Title Deeds in Thailand: Chanote, Nor Sor 3 Gor, Nor Sor 3, Sor Kor 1, Por Bor Tor 5, SPK 4-01, Por Dor Sor 3, Etc.

Reviewed by Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556, for ThaiLawOnline, a Thai law firm acting for foreigners since 2006.

Understanding the different types of land title deeds in Thailand is absolutely crucial before purchasing property. These documents define ownership rights, boundary accuracy, and the overall security of your investment. This guide explains the most common title deeds. It looks at the differences between the top levels of land titles. These are Chanote (Nor Sor Si Jor / NS4J), Nor Sor Sam Gor (NS3G), and Nor Sor Sam (NS3). Knowing these differences is the first step towards secure land acquisition in Thailand.

Do note that we personally think title deeds should be in these 4 categories but there are always exceptions. These are made to make it easier for you to understand. They are the 1) Land Department 2) The Agricultural Reform 3) The Treasury Department Land and finally they land 4) Without Title deeds.

Provincial Discretion Notice: While the Thai Civil and Commercial Code and the Land Code Act B.E. 2497 provide a uniform national framework, day-to-day administration relies on the discretion of the presiding officials at each branch Land Office. Documentary requirements, registration procedures, and the level of scrutiny applied to foreign transactions can vary significantly between provinces. Always confirm exact requirements with the specific local Land Office registrar before executing any transaction.

ตรวจสอบโฉนดก่อนซื้อหรือเช่า บริการตรวจสอบโฉนดที่ดิน: สำเนาโฉนดฉบับรับรองจากสำนักงานที่ดิน คำแปล และรายงานจากทนายความ ราคา ฿4,900 ดูบริการตรวจสอบโฉนด → · สัญญาซื้อขายที่ดินและบ้าน ฉบับสองภาษา ฿990 ดูสัญญา →
Title Deed Check: certified Land Office copy, translation and lawyer’s report, 4,900 THB. Bilingual land and house sale agreement, 990 THB.

1. Decision Guide for Expats: Start Here

Before reading the detailed analysis below, answer one question: will the Land Office register the right you need?

Most expatriates want to either purchase a condominium, register a long-term lease on land, or secure a right of superficies to own a building. Under Land Code Section 4 bis, transfer of ownership or possessory rights for land with a Title Deed or Utilization Certificate must be in writing and registered with the competent official. Under CCC Section 538, a lease of immovable property exceeding three years is enforceable only for three years unless it is made in writing and registered.

First Question: What Document Are You Looking At?

If the land comes with a Chanote (โฉนดที่ดิน) or Nor Sor 3 Gor (น.ส.3 ก.), you are dealing with a Land Department-issued document that allows registration of leases, mortgages, usufructs, and superficies. These are the only documents most expatriates should consider. For a full overview, see our property guide for foreigners in Thailand.

If you are offered anything else, a Nor Sor 3, a Sor Kor 1, a Por Bor Tor 5, or SPK 4-01 land, treat it as high-risk and conduct a thorough title-status verification before paying anything.

The Fastest Safe Next Step

Request a Land Office title search (ค้นหาเอกสารสิทธิ์ที่กรมที่ดิน). The Department of Lands warns that LandsMaps is only basic information and not legal evidence. Only a physical verification at the Land Office confirms ownership, encumbrances, seizures, and document authenticity. Read our complete due diligence guide and learn how to read a Thai title deed.

The law behind this page

English

Section 1 General Provisions

Full text

In this Code: “Land” means the land surface everywhere, and includes mountains, hills, streams, ponds, canals, swamps, marshes, waterways, lakes, islands and the sea coast. “Rights in land” means ownership, and includes possessory rights. “Pre-emption certificate” means the document showing authorisation of temporary occupation of land. “Certificate of use” means the document from the competent official certifying that the land has already been put to use. “Land particulars certificate” means the paper showing the inquiry for the purpose of issuing a title deed, and includes the plot identification slip. “Title deed” means the document showing ownership of the land, and includes a land title deed with map, a pre-emption title deed, and a pre-emption certificate stamped “ALREADY PUT TO USE”. “Survey” means the survey and recording of boundaries, or the computation of area, in order to determine the location of the boundary lines or the area of the land. “Land trading”: repealed by the Land Code Amendment Act (No.12), B.E. 2551 (2008). “Public body” means (1) central administration, provincial administration or local administration; (2) other agencies of the State which are not State enterprises. “Committee” means the Land Allocation Committee. “Competent official” means the official acting under this Code, and any other official appointed by the Minister to act under this Code. “Director-General” means the Director-General of the Department of Lands. “Minister” means the Minister having charge under the Act Promulgating the Land Code and under this Code.

ThaiLawOnline translation

Our annotated sectionOfficial text

Section 4 bis General Provisions

Full text

As from the date this Announcement of the National Executive Council comes into force, transfer of ownership of or possessory right to land with a title deed or certificate of utilization shall be made in writing and registered with the competent officer.

Unofficial translation by the Office of the Council of State

Our annotated sectionOfficial text

Section 1299

Subject to other provisions of this Code or other laws, an acquisition by juristic act of immovable property, or of a real right in it, is not complete unless the act is made in writing and registered by the competent official. A right acquired otherwise than by juristic act cannot be dealt with on the register until it is registered, and until then it cannot be set up against a third person who acquired for value and in good faith and registered his right in good faith.

English translation of this section is being verified. The Thai text is authoritative.

Our annotated sectionOfficial text

Section 1382

If you possess someone else's land peacefully, openly, and as if you owned it for ten unbroken years (five for movables), you become the legal owner. This is Thai adverse possession.

Full text

A person who, peacefully and openly, possesses the property of another with the intention of being its owner acquires ownership of such property when he has been continuously in possession for a period of ten years if the property is immovable, or five years if it is movable.

ThaiLawOnline translation

Our annotated sectionOfficial text

Section 1375

A possessor unlawfully deprived of possession may reclaim it within one year of dispossession, unless the other party holds a better right; after one year, the dispossessed person loses the possessory action.

English translation of this section is being verified. The Thai text is authoritative.

Our annotated sectionOfficial text

Section 58 bis Issuance of Documents Showing Rights in Land

Full text

Ater the survey, mapping or investigation of land utilization in accordance with Section 58, the competent officer shall issue a title deed or certificate of utilization, as the case may be, to the person under paragraph two when it appears that a title deed or certificate of utilization can be issued for the land possessed by such person in accordance with the provisions of this Code. The persons to whom the competent officer can issue a title deed or 10) B.E. 2550 (2007). certificate of utilization under paragraph one are: (1) a person who has evidence of notification of his possession of land, pre-emption certificate, certificate of utilization, pre-emption certificate title deed, pre- emption certificate stamped “has been utilized”, or who has right to land under the law on land allocation for livelihood; (2) a person who has complied with Section 27 ter; (3) a person who possesses and utilizes the land after the effective date of this Code without a pre-emption certificate, or any evidence of right under the law on land allocation for livelihood. For the purposes of this Section, a person having evidence of notification of his possession of land under paragraph two (1) shall include a person who has possessed and utilized the land subsequently to such person. A title deed or certificate of utilization, as the case may be, of a parcel of not more than 50 rai of land shall be issued to the person under paragraph two (2) and (3). In the case where the title deed or certificate of utilization is issued on a parcel of more than 50 rai of land, specific permission for each issuance shall be obtained from the Provincial Governor in accordance with the regulations prescribed by the Commission. Within ten years as from the date he received the title deed or certificate of utilization in accordance with paragraph one, the person under paragraph two (3) who acquires the right to the land is prohibited from transferring such land to other person except by way of inheritance or transfer to a public body, government organization under the law on establishment of government organizations, state enterprise established by an Act, or transfer to a cooperative for performance of obligation with the approval from the cooperative registrar. Within the period of transfer prohibition under paragraph five such land is not subject to execution.

