039;importe quel type de terrain en Tha\u00eflande ?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Sap-Ing-Sith peut \u00eatre \u00e9tabli sur terre avec un <a href=\"https:\/\/www.thailawonline.com\/fr\/title-deeds-in-thailand\/\">chanote ou titre foncier valide<\/a>. La propri\u00e9t\u00e9 doit \u00eatre clairement d\u00e9finie et enregistr\u00e9e aupr\u00e8s du service foncier.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727876071\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Quels droits b\u00e9n\u00e9ficie un d\u00e9tenteur de Sap-Ing-Sith\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>A Sap-Ing-Sith holder will have the right to use the property as stated in the agreement. They can also make changes or additions. They are responsible for the property much as an owner would be. Two owner rights do stay with the landowner under section 11 of the Act: the right to reclaim the property from someone holding it without right, and the right to stop unlawful interference by others. The holder must tell the owner immediately when either happens.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727905123\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Que devient la propri\u00e9t\u00e9 \u00e0 la fin de l&#039;accord Sap-Ing-Sith ?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>\u00c0 l&#039;issue du contrat Sap-Ing-Sith, le titulaire doit restituer le bien dans le m\u00eame \u00e9tat qu&#039;\u00e0 la fin du contrat, sauf en cas de modifications ou d&#039;ajouts convenus pendant la dur\u00e9e de celui-ci.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727905938\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Existe-t-il des restrictions concernant les types de constructions qui peuvent \u00eatre \u00e9rig\u00e9es sur les parcelles de terrain relevant du Sap-Ing-Sith en Tha\u00eflande\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Les b\u00e2timents construits sur des terrains lou\u00e9s dans le cadre du programme Sap-Ing-Sith doivent respecter les r\u00e8gles stipul\u00e9es dans l&#039;accord. Ils doivent \u00e9galement se conformer \u00e0 la r\u00e9glementation du d\u00e9partement foncier.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727941622\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>Le projet Sap-Ing-Sith requiert-il le consentement d&#039;une entreprise ou d&#039;un propri\u00e9taire foncier tha\u00eflandais\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Vous devez obtenir l&#039;accord du propri\u00e9taire foncier ou de l&#039;autorit\u00e9 comp\u00e9tente. Cet accord doit \u00eatre \u00e9tabli par \u00e9crit et enregistr\u00e9 aupr\u00e8s du service du cadastre pour \u00eatre valable.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1742727942422\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\"><strong>En quoi le Sap-Ing-Sith diff\u00e8re-t-il de la propri\u00e9t\u00e9 traditionnelle en Tha\u00eflande\u00a0?<\/strong><\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Le syst\u00e8me Sap-Ing-Sith offre une plus grande flexibilit\u00e9 en mati\u00e8re d&#039;utilisation et de gestion des terres, notamment gr\u00e2ce \u00e0 des baux et des partenariats d&#039;investissement. \u00c0 l&#039;inverse, la propri\u00e9t\u00e9 traditionnelle exige g\u00e9n\u00e9ralement un transfert complet de propri\u00e9t\u00e9, ce qui limite la flexibilit\u00e9 d&#039;utilisation des terres.<\/p>\n\n<\/div>\n<\/div>\n<div id=\"faq-question-1767966112377\" class=\"rank-math-list-item\">\n<h3 class=\"rank-math-question\">Comment fonctionne l&#039;enregistrement du Sap-Ing-Sith ?<\/h3>\n<div class=\"rank-math-answer\">\n\n<p>Certains services fonciers proc\u00e8dent en deux \u00e9tapes. Dans un premier temps, ils \u00e9tablissent un document appel\u00e9 Tor Kor 16, qui d\u00e9taille les droits fondamentaux. Environ 5 \u00e0 10 jours plus tard, le titulaire re\u00e7oit son titre de propri\u00e9t\u00e9 officiel bleu (garuda) portant son nom au verso. Il est conseill\u00e9 de faire r\u00e9diger des contrats compl\u00e9mentaires par un cabinet d&#039;avocats sp\u00e9cialis\u00e9 en droit immobilier tha\u00eflandais.<\/p>\n\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n\n\n<h2 class=\"wp-block-heading\" id=\"testimonials-about-sap-ing-sith\">T\u00e9moignages sur Sap-Ing-Sith<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Nous avons des t\u00e9moignages sur Facebook, notre site web et par e-mail, mais celui-ci provient d&#039;un client satisfait qui a publi\u00e9 un message sur Facebook. R\u00e9alis\u00e9 en 2024.<\/p>\n\n\n\n<div class=\"wp-block-image\">\n<figure class=\"aligncenter size-large is-resized\"><img alt=\"Client satisfait avec Sap Ing Sith sur Facebook\" class=\"wp-image-23938 tlo-responsive-img\" decoding=\"async\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2025\/07\/image-19-7-2568-be-at-16.21-scaled.jpeg\" style=\"width:500px\"\/><\/figure>\n<\/div>\n\n\n\n<style>.