Révisé par ThaiLawOnline, un cabinet d'avocats thaïlandais agréé exerçant en Thaïlande depuis 2006. Avocate thaïlandaise en charge du dossier : Wichuda Atthamethakon, LL.M., licence du barreau thaïlandais 3149/2556.
Dernière mise à jour :
Ni Sor 3 (หนังสือรับรองการทำประโยชน์, น.ส.3, also written N.S.3, NS3 ou Nor Sor Sam) is a certificate of utilisation issued by the Department of Lands that confirms the holder’s right to possess and use a plot of land, without conferring ownership and without a precise survey. It sits two steps below the chanote in the Thai hierarchy of land documents. The land can be sold, mortgaged and encumbered at the Bureau foncier, but every registration must first be advertised for 30 days, and the boundaries are described by reference to neighbouring plots and landmarks rather than measured points.
Table des matières
Ce qu'un Nor Sor 3 certifie selon le droit thaïlandais
Le Code foncier de B.E. 2497 distinguishes ownership, which only a chanote records, from the right of possession (สิทธิครอบครอง) that a Nor Sor 3 records. The holder is presumed to be the lawful possessor and may transfer that possession, but the State has never issued a full title for the plot. The document carries a black Garuda emblem and was historically issued by the district land office rather than the provincial office.
Boundaries are the weak point. A plain Nor Sor 3 was drawn up from the applicant’s own description, without aerial photography or a ground survey, so the area and shape on paper often differ from what is fenced on the ground. Because of this, any sale, hypothèque, lease or usufruct on Nor Sor 3 land is registered only after a 30-day public notice posted at the Land Office, the district office and the land itself, during which neighbours and other claimants may object and freeze the transaction.
Points pratiques pour un acheteur ou un preneur étranger
Nor Sor 3 land is common in rural provinces and on the older parts of islands, and it is often priced well below chanote land nearby. It is not worthless, but it demands more work. A lease, usufruct or superficie can be registered on it, so a foreigner can take a real right over Nor Sor 3 land; the registration simply takes longer because of the période de préavis, and some Land Offices ask for a fresh boundary check first.
Ask for the upgrade before completion, not after. The holder can apply to the Land Office for a ground survey and, if the adjoining owners raise no objection, the plot is converted to a chanote. A cautious buyer makes the sale conditional on that conversion, or at least on a surveyor confirming that the plot on the ground matches the certificate. Also confirm that the Nor Sor 3 has not lapsed: possession that is not used or is left in another person’s hands can be lost far faster than titled land. Vérifications nécessaires on Nor Sor 3 land should include the neighbours, not just the paper.
Comparaison des trois documents de possession et de propriété
| Fonctionnalité | Ni Sor 3 | Ni Sor 3 Gor | Chanote |
|---|---|---|---|
| Bien enregistré | Possession | Possession | Possession |
| Survey | None; description only | Photographie aérienne | GPS ground survey with posts |
| Couleur Garuda | Noir | Vert | Rouge |
| Public notice before registration | 30 jours | Aucun | Aucun |
| Loss of right by another’s possession | 1 year (Section 1375 CCC) | 1 an | 10 years (Section 1382 CCC) |
The last row is the one foreigners overlook. Under Section 1375 of the Civil and Commercial Code, a possessor who is dispossessed must sue within one year or lose the right; on Nor Sor 3 land that one-year rule, not the ten-year adverse possession rule, governs. A Nor Sor 3 plot left empty, or occupied by a relative of the seller, can quietly change hands. Nor Sor 3 Gor, with its aerial survey and no notice period, is the safer of the two possessory documents.
Last reviewed: 27 September 2026. Civil and Commercial Code sections 1375, 1377 and 1382 were read in Thai and are correctly applied. The 30-day notice, the Garuda colours, the survey methods and the conversion procedure come from Land Code practice and were not re-read from the Land Code or its ministerial regulations in this review.
Foire aux questions
Un étranger peut-il louer ou acheter un terrain Nor Sor 3 ?
Un étranger ne peut pas acheter de terrain en Thaïlande, quel que soit le document. Un étranger peut enregistrer un bail, un usufruit ou une superficie sur un terrain Nor Sor 3, mais le bureau foncier doit d'abord publier un avis public de 30 jours, et toute objection pendant cette période bloque l'enregistrement jusqu'à ce qu'elle soit résolue.
Le Nor Sor 3 peut-il être transformé en chanote ?
Oui. Le titulaire fait une demande de arpentage du terrain auprès du Bureau foncier. Les propriétaires voisins sont informés et, si personne ne s'oppose aux limites, le bureau émet un chanote en remplacement du Nor Sor 3. Le processus prend généralement quelques mois et il vaut la peine d'être achevé avant que de l'argent ne change de mains.
Quelle est la différence entre le Nor Sor 3 et le Nor Sor 3 Gor ?
Both record a right of possession rather than ownership. Nor Sor 3 Gor was prepared from aerial photographs, has a green Garuda and can be registered without public notice. Plain Nor Sor 3 has a black Garuda, no survey, and every transaction on it needs a 30-day notice.
Voir aussi : Ni Sor 3 Gor, chanote, Sor Kor 1, possession adverse, titres de propriété en Thaïlande ET Comment lire un titre de propriété.
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