Unofficial translation by the Office of the Council of State

Our annotated sectionOfficial text

Section 538

Any lease of immovable property is unenforceable by action without written evidence signed by the party liable. A lease for more than 3 years, or for the life of the lessee or lessor, must also be made in writing and registered, otherwise it is enforceable only for 3 years.

English translation of this section is being verified. The Thai text is authoritative.

Our annotated sectionOfficial text

Section 86 Limitation of Aliens Right in Land

Full text

An alien may acquire land only by virtue of the provisions of a treaty that provides for ownership of immovable property and also subject to the provisions of this Code. Subject to Section 84, such alien may acquire land for residential, commercial, industrial, agricultural, cemeterial, public charity or religious purposes only in accordance with the conditions and procedure prescribed by the ministerial regulations and permission therefor must be obtained from the Minister.

Unofficial translation by the Office of the Council of State

Our annotated sectionOfficial text

ไทย

มาตรา 1

ข้อความเต็ม

ในประมวลกฎหมายนี้ “ ที่ดิน ” หมายความว่า พื้นที่ดินทั่วไป และให้หมายความรวมถึง ภูเขา ห้วย หนอง คลอง บึง บาง ลำน้ำ ทะเลสาบ เกาะ และที่ชายทะเลด้วย “ สิทธิในที่ดิน ” หมายความว่า กรรมสิทธิ์ และให้หมายความรวมถึงสิทธิครอบครองด้วย “ ใบจอง ” หมายความว่า หนังสือแสดงการยอมให้เข้าครอบครองที่ดินชั่วคราว “ หนังสือรับรองการทำประโยชน์ ” หมายความว่า หนังสือคำรับรองจากพนักงานเจ้าหน้าที่ว่าได้ทำประโยชน์ในที่ดินแล้ว “ ใบไต่สวน ” หมายความว่า หนังสือแสดงการสอบสวนเพื่อออกโฉนดที่ดิน และให้หมายความรวมถึงใบนำด้วย “ โฉนดที่ดิน ” หมายความว่า หนังสือสำคัญแสดงกรรมสิทธิ์ที่ดิน และให้หมายความรวมถึงโฉนดแผนที่ โฉนดตราจอง และตราจองที่ตราว่า “ ได้ทำประโยชน์แล้ว ” “ การรังวัด ” หมายความว่า การรังวัดปักเขต และทำเขต จด หรือคำนวณการรังวัด เพื่อให้ทราบที่ตั้งแนวเขตที่ดิน หรือทราบที่ตั้งและเนื้อที่ของที่ดิน “ การค้าที่ดิน ” (ยกเลิก) “ ทบวงการเมือง ” หมายความว่า (๑) ราชการส่วนกลาง ราชการส่วนภูมิภาค หรือราชการส่วนท้องถิ่น (๒) หน่วยงานอื่นของรัฐที่ไม่ใช่รัฐวิสาหกิจ “ คณะกรรมการ ” หมายความว่า คณะกรรมการจัดที่ดิน “ พนักงานเจ้าหน้าที่ ” หมายความว่า เจ้าพนักงานซึ่งเป็นผู้ปฏิบัติการตามประมวลกฎหมายนี้ และพนักงานอื่นซึ่งรัฐมนตรีแต่งตั้งให้ปฏิบัติการตามประมวลกฎหมายนี้ “ อธิบดี ” หมายความว่า อธิบดีกรมที่ดิน “ รัฐมนตรี ” หมายความว่า รัฐมนตรีผู้รักษาการตามพระราชบัญญัติให้ใช้ประมวลกฎหมายที่ดิน และตามประมวลกฎหมายนี้

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 4 ทวิ

ข้อความเต็ม

นับตั้งแต่วันที่ประกาศของคณะปฏิวัติฉบับนี้ใช้บังคับ การโอนกรรมสิทธิ์หรือสิทธิครอบครองในที่ดินซึ่งมีโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ ต้องทำเป็นหนังสือและจดทะเบียนต่อพนักงานเจ้าหน้าที่

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 1299

ข้อความเต็ม

ภายในบังคับแห่งบทบัญญัติในประมวลกฎหมายนี้หรือกฎหมายอื่น ท่านว่าการได้มาโดยนิติกรรมซึ่งอสังหาริมทรัพย์หรือทรัพยสิทธิอันเกี่ยวกับอสังหาริมทรัพย์นั้นไม่บริบูรณ์ เว้นแต่นิติกรรมจะได้ทำเป็นหนังสือและได้จดทะเบียนการได้มากับพนักงานเจ้าหน้าที่ถ้ามีผู้ได้มาซึ่งอสังหาริมทรัพย์หรือทรัพยสิทธิอันเกี่ยวกับอสังหาริมทรัพย์โดยทางอื่นนอกจากนิติกรรม สิทธิของผู้ได้มานั้น ถ้ายังมิได้จดทะเบียนไซร้ ท่านว่าจะมีการเปลี่ยนแปลงทางทะเบียนไม่ได้ และสิทธิอันยังมิได้จดทะเบียนนั้น มิให้ยกขึ้นเป็นข้อต่อสู้บุคคลภายนอกผู้ได้สิทธิมาโดยเสียค่าตอบแทนและโดยสุจริต และได้จดทะเบียนสิทธิโดยสุจริตแล้ว

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 1382

ข้อความเต็ม

บุคคลใดครอบครองทรัพย์สินของผู้อื่นไว้โดยความสงบและโดยเปิดเผยด้วยเจตนาเป็นเจ้าของ ถ้าเป็นอสังหาริมทรัพย์ได้ครอบครองติดต่อกันเป็นเวลาสิบปี ถ้าเป็นสังหาริมทรัพย์ได้ครอบครองติดต่อกันเป็นเวลาห้าปีไซร้ ท่านว่าบุคคลนั้นได้กรรมสิทธิ์

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 1375

ข้อความเต็ม

ถ้าผู้ครอบครองถูกแย่งการครอบครองโดยมิชอบด้วยกฎหมายไซร้ ท่านว่าผู้ครอบครองมีสิทธิจะได้คืนซึ่งการครอบครอง เว้นแต่อีกฝ่ายหนึ่งมีสิทธิเหนือทรัพย์สินดีกว่าซึ่งจะเป็นเหตุให้เรียกคืนจากผู้ครอบครองได้การฟ้องคดีเพื่อเอาคืนซึ่งการครอบครองนั้น ท่านว่าต้องฟ้องภายในปีหนึ่งนับแต่เวลาถูกแย่งการครอบครอง