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-svg-testimonial-global-icon{font-size:30px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-item-0 .kt-svg-testimonial-icon{font-size:50px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-rating-wrap .kb-svg-icon-wrap{color:#ffd700;font-size:16px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-grid-wrap{gap:var(--global-kb-gap-md, 2rem);}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-item-wrap{padding-top:20px;padding-right:20px;padding-bottom:20px;padding-left:20px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-occupation{font-size:15px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-item-wrap{max-width:500px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-media-inner-wrap{width:60px;border-top:0px solid;border-right:0px solid;border-bottom:0px solid;border-left:0px solid;padding-top:0px;padding-right:0px;padding-bottom:0px;padding-left:0px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-svg-testimonial-icon{justify-content:center;align-items:center;}@media all and (max-width: 1024px){.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-media-inner-wrap{border-top:0px solid;border-right:0px solid;border-bottom:0px solid;border-left:0px solid;}}@media all and (max-width: 767px){.kt-blocks-testimonials-wrap2136_e8f4fb-55{padding-top:px;padding-bottom:px;margin-top:px;margin-bottom:px;}.kt-blocks-testimonials-wrap2136_e8f4fb-55 .kt-testimonial-media-inner-wrap{border-top:0px solid;border-right:0px solid;border-bottom:0px solid;border-left:0px solid;}}<\/style>\n\n\n\n<div class=\"kt-blocks-testimonials-wrap2136_e8f4fb-55 kt-testimonial-halign-center kt-testimonial-style-basic kt-testimonials-media-on kt-testimonials-icon-off kt-testimonial-columns-1 kt-t-xxl-col-1 kt-t-xl-col-1 kt-t-lg-col-1 kt-t-md-col-1 kt-t-sm-col-1 kt-t-xs-col-1 wp-block-kadence-testimonials\"><ul class=\"kt-blocks-testimonials-inner-wrap kt-testimonial-grid-wrap\">\n<li class=\"kt-testimonial-grid-item\"><div class=\"kt-testimonial-item-wrap kt-testimonial-item-2136_be2558-e6 wp-block-kadence-testimonial\"><div class=\"kt-testimonial-text-wrap\"><div class=\"kt-testimonial-title-wrap\"><h2 class=\"kt-testimonial-title\">I truly appreciate the time, effort, and care you\u2019ve put into guiding this process, it means a lot.<\/h2><\/div><div class=\"kt-testimonial-content-wrap\"><blockquote class=\"kt-testimonial-content\">Hi Sebastien and Khun Wichuda,<br\/><br\/>Je voulais juste envoyer un petit message \u00e0\u00a0<strong>Merci \u00e0 vous deux pour votre aide et votre soutien.<\/strong>\u00a0concernant l&#039;achat du terrain. J&#039;aurais d\u00fb \u00e9crire plus t\u00f4t, mais j&#039;ai \u00e9t\u00e9 tr\u00e8s occup\u00e9 ces derniers temps.<br\/>I truly appreciate the time, effort, and care you\u2019ve put into guiding this process, it means a lot.<\/blockquote><\/div><\/div><div class=\"kt-testimonial-meta-wrap\"><div class=\"kt-testimonial-media-wrap\"><div class=\"kt-testimonial-media-inner-wrap\"><div class=\"kadence-testimonial-image-intrisic\"><img alt=\"Avis 5 \u00e9toiles sur ThaiLawOnline\" class=\"kt-testimonial-image wp-image-19071 size-thumbnail tlo-responsive-img\" decoding=\"async\" height=\"110\" loading=\"lazy\" src=\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2025\/05\/image-9-5-2568-be-at-17.15.jpeg\" width=\"140\"\/><\/div><\/div><\/div><div class=\"kt-testimonial-meta-name-wrap\"><div class=\"kt-testimonial-name-wrap\"><div class=\"kt-testimonial-name\">Jarek<\/div><\/div><div class=\"kt-testimonial-occupation-wrap\"><div class=\"kt-testimonial-occupation\">Canadien, juillet 2025<\/div><\/div><\/div><\/div><\/div><\/li>\n<\/ul><\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"2025-legal-updates\">Mises \u00e0 jour juridiques 2026<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\" id=\"recent-changes\">Modifications r\u00e9centes\u00a0:<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Inscription num\u00e9rique<\/strong>Certains bureaux fonciers acceptent d\u00e9sormais les demandes pr\u00e9liminaires en ligne.<\/li>\n\n<li><strong>Surveillance accrue<\/strong>: Des v\u00e9rifications plus approfondies des ant\u00e9c\u00e9dents des candidats \u00e9trangers en lien avec des probl\u00e8mes li\u00e9s aux personnes d\u00e9sign\u00e9es (Cela a commenc\u00e9 vers 2024)<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">ThaiLawOnline r\u00e9dige pour vous un contrat vous garantissant des droits optimaux pour votre Sap-Ing Sith en Tha\u00eflande. Nous avons enregistr\u00e9 les premiers Sap-Ing Sith \u00e0 Chiang Mai, Koh Phang Ngan, Krabi, Prachuap Khiri Khan et dans d&#039;autres provinces tha\u00eflandaises. Nous sommes l&#039;un des rares cabinets d&#039;avocats en Tha\u00eflande \u00e0 avoir enregistr\u00e9 plus d&#039;une douzaine de Sap-Ing Sith dans plus de 10 provinces.