Land Titles and Measurements

Land Measurement Land in Thailand is measured in Rai, Ngan and Talang Wah.

Ownership of land, possession and use are governed by the Land Code BE 2497 (1954), the Land Reform for Agricultural Act BE 2518 (1975), the Civic and Commercial Code and by regulations issued by the Ministry of the Interior.

There are broadly 4 types of Land Title in Thailand, they being Title Deeds (Chanote), Confirmed Certificate of Use (Nor Sor Saam Kor), Certificate of Use (Ngor Sor Saam) and Certificate of Possession (Sor Kor Nung) are common evidence of land ownership, possessory rights and other interests in land. An explanation of each follows.

Chanote - Nor Sor Jor 4

The Highest Grade of Land Title - The Chanote Title is the highest and
most sought after title for any purchaser, regardless of nationality. Issued by The Provincial Land Office, this title has been effected following a detailed and accurate survey, carried out by the official land surveyor, as well as being plotted in relation to a national survey grid and then marked by unique concrete numbered marker posts set into the ground within the boundaries.

When viewing land of this title you should be shown these posts to assure you of the extent of the size of the land. The land size is depicted on an official Chanote document with the measurements and a detailed drawing showing the round posts at each corner of the plot.

The size and boundaries cannot be disputed in the future, under any circumstances, as each of the adjoining owners were required to be present at the measuring stage and will have given their signature to confirm the size of the plot being measured for Chanote.

The purchase of Chanote Land can be executed extremely quickly as there are no disputes as to size or boundaries. No public notices are required nor can any surrounding owner dispute the measurements.

Nor Sor Sam

Similar to the above Confirmed Certificate of Use except that not all of the formalities to certify the right to use have been performed. Before a transfer can be made, a notice of intent must be posted and then 30 days public notice is necessary before any change of status over the land can be registered. You should also note that this land is not accurately surveyed and the land area can vary considerably from that on the title paper. This type of land should always be professionally surveyed.

Nor Sor 3 Gor (N.S.3.)

This title is the second title below that of Chanote - Nor Sor Jor 4 and is highly recommended to all prudent foreign purchasers. Each plot is surveyed and crossed referenced to a master survey and a corresponding aerial photograph. (A potential purchaser can obtain accurate confirmation from the Local Land Office surveyor, as to the true size of a plot of land by commissioning a separate survey to avoid any doubts or disputes.) They may be sold, leased, used as mortgage collateral, etc. The holder of this certificate cannot leave the land unattended for more than 12 years.

Sor Kor Nung (SK1)

Certificate of Possession, this recognizes that a person is in possession of land but the certificate does not imply that there are any rights associated with the possession. It is not transferable, but a person in possession may transfer physical possession and the new possessor may apply for a new Certificate of Possession.

Tor Bor Tor Hoc (TBT6) & Tor Por Tor Ha (TBT5)

These titles are a form of squatter's claim, which has been filed with the District Office and with the payment of a small fee. It is not possible to register a sale or lease over these land rights, banks will not accept them as collateral and one cannot obtain or get approval to build on such land.

Based on the length of claim and on how the land has been used, it is possible to upgrade the titles to either a Chanote or NS3, however, the application process and the number of government departments required to approve such an application (where approval is discretionary) can be intimidating. Connections at district, provincial and national level are more useful.

It is unwise for anyone but an expert, who has considerable local knowledge and contacts, to purchase any type of Land other than Chanote, Nor Sor Sam Kor or Nor Sor Sam. Where you are investing in housing projects land titles should at a minimum be Nor Sor Sam Kor or preferably Chanote.