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 58 ทวิ

ข้อความเต็ม

เมื่อได้สำรวจรังวัดทำแผนที่หรือพิสูจน์สอบสวนการทำประโยชน์ในที่ดินตามมาตรา ๕๘ แล้ว ให้พนักงานเจ้าหน้าที่ออกโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ แล้วแต่กรณี ให้แก่บุคคลตามที่ระบุไว้ในวรรคสอง เมื่อปรากฏว่าที่ดินที่บุคคลนั้นครอบครองเป็นที่ดินที่อาจออกโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ได้ตามประมวลกฎหมายนี้ บุคคลซึ่งพนักงานเจ้าหน้าที่อาจออกโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ตามวรรคหนึ่งให้ได้ คือ (๑) ผู้ซึ่งมีหลักฐานการแจ้งการครอบครองที่ดิน มีใบจอง ใบเหยียบย่ำ หนังสือรับรองการทำประโยชน์ โฉนดตราจอง ตราจองที่ตราว่า “ ได้ทำประโยชน์แล้ว ” หรือเป็นผู้มีสิทธิตามกฎหมายว่าด้วยการจัดที่ดินเพื่อการครองชีพ (๒) ผู้ซึ่งได้ปฏิบัติตามมาตรา ๒๗ ตรี (๓) ผู้ซึ่งครอบครองที่ดินและทำประโยชน์ในที่ดิน ภายหลังวันที่ประมวลกฎหมายนี้ใช้บังคับ และไม่มีใบจอง ใบเหยียบย่ำ หรือไม่มีหลักฐานว่าเป็นผู้มีสิทธิตามกฎหมายว่าด้วยการจัดที่ดินเพื่อการครองชีพ เพื่อประโยชน์แห่งมาตรานี้ ผู้ซึ่งมีหลักฐานการแจ้งการครอบครองที่ดินตามวรรคสอง (๑) ให้หมายความรวมถึงผู้ซึ่งได้ครอบครองและทำประโยชน์ในที่ดินต่อเนื่องมาจากบุคคลดังกล่าวด้วย สำหรับบุคคลตามวรรคสอง (๒) และ (๓) ให้ออกโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ แล้วแต่กรณี ได้ไม่เกินห้าสิบไร่ ถ้าเกินห้าสิบไร่ จะต้องได้รับอนุมัติจากผู้ว่าราชการจังหวัดเป็นการเฉพาะรายทั้งนี้ ตามระเบียบที่คณะกรรมการกำหนด ภายในสิบปีนับแต่วันที่ได้รับโฉนดที่ดินหรือหนังสือรับรองการทำประโยชน์ตามวรรคหนึ่ง ห้ามมิให้บุคคลตามวรรคสอง (๓) ผู้ได้มาซึ่งสิทธิในที่ดินดังกล่าวโอนที่ดินนั้นให้แก่ผู้อื่น เว้นแต่เป็นการตกทอดทางมรดก หรือโอนให้แก่ทบวงการเมือง องค์การของรัฐบาลตามกฎหมายว่าด้วยการจัดตั้งองค์การของรัฐบาล รัฐวิสาหกิจที่จัดตั้งขึ้นโดยพระราชบัญญัติ หรือโอนให้แก่สหกรณ์เพื่อชำระหนี้โดยได้รับอนุมัติจากนายทะเบียนสหกรณ์ ภายในกำหนดระยะเวลาห้ามโอนตามวรรคห้า ที่ดินนั้นไม่อยู่ในข่ายแห่งการบังคับคดี

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 538

ข้อความเต็ม

เช่าอสังหาริมทรัพย์นั้น ถ้ามิได้มีหลักฐานเป็นหนังสืออย่างหนึ่งอย่างใดลงลายมือชื่อฝ่ายที่ต้องรับผิดเป็นสำคัญ ท่านว่าจะฟ้องร้องให้บังคับคดีหาได้ไม่ ถ้าเช่ามีกำหนดกว่าสามปีขึ้นไป หรือกำหนดตลอดอายุของผู้เช่าหรือผู้ให้เช่าไซร้ หากมิได้ทำเป็นหนังสือและจดทะเบียนต่อพนักงานเจ้าหน้าที่ ท่านว่าการเช่านั้นจะฟ้องร้องให้บังคับคดีได้แต่เพียงสามปี

ตรงตามข้อความในราชกิจจานุเบกษา / สำนักงานคณะกรรมการกฤษฎีกา (Verbatim from the Royal Gazette / Office of the Council of State)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

มาตรา 86

ข้อความเต็ม

คนต่างด้าวจะได้มาซึ่งที่ดินก็โดยอาศัยบทสนธิสัญญาซึ่งบัญญัติให้มีกรรมสิทธิ์ในอสังหาริมทรัพย์ได้ และอยู่ในบังคับบทบัญญัติแห่งประมวลกฎหมายนี้ด้วย ภายใต้บังคับมาตรา ๘๔ คนต่างด้าวดังกล่าวจะได้มาซึ่งที่ดินเพื่อใช้เป็นที่อยู่อาศัย ประกอบกิจการในทางพาณิชยกรรม อุตสาหกรรม เกษตรกรรม การสุสาน การกุศลสาธารณะ หรือการศาสนา ต้องเป็นไปตามเงื่อนไขและวิธีการซึ่งกำหนดโดยกฎกระทรวง และต้องได้รับอนุญาตจากรัฐมนตรี

ข้อความจากฐานข้อมูลประมวลกฎหมายของเรา โปรดตรวจสอบกับข้อความทางการ (Thai text from our annotated code. Check it against the official text.)

มาตราพร้อมหมายเหตุของเราข้อความทางการ

Français

Article 1

Définit notamment terrain (y compris montagnes, cours d'eau, lacs, îles, rivage), droits fonciers (propriété et droit de possession), bai chong, certificat d'utilisation, titre foncier (chanote), arpentage, organisme public, comité, agent compétent, directeur général et ministre.

résumé non officiel

Notre article annotéTexte officiel

Article 4 bis

Le transfert de la propriété ou du droit de possession d'un terrain avec chanote ou certificat d'utilisation doit être fait par écrit et enregistré auprès de l'agent compétent.

résumé non officiel

Notre article annotéTexte officiel

Article 1299

Sous réserve de la loi, l'acquisition par acte juridique d'un immeuble ou d'un droit réel immobilier n'est parfaite que par écrit et enregistrement. Acquis autrement, le droit non enregistré n'autorise aucune mutation au registre et est inopposable au tiers de bonne foi, à titre onéreux, ayant enregistré de bonne foi.

résumé non officiel

Notre article annotéTexte officiel

Article 1382

Celui qui possède le bien d'autrui paisiblement, publiquement et avec l'intention d'être propriétaire acquiert la propriété après dix ans de possession continue pour un immeuble, cinq ans pour un meuble.

résumé non officiel

Notre article annotéTexte officiel

Article 1375

Le possesseur illégalement dépossédé peut récupérer la possession, sauf droit supérieur de l'autre partie. L'action doit être intentée dans l'année de la dépossession.

résumé non officiel

Notre article annotéTexte officiel

Article 58 bis

Après l'arpentage, l'agent délivre chanote ou certificat aux personnes éligibles; pour les cas (2) et (3), cinquante rai maximum sauf approbation du gouverneur. Les personnes du cas (3) ne peuvent céder pendant dix ans, sauf succession et exceptions; le terrain est alors insaisissable.

résumé non officiel

Notre article annotéTexte officiel

Article 538

Le bail immobilier n'est exécutoire en justice que s'il existe un écrit signé par la partie tenue. Au-delà de 3 ans, ou pour la vie du preneur ou du bailleur, sans écrit et enregistrement, il n'est exécutoire que pour 3 ans.

résumé non officiel

Notre article annotéTexte officiel

Article 86

L'étranger ne peut acquérir un terrain qu'en vertu d'un traité accordant la propriété immobilière, sous réserve du présent code. Sous réserve de l'article 84, l'acquisition pour habitation, commerce, industrie, agriculture, sépulture, bienfaisance publique ou religion suit les conditions et procédures d'un règlement ministériel et requiert l'autorisation du ministre.

