ตรวจสอบโดย ThaiLawOnline สำนักงานกฎหมายไทยที่ได้รับใบอนุญาตและดำเนินกิจการในประเทศไทยตั้งแต่ปี พ.ศ. 2549 ทนายความผู้รับผิดชอบสำนวน: วิชุดา อรรถเมธากุล, น.ม., ใบอนุญาตเนติบัณฑิตไทย เลขที่ 3149/2556.
อัปเดตล่าสุดเมื่อ 5 กันยายน 2569
เดอะ สำนักงานที่ดิน (สำนักงานที่ดิน, samnak ngan thi din, also called the Land Department office หรือ Land Registry) is the local office of the Department of Lands, part of the Ministry of Interior, where ownership and every real right over land and condominium units in Thailand is registered. Nothing about Thai land changes hands on paper alone: a sale, จำนอง, lease over three years, usufruct, พื้นผิว หรือ การเป็นทาส takes effect only when the competent official at the office holding the title records it on the deed. For a foreigner buying a condo, taking a lease or registering a usufruct, the Land Office is where the transaction actually happens.
สารบัญ
How the Land Office system is organised
Each province has a Provincial Land Office (สำนักงานที่ดินจังหวัด) and, in larger provinces, branch offices (สาขา) covering groups of districts. A plot is registered at the office whose area covers it, and that office keeps the duplicate of the chanote; the owner holds the original and the two must match. District land offices historically handled นอร์ซอร์ 3 land. Condominium units are registered at the same offices, each building having its own register.
The official decides what is registered. ภายใต้ กฎหมายที่ดิน the competent official checks identity, capacity, the title, the foreign ownership rules and the tax position before entering anything on the deed. The office uses its own forms: the Tor Dor 13 sale and purchase agreement, the Tor Dor 21 power of attorney for land and the Or Chor 21 for condominiums. Transactions on Nor Sor 3 land are posted for 30 days before registration; chanote and Nor Sor 3 Gor transactions are completed the same day.
Going to the Land Office as a foreigner
Offices open on weekdays from 8.30 to 16.30; queues are taken from early morning, and a transfer usually takes half a day. Bring the original title deed, passport (with a copy signed on every page), the contract in Thai, and for a condominium purchase the FET form showing the price was brought in from abroad, the juristic person’s debt-free letter and its confirmation that the foreign quota is not full. A Thai spouse buying land attends with the foreign spouse, who signs the declaration that the funds are the Thai spouse’s separate property. Anyone not attending must be represented on the Department’s own power of attorney form.
Fees and taxes are paid at the cashier before the entry is made: the transfer fee of 2% of the appraised value, specific business tax of 3.3% or stamp duty of 0.5%, and withholding tax, all calculated by the office. A mortgage costs 1% of the secured amount, capped at 200,000 baht; a lease costs 1% of the total rent plus 0.1% stamp duty; a usufruct or superficies granted without payment costs a small fixed fee. A temporary reduction of the transfer fee to 0.01% for residential property up to 7 million baht, running to June 2027, applies to Thai buyers only.
The common mistake is paying the seller in full before the queue is called. Payment changes hands at the counter as the official registers the transfer.
Title searches and what the office will not do
Anyone can request a title search on a deed number for a small fee. The office confirms the registered owner, the area and every encumbrance on the back page: mortgages, leases, usufructs, servitudes, court seizures and pending redemption sales. Certified copies of the deed and the registration history are available on request. This search is the foundation of การตรวจสอบสถานะทรัพย์สินอย่างละเอียด; the Department’s online map application is convenient but is not legal evidence, and only a search at the office is.
The Land Office does not check that the price is fair, that the house has a building permit, that the road access is legal or that the seller has told the truth about neighbours and floods. It does not draft or review the contract, and it will not register a foreigner as owner of land, whatever the parties have agreed. It is a registry; a careful buyer arrives with those questions already answered.
คำถามที่พบบ่อย
Which Land Office do I go to in Thailand?
The Provincial Land Office or branch office whose area covers the plot or condominium building. The title deed states the province and district, and the office that issued the deed keeps its duplicate. A transaction cannot be registered at a different office, so check the branch before booking travel.
Can a foreigner do a title search at the Thai Land Office?
Yes. Any person can request a search on a deed number for a small fee and obtain confirmation of the owner, the area and the encumbrances recorded on the back of the deed. Certified copies of the deed and its registration history can also be requested, and a lawyer or agent can do this on the buyer’s behalf.
How much does the Land Office charge to transfer property?
The transfer fee is 2% of the government appraised value, plus specific business tax of 3.3% if the seller is a company or has held the property for less than five years, otherwise stamp duty of 0.5%, plus withholding tax on the seller. The office calculates all of these and they are paid at the cashier on the day.
ดูเพิ่มเติม: chanote, appraised value, property transfer fee and taxes, ทอร์ ดอร์ 21, โฉนดที่ดินในประเทศไทย และ registering a usufruct at the Land Office.
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