There are three main types of title deeds for private land ownership in Thailand. The best title deed for land ownership is the Chanot (Nor Sor 4), which must be registered at the Land Department in the province in which the land is located. Although it is possible for a land parcel to be commonly held by several individuals, only the person whose name is indicated on a Chanot has all the legal rights to that land. The deed can act as evidence of ownership, and it can be used to engage in legal acts upon that land as allowed by the law.
The second and third best title deeds are the Nor Sor 3 Gor and the Nor Sor 3. For Nor Sor 3 title deeds, the Land Department does not utilize official markers to designate land boundaries. As a result, these title deeds have less specific land demarcation than the Chanot.
Foreigners who intend to buy land should also be aware of the problematic "possessory right". This land-ownership right is not substantiated by a title at the Land Department but it is shown using tax payments.
Title Deed |
Definition |
Chanot (Nor Sor 4) |
Full title deed |
Nor Sor 3 Gor |
Second best title deed. Used while awaiting measurement for a Chanot. |
Nor Sor 3 |
Third best title deed. Ownership may be established; Less specific boundary demarcation than a Chanot. |
Possessory Right |
One of the weakest land rights. Normally an inherited land right proven by tax payments at the local administrative office. |
Sor Por Kor 4-01: |
An agricultural title deed, usually found in rural areas |
Using a long-term lease, rather than a limited company to purchase land in Thailand means that a foreigners interest is protected in his or her own right. There is no need for the various administrative requirements of registering and maintaining a limited company. Further, the foreigners interest is 100% in the lease, rather than 49% or less, as with a company.
Be aware however there is no guarantee a landlord will sign a lease renewal. Also, if the land is sold to a third party or if the landlord dies and the land passes on to his or her heirs, the agreement may be difficult to enforce.