résumé non officiel

Notre article annotéTexte officiel

Supreme Court decisions

• 8015/2551 (2008): An Unregistered Superficies Still Binds the Parties Who Signed It: Just Not Third Parties
• 4655/2566 (2023): A 30+30+30 Lease Paid Up Front: the Renewal Promise Is Void, the First 30 Years Stand
• 6763/2541 (1998): A Promise to Renew a Lease Is a Personal Right and Does Not Bind a Later Transferee of the Land
• 2690/2538 (1995): Nominee Land for a Foreigner: Not Wholly Void, but a Good-Faith Buyer Takes Priority

Sources

• Land Code, Office of the Council of State, retrieved 31 October 2026
• Civil and Commercial Code, Office of the Council of State, retrieved 31 October 2026
• deka.supremecourt.or.th, Supreme Court of Thailand decisions database (copy held in our library), retrieved 19 February 2026

2. The Four Categories of Land Documents in Thailand

Thailand’s land documentation system is more complex than most Western jurisdictions. Rather than a single title registry, land documents are issued by different government agencies with vastly different legal effects. If you are considering buying property in Thailand, understanding this system is the first step. We classify all Thai land documents into four categories based on the issuing authority and the level of legal protection they provide:

Category	Issuing Authority	Documents	Legal Nature	Expat Risk
1. Land Department Titles	Department of Lands กรมที่ดิน	Chanote, NS3G, NS3, SK1	Ownership to notification of possession	Low to High
2. Agricultural Reform	ALRO สปก.	SPK 4-01 (ส.ป.ก. 4-01)	Agricultural allotment (restricted)	Avoid
3. Treasury Department	Treasury Department กรมธนารักษ์	Ratchaphatsadu registry (ที่ราชพัสดุ)	Government-owned; lease only	Special
4. No Title Deed	SAO / Various อบต.	Por Bor Tor 5, Nor Kor 3	Tax receipt / informal claim	Avoid

3. Category 1: Land Department Titles (เอกสารสิทธิ์จากกรมที่ดิน)

The Department of Lands (กรมที่ดิน) issues the primary land title documents in Thailand under the Land Code Act B.E. 2497 (1954). These range from full freehold ownership (Chanote) down to a mere notification of possession (Sor Kor 1). Understanding the hierarchy is essential because the legal rights, registrable real rights, and risk levels are dramatically different.

3.1. Chanote (โฉนดที่ดิน / นส.4 จ.), Full Freehold Ownership

✅ Verdict: SAFE to Invest

The Chanote is Thailand’s gold standard of land ownership. It confers full freehold title (กรรมสิทธิ์) with GPS-surveyed boundaries and concrete marker posts. All real rights (leases, mortgages, usufructs, superficies) can be registered unconditionally.

The Chanote title deed (โฉนดที่ดิน) is the highest level of land document in Thailand.Its formal name is Nor Sor 4 Jor (น.ส.4 จ.). It is identified by the Red Garuda emblem (ตราครุฑสีแดง) and confers full ownership recognized by law, subject to adverse possession (CCC Section 1382).

Key Features of a Chanote

Survey Precision: Chanote land is surveyed using GPS grid coordinates with physical concrete marker posts (หลักเขตที่ดิน) planted at each boundary corner. This greatly reduces the boundary ambiguity that plagues lower-tier documents.

Example of a Red Chanote, or full Chanote, also called Nor Sor 4 Jor.

Full Ownership Rights: The holder has complete legal ownership (กรรมสิทธิ์), not merely a possessory right. The owner can sell, subdivide, mortgage, lease, grant usufructs, and grant superficies, all registrable at the Land Office. For a comparison of these real rights, see Lease, Usufruct, and Sap Ing Sith in Thailand.

Reading the Chanote: The front page shows the Red Garuda, deed number, and land area in Rai-Ngan-Wah (ไร่-งาน-ตารางวา). It also lists the survey map and the registered owner. The back page is just as important. It has the encumbrance index (สารบัญจดทะเบียน). This list shows all registered rights, mortgages, leases, seizures, and notes. For a detailed walkthrough, see our guide on how to read a title deed in Thailand.

A key feature of the Chanote is its high level of boundary accuracy. The land is surveyed with modern tools like GPS. Boundaries are marked with permanent, numbered concrete posts. This precision greatly reduces the risk of future boundary disputes with neighbors. Banks accept Chanote titles for financing because they are clear and secure. This makes transactions easier for both buyers and sellers.

Adverse Possession Warning: Even Chanote land is subject to adverse possession (การครอบครองปรปักษ์) under CCC Section 1382. If someone else openly possesses your Chanote land for 10 continuous years, they acquire ownership by law, and a court order is what lets them register it. Until it is registered, that ownership cannot be raised against a buyer who paid for the land and registered in good faith (CCC Section 1299 paragraph two), but a buyer who could see someone else in possession may not be in good faith. Never leave Chanote land unattended and unfenced. Consider protecting your property through proper Thai inheritance law and a last will in Thailand. See Supreme Court authority below.

3.2. Nor Sor 3 Gor (น.ส.3 ก.), Confirmed Right of Possession

⚠️ Verdict: VIABLE with Conditions

NS3G confers a strong possessory right and allows registration of real rights. It is often upgradeable to Chanote. However, these boundaries rely on aerial surveys, not concrete marker posts. This creates a risk of differences between the documented and actual boundaries.

The Nor Sor 3 Gor (น.ส.3 ก.) carries the Green Garuda emblem (ตราครุฑสีเขียว) and represents a confirmed right of possession (สิทธิครอบครอง). It is a significant step below Chanote in legal weight because it confers possession, not ownership.

Boundaries: NS3G boundaries are derived from aerial photograph survey points rather than GPS ground surveys. There are no physical concrete marker posts. This creates a measurable risk of boundary discrepancy when the aerial coordinates are translated to ground level.

Registrable Rights: Despite being a possessory document, the Land Office will register leases, mortgages, usufructs, and superficies on NS3G land. Unlike the lower Nor Sor 3, NS3G transactions are exempt from the mandatory 30-day public notice period.

Upgrade Path: NS3G can be upgraded to Chanote by petitioning the Land Department for a GPS ground survey. If no boundary objections are raised by adjoining landowners, the upgrade typically proceeds. However, upgrades are not guaranteed and depend on land status, neighbor cooperation, and the local Land Office’s processing queue.

Deal Structuring Tip: If purchasing NS3G land with an upgrade promise, never pay the full Chanote-equivalent price. The Sale and Purchase Agreement should include a pro-rata price adjustment clause based on the GPS-verified area. Any upgrade promise should be treated as potential upside, not guaranteed value.

3.3. Nor Sor 3 (น.ส.3), Right of Possession (Unsurveyed)

⚠️ Verdict: HIGH RISK, Proceed Only with Extreme Caution

NS3 has unsurveyed boundaries and a high risk of boundary disputes.Any transaction requires a mandatory 30-day public notice. Best treated as a risk-discounted asset requiring upgrade before closing.

The Nor Sor 3 (น.ส.3) carries the Black Garuda emblem (ตราครุฑสีดำ) and represents a basic right of possession. The main problem is that NS3 boundaries are not surveyed. They rely on rough, often vague descriptions, such as natural landmarks.