<\/p>\n\n\n\n<div class=\"wp-block-buttons is-content-justification-center is-layout-flex wp-container-core-buttons-is-layout-16018d1d wp-block-buttons-is-layout-flex\">\n<div class=\"wp-block-button\"><a class=\"wp-block-button__link wp-element-button\" href=\"https:\/\/www.thailawonline.com\/fr\/online-consultation-with-a-thai-lawyer\/\">Prenez rendez-vous pour une consultation en ligne avec ThaiLawOnline<\/a><\/div>\n<\/div>\n\n\n\n<h2 class=\"wp-block-heading\" id=\"links\"><strong>Liens :<\/strong><\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.thailawonline.com\/fr\/sap-ing-sith-act-b-e-2562-2019\/\">The Sap-Ing-Sith Act B.E. 2562 (2019), section by section<\/a><\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Last reviewed: 5 September 2026. The Sap-Ing-Sith Act B.E. 2562 was read in Thai in full for this review, all seventeen sections and the fee schedule, together with the Ministerial Regulation prescribing fees and expenses relating to Sap-Ing-Sith B.E. 2563 (Royal Gazette volume 137, part 96 Kor, page 18, 18 November 2020). Three things were corrected. The fee section stated a percentage stamp duty and a recurring annual charge calculated on appraised value; neither appears in the Act or in that Regulation, which impose one-off fees only, and the section omitted the two charges that matter most, the transfer fee and the cancellation fee, both of which are now stated above. The publication date was given as 26 April 2019, which is the date of royal assent; publication was 30 April 2019 and Section 2 brings the Act into force 180 days later. And two limits in Section 4 were missing: the right cannot be created over part of a title, and where the property is mortgaged or carries another registered right the written consent of that holder is required. <strong>Ce que cette critique ne couvre pas, dit plut\u00f4t qu'implicitement.<\/strong> The statement that the National Legislative Assembly passed the Act on 8 February 2019 is not in the text of the Act and was not verified. The Ministerial Regulation on applications, cancellation and juristic acts B.E. 2563 exists in our sources but was not read here. The testimonials, the case studies, the firm&#8217;s own registration record and the comparisons with lease and usufruct are commercial statements, not legal ones. The treatment of Supreme Court Decision 4655\/2566 was not changed in that review; see the case review that follows.<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Case citations reviewed: 17 September 2026. The Supreme Court decisions cited on this page were checked against the Thai text and five were read in full to their disposition. The account of Decision 4655\/2566 had the holding the wrong way round on whether a renewal promise survives as a personal obligation between the parties; the Court held such promises void and refused to treat them that way, and the passage now says so, with its application to Sap-Ing-Sith kept as the firm&#8217;s analogy. Decisions 412\/2511 and 2759\/2534 are now described with their outcomes, both of which went against the tenant. One detail not found in Decision 1135\/2506 was removed. A further lease decision was removed from the list because no copy of it could be found in any source we hold, and a case we cannot read is not cited. Decision 8534\/2542 stood as published.<\/em><\/p>","protected":false},"excerpt":{"rendered":"<p>Sap-Ing-Sith, introduced through Thailand\u2019s 2019 legislation, represents a genuinely new property right. It was designed to bridge the gap between [&hellip;]<\/p>\n","protected":false},"author":0,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"pmpro_default_level":"","site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"default","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","ast-disable-related-posts":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"var(--ast-global-color-5)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"ast-content-background-meta":{"desktop":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"tablet":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""},"mobile":{"background-color":"var(--ast-global-color-4)","background-image":"","background-repeat":"repeat","background-position":"center center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-opacity":"","overlay-gradient":""}},"footnotes":"","rank_math_focus_keyword":"sap ing sith thailand","rank_math_title":"","rank_math_description":"Sap-Ing-Sith is a registrable property right created in 2019. 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