Sap-Ing-Sith (ทรัพย์อิงสิทธิ) is a registered property right created by the Sap-Ing-Sith Act B.E. 2562 (2019). It lets the holder use and benefit from eligible immovable property without becoming owner of the underlying land.

Yes. A foreigner can be the holder of a Sap-Ing-Sith right. That does not make the foreigner the landowner; the holder has the registered right for its agreed term.

The right may be created over eligible Chanote-titled land, land with buildings, or a condominium unit. A lawyer should confirm the specific title, property status, and Land Office requirements.

The maximum term is 30 years. Any later term requires a new arrangement and registration; it is not an automatic renewal.

No. A lease is principally contractual. Sap-Ing-Sith is a separately registered right under its own Act. Its transfer, inheritance, mortgage, and use terms still need checking for the actual transaction.

It can generally be transferred for the remaining registered term, subject to the law and Land Office registration. A buyer should verify the original registration and any restrictions before relying on an exit plan.

It can generally pass to heirs for the remaining term. Estate and registration steps should be handled under Thai law with professional advice.

The holder may have broad rights to possess, use, and benefit from the property, but rental or sub-use should be assessed against the registered agreement, applicable restrictions, and local rules.

The registered right can potentially be mortgaged as security, subject to lender acceptance and proper registration. It should not be assumed that financing will be available.

No. The land remains owned by the registered landowner. Sap-Ing-Sith is a separate registered right, not a transfer of land ownership to a foreigner.