Mandatory 30-Day Notice: Any NS3 land transaction (sale, lease, or mortgage) needs a 30-day public notice (ประกาศ 30 วัน). The notice must be posted at the Land Office. It must also be posted at the District Office (อำเภอ). It must also be posted at the property site. During this period, any third party may file an objection, immediately freezing the transaction. For example, you can register a usufruct on this kind of title deed but you must make a 30-Day notice first. They notifications are normally public and placed according to the regulation.

Supreme Court Authority: In คำพิพากษาศาลฎีกาที่ 4423/2534 (Decision No. 4423/2534), the Supreme Court addressed an NS3 land boundary dispute. Both parties claimed the disputed area was within their NS3 boundaries. Each side genuinely believed the disputed trees stood on their own land, and on that basis the Court held the matter civil rather than criminal. The wider point about unsurveyed NS3 boundaries is ours, not the Court’s.

One-Year Dispossession Rule: Under CCC Section 1375, possessory rights under NS3 can be lost after one year. This period is much shorter than the 10-year adverse possession period for Chanote. This is a critical risk for absentee owners.

3.4. Sor Kor 1 (ส.ค.1), Notification of Possession (Legacy Claim)

❌ Verdict: NOT a Title Deed, Walk Away from Purchases

Sor Kor 1 is a notification of land use from the 1950s-1970s. It does NOT grant ownership. You cannot transfer it at the Land Office. You cannot register real rights on it. This includes leases and mortgages. The Land Department stopped issuing new SK1 documents in 1972.

The Sor Kor 1 (ส.ค.1) is a historical notification document from the Land Code Act B.E. 2497 era. It was issued to occupants who claimed possession of land before formal surveying programs reached their area. Boundaries are described using vague geographical references (“from the large tree to the riverbank”), making verification nearly impossible.

Example of a Sor Kor 1 notification of possession.

Transfer Limitations: SK1 cannot be transferred through the Land Office registration system. Possession passes by handing over the land itself (CCC Section 1378), not the paper. Nothing is registered, so the buyer gets no registered title, although a person who took over possession from the holder can later apply for a title under Land Code sections 58 bis and 59.

Upgrade Process: A holder of a Sor Kor 1, or someone who took over possession from the holder, can apply to the Land Office for a Chanote under Land Code sections 58 bis and 59, and no court order is needed to apply. The official issues it only if the land qualifies, so the outcome is not guaranteed, and a party unhappy with the Land Office’s ruling on a dispute has 60 days to go to court (section 60).

4. Category 2: Agricultural Reform Land (ที่ดิน ส.ป.ก. 4-01)

❌ Verdict: PROHIBITED for Foreigners, Non-Starter

SPK 4-01 land is allocated exclusively to qualifying Thai farmers by ALRO. It cannot be sold, leased to foreigners, mortgaged commercially, or used for non-agricultural purposes. Even the 2024-2026 “agricultural Chanote” conversions retain these restrictions.

This is an example of Sor Por Kor 4-01. (ส.ป.ก. 4-01).

SPK 4-01 (ส.ป.ก. 4-01) is issued under the Agricultural Land Reform Act B.E. 2518.It is managed by the Agricultural Land Reform Office (สำนักงานการปฏิรูปที่ดินเพื่อเกษตรกรรม / สปก.). This land was originally state-owned forest or public land allocated to impoverished Thai farmers for agricultural use.

Strict Transfer and Use Restrictions

Under Section 39 of the Agricultural Land Reform Act, people who get SPK land rights cannot transfer them to others. The only permitted transfers are by inheritance to statutory heirs, or to a farmers’ institution or the ALRO itself for land-reform purposes. The Supreme Court has upheld these restrictions:

Supreme Court Authority: In คำพิพากษาศาลฎีกาที่ 9780/2539 (Decision No. 9780/2539), the Supreme Court confirmed that Section 39 of the Agricultural Land Reform Act prohibits the transfer of SPK land rights. The Royal Decree designating agricultural reform zones also operates to withdraw the land from public domain status, placing it under ALRO control with strict usage conditions.

The 2024-2026 “Agricultural Chanote” Conversion

The Thai government announced a program to convert approximately 1.62 million SPK documents to โฉนดเพื่อการเกษตร (“agricultural title deeds”). Despite the “Chanote” label, these converted documents retain all agricultural use and transfer restrictions. They are NOT equivalent to regular Chanote deeds. Foreigners cannot legally lease, purchase, or benefit from SPK land in any form.

Expat Trap: If a broker offers beachfront or prime farmland at an unusually low price, check if it is SPK 4-01 land. Any claimed sale of SPK land to foreigners is illegal. ALRO will confiscate the land. The buyer will have no legal recourse.

5. Category 3: Treasury Department Land (ที่ราชพัสดุ)

⚠️ Verdict: LEASE ONLY, Special Government-Owned Land

Ratchaphatsadu (ที่ราชพัสดุ) land is owned by the Thai state and managed by the Treasury Department. It cannot be purchased, but can be leased under strictly regulated terms. Many prominent properties in Bangkok sit on Ratchaphatsadu land.

Treasury land (ที่ราชพัสดุ), governed by the Ratchaphatsadu Land Act B.E. 2518 (1975) and its successor B.E. 2562 (2019), is state-owned property managed by the Treasury Department (กรมธนารักษ์) under the Ministry of Finance. This category includes government buildings, military installations, and commercial land leased to private parties.

Lease Terms: Under the Ministerial Regulation on the Exploitation of Ratchaphatsadu B.E. 2564 (clause 9), a lease may not exceed 30 years. The exception is a commercial or industrial lease under the Lease of Immovable Property for Commercial and Industrial Purposes Act B.E. 2542, which may run up to 50 years but needs the Minister’s prior approval. Leases are granted by the Treasury Department, normally by auction; the Ratchaphatsadu Land Committee (คณะกรรมการที่ราชพัสดุ) must approve a deal only where the land is worth more than 500 million baht (Ratchaphatsadu Land Act B.E. 2562, Section 28; Ministerial Regulation B.E. 2564, clauses 9 and 15).

Foreigners and Ratchaphatsadu: Neither the Ratchaphatsadu Land Act nor its 2021 regulation bars a foreigner from leasing; each lease invitation sets its own qualifications. Foreign-majority companies with Board of Investment (BOI) promotion may also negotiate commercial leases with Treasury approval.Joint ventures with Thai majority control may also negotiate these leases. For more on foreign ownership restrictions in Thailand, see our dedicated guide.

Read More: For a comprehensive guide to Ratchaphatsadu land law including lease procedures, fees, Supreme Court decisions, and the 99-year lease proposal, see our dedicated article: Ratchaphatsadu Land in Thailand: Complete Legal Guide.

6. Category 4: Land Without Title Deeds (ที่ดินไม่มีเอกสารสิทธิ์)

❌ Verdict: AVOID ENTIRELY, Zero Legal Protection

Land in this category has no Land Department title deed. The most common document encountered is the Por Bor Tor 5 (ภ.บ.ท.5), which is a local tax receipt, NOT a land title. The Land Department will refuse to register any transaction on such documents.

6.1. Por Bor Tor 5 (ภ.บ.ท.5), The “Grass Tax” Receipt

The Por Bor Tor 5 (ภ.บ.ท.5) is issued by the Subdistrict Administrative Organization (องค์การบริหารส่วนตำบล / อบต.). It is a record of local maintenance tax payments. It is NOT a title deed and does NOT prove land ownership. It merely records that someone paid a nominal “grass tax” (ภาษีบำรุงท้องที่) on a piece of land. For an in-depth analysis, read our dedicated guide on Por Bor Tor 5 in Thailand.

ResultWhat PBT5 Cannot Do: The Land Department will not register these for PBT5 land. It will not register a sale. It will not register a lease. It will not register a mortgage. It will not register a usufruct. It will not register a superficies. There is no back-page encumbrance index. Transfer is done informally by crossing out one taxpayer’s name and writing another at the SAO office. This process has no legal weight.

The Island Scam: PBT5 scams are common on tourist islands like Koh Samui, Koh Chang, and Koh Phangan. Cheap “sea-view land” is often offered to unsuspecting foreigners. Agents promise that government upgrades to Chanote are “imminent.” In reality, much PBT5 land overlaps with national park, forest reserve, or military zones, making any upgrade legally impossible.

6.2. Nor Kor 3 (นค.3), Old Surveyed Plots

Nor Kor 3 documents represent old survey-based land records that pre-date the modern titling system. They are encountered infrequently and carry similar limitations to SK1 documents in terms of registrability.

7. Master Comparison Table: All Thai Land Documents

Document	Thai Name	Garuda Color	Issuing Authority	Legal Nature	Survey Type	Registrable Rights	Public Notice	Upgrade Path	Expat Risk
Chanote (NS4J)	โฉนดที่ดิน น.ส.4 จ.	Red 🔴	Dept. of Lands	Full Ownership (กรรมสิทธิ์)	GPS + Concrete markers	All (sale, lease, mortgage, usufruct, superficies)	No	N/A (highest)	Lowest
NS3G	น.ส.3 ก.	Green 🟢	Dept. of Lands	Confirmed Possession (สิทธิครอบครอง)	Aerial survey points	All (sale, lease, mortgage, usufruct, superficies)	No	Chanote (petition + GPS survey)	Low-Med
NS3	น.ส.3	Black ⚫	Dept. of Lands	Right of Possession (สิทธิครอบครอง)	Unsurveyed	Yes (with 30-day notice)	Yes (30 days)	NS3G → Chanote	High
SK1	ส.ค.1	None	Dept. of Lands (ceased 1972)	Notification only (ไม่ใช่เอกสารสิทธิ์)	Vague description	No	N/A	Land Office application (Land Code ss.58 bis, 59)	Extreme
SPK 4-01	ส.ป.ก. 4-01	Blue/Red	ALRO (สปก.)	Agricultural allotment (สิทธิทำกิน)	Varies	No (sale/lease prohibited)	N/A	“Agri Chanote” (restricted)	Prohibited
Ratchaphatsadu	ที่ราชพัสดุ	N/A	Treasury Dept. (กรมธนารักษ์)	Government-owned (lease only)	Government registry	Lease only (max 30-50 yrs)	Treasury Dept.; Committee if land over 500M baht	N/A (state land)	Special
PBT5	ภ.บ.ท.5	None	SAO (อบต.)	Tax receipt only (ไม่ใช่เอกสารสิทธิ์)	None	No	N/A	Uncertain (usually impossible)	Scam Risk

8. Understanding the Garuda Emblem Colors (ตราครุฑ)

The Garuda (ครุฑ) is the mythical half-bird, half-human emblem of the Thai government. Its color on a land document serves as an immediate visual indicator of the document’s legal standing:

Garuda Color	Document	Meaning	Quick Guide
🔴 Red Garuda	Chanote (NS4J)	Full freehold ownership, GPS surveyed	The only document conferring กรรมสิทธิ์ (ownership)
🟢 Green Garuda	NS3G	Confirmed possessory right, aerial surveyed	Strong but not ownership; upgradeable to Chanote
⚫ Black Garuda	NS3	Basic possessory right, unsurveyed	High risk; requires 30-day notice for any transaction

Documents without a Garuda emblem (SK1, PBT5) are not title deeds and should be treated with extreme caution.

9. Land Office Registration Rules Expats Must Know

9.1. Transfers Must Be Registered (การโอนต้องจดทะเบียน)

Under Land Code Section 4 bis, any transfer of ownership or possessory rights to land must be in writing. This rule applies to land with a Title Deed or Utilization Certificate. The transfer must also be registered with the proper official. A private contract or MOU alone is not legally enough. The official Tor Dor 13 (ท.ด.13) transfer agreement must be signed at the Land Office. The registrar must be present.

9.2. Leases Over 3 Years Must Be Registered (เช่าเกิน 3 ปีต้องจดทะเบียน)

Under CCC Section 538, a lease of immovable property for more than three years is enforceable for only three years. This applies unless the lease is in writing and registered by the proper official. This is critical for expatriates relying on 30-year leases, an unregistered lease protects you for only three years. Be aware that 90-year leases are a myth, and understand the reality of automatic lease renewals in Thailand.

9.3. Usufructs and Superficies Must Be Registered

A usufruct (สิทธิเก็บกิน) under CCC Section 1417 and a right of superficies (สิทธิเหนือพื้นดิน) under CCC Section 1410 are registered real rights used by foreigners to secure long-term use of land. Without registration, these rights are not complete as real rights (CCC Section 1299): they can bind the parties who signed, but not a third party such as a later buyer. Also consider the right of habitation, servitude, and Sap Ing Sith as additional real rights available to foreigners. For a cost breakdown, see usufruct agreement costs for foreigners.

Supreme Court Authority: In Supreme Court Decision No. 895/2510 (คำพิพากษาศาลฎีกาที่ 895/2510), the Court ruled that, “a right of superficies is a real right (ทรัพยสิทธิ).” It must be registered with the proper official to be legally valid Without registration, a person who builds on another’s land has no right of superficies and no real right in that land.” Thailand has no formal rule of binding precedent, but this ruling is persuasive authority that every expatriate building on leased land must understand.

9.4. Fees and Taxes at Transfer

The Department of Lands publishes fee and tax guidance for land transactions. Common parts include a 2% transfer fee, a business tax or stamp duty based on holding time, and withholding tax. A reduced rate of 0.01% applies until 30 June 2027 on qualifying residential property up to 7 million baht, but only where the buyer is an individual Thai national, so foreign buyers should budget the full 2%. Exact amounts depend on the seller type, holding period, and property classification. Always confirm at the local Land Office using the Department of Lands fee calculator as a starting point. For step-by-step guidance, see our article on transferring property in Thailand.

10. The Essential Due Diligence Workflow for Expatriates

For the full methodology, read our comprehensive due diligence guide for Thailand.

Step 1: Identify the Document and Issuing Authority

Use the comparison table above. If the document is anything other than a Chanote or NS3G, apply heightened due diligence or walk away.

Step 2: Preliminary Map Check (LandsMaps, Not Legal Proof)

The Department of Lands’ LandsMaps system shows parcel shapes and basic information. However, the Department explicitly warns that LandsMaps is not legal evidence. It is a useful starting point, nothing more.

Step 3: Land Office Registry Verification (ตรวจสอบเอกสารที่กรมที่ดิน)

The Department of Lands will confirm who holds the rights. It will confirm how the owner acquired them. It will list all registered encumbrances, like mortgages, leases, and usufructs. It will confirm any court seizures. It will confirm if it issued a replacement deed. This applies to Chanote and utilization certificates.

Step 4: Scrutinize the Back-Page Encumbrance Index

The back of a Chanote or NS3G reveals the complete registration history. Look for registered mortgages (จำนอง) and registered leases (เช่า). Look for lifetime usufructs (สิทธิเก็บกิน) and court seizures (อายัด). Also look for any notes that restrict transfer.

Step 5: Physical Boundary Verification

For Chanote land, physically locate the concrete boundary markers and verify they match the deed map. If markers are missing or displaced, request a resurvey from the Land Office before proceeding. For NS3G land, an independent surveyor should correlate the aerial survey points with the physical ground.

When to Walk Away: End the transaction right away if: (1) the seller refuses a Land Office search. (2) The deed shows unpaid mortgages or seizures. (3) Boundary markers are missing, and the seller pushes closing without a new survey. (4) The encumbrance index shows a lifetime usufruct for someone else. (5) The claimed owner does not match the registered owner.

11. Supreme Court Decisions: Legal Authority on Title Deeds

The following Thai Supreme Court (ศาลฎีกา) decisions are highly persuasive authority on key title deed issues (Thailand has no formal rule of binding precedent). These rulings strengthen the guidance in this article and demonstrate the real-world consequences of property law violations.

11.1. Adverse Possession on Chanote Land

คำพิพากษาศาลฎีกาที่ 3035/2526
Topic: Adverse Possession (ครอบครองปรปักษ์) on Chanote-titled Land

The plaintiff owned Chanote-titled land (deed No. 310) and sued to remove the defendant’s fence encroaching on the property. The defendant counterclaimed adverse possession, stating they had openly occupied the disputed area for over 20 years with the intention of ownership. The Supreme Court held that where a defendant pleads adverse possession of the disputed land, that counterclaim is directly related to the owner’s claim and must be accepted, so ownership is decided in the same case. The ten-year rule itself is CCC Section 1382, and it applies to Chanote land.

Practical Lesson: Even Chanote ownership is not absolute. Expatriates must physically inspect and maintain their land. Fencing, signage and regular visits show whether anyone else is occupying the land, but they do not stop the ten-year period running against you. Only a lawsuit, or the occupier’s written acknowledgement of your title such as a signed lease, interrupts it (Civil and Commercial Code sections 1386 and 193/14).

11.2. Foreign National Land Ownership

คำพิพากษาศาลฎีกาที่ 981/2524
Topic: Foreigner’s Right to Acquire Land (คนต่างด้าว กรรมสิทธิ์ที่ดิน)

The Supreme Court held that a foreigner may own land with the Minister’s permission. This is allowed under Land Code Section 86, paragraph 2. A contract to buy land is not void just because permission is pending. However, the foreigner cannot transfer ownership without the Minister’s approval. The Court also confirmed that the foreigner’s unmarried partner living on the property was a “servant” (บริวาร).The partner was not seen as an independent occupant.

Practical Lesson: Land purchase contracts by foreigners are legally valid but cannot result in ownership without rare ministerial approval. This is why foreigners use registered leases, usufructs, and superficies instead of attempting outright purchase. For the full picture, see foreigners buying land in Thailand and can foreigners own a house in Thailand.

11.3. Right of Superficies Requires Registration

คำพิพากษาศาลฎีกาที่ 895/2510
Topic: An Unregistered Superficies Is Not a Real Right (สิทธิเหนือพื้นดินต้องจดทะเบียน)

The plaintiff claimed a right of superficies to build on temple land (Wat Yuan, Sam Sen). However, the plaintiff never registered this right with the proper official. The Supreme Court ruled clearly: a right of superficies is a real right (ทรัพยสิทธิ).It must be registered to be legally valid. Without registration, the builder has no real right in the land. When the building was seized and sold at auction, the plaintiff had no standing to prevent its removal.

Practical Lesson: Expatriates who build villas on leased land MUST register both the lease AND the superficies at the Land Office. Verbal permission from the landowner provides zero legal protection. Learn more about building permits as proof of ownership for foreigners.

11.4. NS3 Fraud by Impersonation

คำพิพากษาศาลฎีกาที่ 863/2513
Topic: Impersonating the Registered Owner of NS3 Land (แสดงตนเป็นเจ้าของที่ดินตาม น.ส.3)

The defendants worked together to defraud the plaintiff. The second defendant held himself out to the plaintiff as Mr Ch. Sae Phu (the judgment gives only the initial of his first name), the registered owner of the NS3 land. No document was forged. Believing him, the plaintiff issued a property guarantee certificate, which was then used to obtain bail for a third party before the court. The Supreme Court noted that the defendants gained no property themselves, and held that obtaining the benefit for someone else is dishonest just the same. They were convicted of fraud by impersonation under Criminal Code Sections 341, 342 and 1(1).

Practical Lesson: Always verify the seller’s identity against the Land Office registry. Never accept photocopies of title deeds as proof, demand to see the original at the Land Office.

11.5. Forged Chanote Title Deed

คำพิพากษาศาลฎีกาที่ 5048/2530
Topic: Use of Forged Chanote to Obtain Money (ใช้โฉนดปลอม)

The defendants used a forged Chanote title deed to trick the victim into lending 300,000 Baht. The recorded decision says they used a deed that had been forged; it does not say who forged it. They took the fake deed as collateral. The Supreme Court convicted the defendants for using a forged official document (เอกสารราชการปลอม). It also found that they committed fraud. The Court ruled it was one act that broke several laws. This falls under Criminal Code Section 90.

Practical Lesson: Title deed forgery is a criminal offense in Thailand. Always verify deed authenticity at the Land Office before transferring any money. A Tor Dor 15 title search will reveal discrepancies between a presented deed and the official registry.

11.6. SPK/ALRO Land Transfer Prohibition

คำพิพากษาศาลฎีกาที่ 9797/2558
Topic: ALRO Land Reform Zone Does Not Extinguish Pre-Existing Rights

The Supreme Court ruled that declaring an agricultural reform zone under Section 26 is valid. This section is part of the Agricultural Land Reform Act B.E. 2518. It gives ALRO the power to manage the land.But it does not cancel rights lawfully gained before the Act took effect. However, persons who received SPK allottees have no authority to transfer those allotments outside the ALRO framework. Only ALRO itself can initiate title challenges.

Practical Lesson: If land existed as private property before the ALRO zone was declared, the original rights survive. But land allocated by ALRO under SPK 4-01 remains permanently restricted.

11.7. NS3 Boundary Disputes

คำพิพากษาศาลฎีกาที่ 4423/2534
Topic: Boundary Dispute on NS3 Land (พิพาทเขตที่ดิน น.ส.3)

The plaintiff claimed bamboo trees on their NS3 land were cut by the defendant. The defendant had a long-standing dispute over the same boundary and believed the trees were on their own land. Because each side genuinely claimed the trees as their own, the Supreme Court held the matter to be a civil dispute over ownership rather than a criminal one, and that cutting the trees was therefore not theft under Section 334 of the Penal Code.

Practical Lesson: NS3 boundaries are inherently unreliable. Before purchasing NS3 land, require a boundary confirmation with all adjoining landowners. If any neighbor refuses, walk away.

Summary of Supreme Court Authority

Decision No.	Year (B.E.)	Topic	Key Ruling
3035/2526	2526	Adverse Possession	An adverse-possession counterclaim is directly related to the owner’s claim and must be accepted
981/2524	2524	Foreigner Land	Contract valid but transfer requires ministerial permission
895/2510	2510	Superficies	Must be registered to be a real right; no registration = no real right
863/2513	2513	NS3 Fraud	Impersonating the registered owner of NS3 land is fraud under ss.341 and 342, even where the defendant gains nothing himself
5048/2530	2530	Forged Chanote	Forged Chanote used for collateral = criminal fraud + forgery
9797/2558	2558	ALRO Land	ALRO zone does not extinguish pre-existing private rights
9780/2539	2539	SPK Transfer	Section 39 prohibits transfer of SPK allotments
4423/2534	2534	NS3 Boundary	Where both sides genuinely claim ownership, cutting the disputed trees is a civil matter and not theft under s.334
997/2531	2531	Farm Lease	Pre-existing tenant rights survive sale of leased farmland

12. Thai Land Measurements: Rai, Ngan, Wah (ไร่, งาน, ตารางวา)

All Thai title deeds express land area using the traditional Thai measurement system. Understanding this system is essential for reading title deeds and negotiating property transactions. For a complete reference, see our measurements in Thailand guide.

Thai Unit	Thai Script	Equals	Metric Equivalent	Imperial Approx.
1 Square Wah	1 ตารางวา	1 sq wah	4 sqm	43 sq ft
1 Ngan	1 งาน	100 sq wah	400 sqm	0.099 acres
1 Rai	1 ไร่	4 Ngan = 400 sq wah	1,600 sqm	0.395 acres

Quick Conversion: 1 acre ≈ 2.53 Rai. 1 hectare = 6.25 Rai. These measurements appear on the front page of every Chanote and NS3G document in the format: [X] Rai [Y] Ngan [Z] Square Wah.

13. Common Property Scams Targeting Expatriates

13.1. Selling PBT5 as a “Title Deed”

Unscrupulous agents sell PBT5 tax receipts as real title deeds. They promise, “the government will upgrade it to Chanote soon.” This is almost always false. This is especially true on tourist islands, where land often overlaps protected forests or national park boundaries.

13.2. SPK 4-01 Offered “For Sale”

Agricultural reform land is promoted as cheap investment opportunities. Any claimed sale of SPK land breaks the Agricultural Land Reform Act. It may lead to confiscation and criminal prosecution.

13.3. Forged Title Deeds

The Supreme Court has convicted defendants for using a forged Chanote as loan security in Decision 5048/2530. Decision 863/2513 is a different offence on the same theme: no document was forged there, the defendant simply impersonated the registered owner of NS3 land. These are serious offenses under Thai criminal law. Always verify deed authenticity at the Land Office before transferring any money.

13.4. Nominee Company Structures

Using Thai shell companies (nominee structures) to hold land for foreigners breaks the Land Code. A company with more than 49% foreign capital, or a foreign majority of shareholders, counts as a foreigner for land (section 97). A person who acquires land as agent for a foreigner faces up to two years in prison, a fine of up to 20,000 baht, or both (section 113), and the Director-General can sell land held on a foreigner’s behalf (section 96). Holding shares for a foreigner so that he can run a business in breach of the Foreign Business Act B.E. 2542 is a separate offence: up to three years in prison, a fine of 100,000 to 1,000,000 baht, or both (section 36). Read about Thai nominee shareholders and the recent crackdowns on nominees in Thailand.

13.5. Pre-Agreed “30+30+30” Lease Renewals

For decades, agents sold the concept of three consecutive 30-year leases totaling 90 years. However, pre-agreed lease renewals have no legal enforceability under Thai law. CCC Section 540 caps the maximum lease term at 30 years. Each renewal requires a new agreement between willing parties and fresh registration. See our detailed analysis: 90-Year Lease in Thailand: Myth vs Reality.

14. How to check a title deeds in Thailand and Obtaining Land Documents from the Land Department

In Thailand, the official government body is the Land Department, known formally in Thai as Krom Teedin (กรมที่ดิน). When talking about the local or provincial offices where you do business, people often use the term Samnak Ngan Tee Din (สำนักงานที่ดิน). This means ‘Land Office’. They issue official title deeds. They keep land records and oversee land surveys. They handle property transfers and ensure compliance with land laws. Any registration or transfer of land must go through a Land Office. For land with a Chanote, an inquiry sheet or a Nor Sor 3, Land Code section 72 lets you file at the Department of Lands or at any Land Office, unless the registration needs a public notice or a survey. Check first that the office can take your file.

Obtaining land documents in Thailand involves a formal procedure that requires interaction with the land department. Interested parties must request the land documents they need. These may include title deeds in Thailand, survey maps, and ownership history.

The land department issues a variety of documents to support land ownership and transactions in Thailand. These include title deeds in Thailand, land surveys, and official maps that delineate the boundaries of the land. Each document is important for defining the rights and duties of landowners.

Transferring land ownership requires a formal process at the Land Department. Both buyer and seller must be present (or represented by power of attorney). Key steps include submitting the original title deed, sale agreement, ID documents, and paying applicable transfer fees and taxes. The Land Department reviews the documents. They register the transfer. Then, they update the title deeds in Thailand with the new owner’s name. This officially recognizes their right to the land.

If you want the deed verified before you commit, our Title Deed Check obtains a certified copy from the Land Office, both sides, with an English translation and a lawyer’s report, for 4,900 THB in 3 business days.

ก่อนวางมัดจำ ให้ตรวจสอบโฉนด บริการตรวจสอบโฉนดที่ดิน: สำเนาโฉนดฉบับรับรองจากสำนักงานที่ดิน คำแปล และรายงานจากทนายความ ราคา ฿4,900 ดูบริการตรวจสอบโฉนด → · สัญญาซื้อขายที่ดินและบ้าน ฉบับสองภาษา ฿990 ดูสัญญา →
Title Deed Check: certified Land Office copy, translation and lawyer’s report, 4,900 THB. Bilingual land and house sale agreement, 990 THB.

15. Frequently Asked Questions About Title Deeds in Thailand

Understanding Encumbrances and Registered Rights

Title deeds also record important limitations or third-party rights, known as encumbrances. These can include mortgages (Jumnong), leases (Chao), rights of habitation (Sithi Ar-sai), or usufructs (Sithi Keb Kin). It’s important to check the back of the title deed during due diligence. This is because registered rights can affect the owner’s control and the property’s value. Rights such as usufruct rights or superficies rights in Thailand can be registered on a Chanote and on a Nor Sor 3 Gor or Nor Sor 3 certificate, but not on a Sor Kor 1 or Por Bor Tor 5.

In summary, Thai land title deeds show different levels of rights and security. Chanote (NS4J) provides the best protection. Understanding the specific type of deed associated with a property is fundamental to making an informed purchase decision. Always prioritize comprehensive due diligence and seek professional legal advice.

For expert assistance with property due diligence, title deed verification, and secure land acquisition in Thailand, contact ThaiLawOnline today.

Links:

• Department of Lands in Thailand

Last reviewed: 5 September 2026. Checked against primary sources and corrected: the one-year rule for losing possession of Nor Sor 3 land is Civil and Commercial Code section 1375, not section 1374 (s.1374 governs disturbance of possession, s.1375 governs dispossession), and the adverse-possession case was cited by a number whose two components had been transposed, so it now reads 3035/2526. That case was also read to its disposition and does not hold what it was cited for: the Supreme Court decided that a defendant’s adverse-possession counterclaim is directly related to the owner’s claim and must be accepted, not that ten years’ possession transfers ownership. Verified as correct and left alone: CCC ss.538, 540, 1382, 1410 and 1417, and Penal Code s.90. Not verified against a primary source, and stated here so the date above does not imply more than it should: the Land Code section numbers, the Agricultural Land Reform Act references, the Ratchaphatsadu Land Act reference, the deed-type descriptions, and the transfer-cost figures. One of those needs a reader’s care in the meantime: the 0.01% transfer and mortgage fee applies only where the buyer is an individual Thai national, so a foreign buyer registering under the foreign quota budgets the full 2%, which this page already says and which is worth not losing.