Section 348 — Delivery of registered or immovable property
Statutory text (Thai original)
การบังคับคดีในกรณีที่ศาลพิพากษาให้ลูกหนี้ตามคำพิพากษาส่งคืนหรือส่งมอบทรัพย์เฉพาะสิ่งที่มีทะเบียนกรรมสิทธิ์หรือมีหนังสือรับรองการทำประโยชน์แก่เจ้าหนี้ตามคำพิพากษานั้น ให้เจ้าพนักงานบังคับคดีแจ้งให้พนักงานเจ้าหน้าที่หรือนายทะเบียนดำเนินการจดทะเบียนต่อไป
การบังคับคดีในกรณีที่ศาลพิพากษาให้ลูกหนี้ตามคำพิพากษาส่งคืนหรือส่งมอบอสังหาริมทรัพย์เฉพาะสิ่ง ถ้ามีเหตุขัดขวางหรือเหตุขัดข้องในการส่งคืนหรือส่งมอบอสังหาริมทรัพย์นั้นแก่เจ้าหนี้ตามคำพิพากษา ให้นำบทบัญญัติในหมวด ๔ การบังคับคดีในกรณีที่ให้ขับไล่ มาใช้บังคับโดยอนุโลม
English translation
In the execution of a case where the court gives judgment ordering the judgment debtor to return or deliver to the judgment creditor specific property that has a registered title or a certificate of utilisation, the executing officer shall notify the competent official or the registrar to proceed with registration.
In the execution of a case where the court gives judgment ordering the judgment debtor to return or deliver specific immovable property, if there is an obstacle or difficulty in returning or delivering that immovable property to the judgment creditor, the provisions of Chapter 4 on execution in eviction cases shall apply mutatis mutandis.
This English translation is provided for reference only and has not yet been firm-verified — always rely on the Thai original.
Firm annotation
This section handles the two practical problems that arise when specific property must be delivered: transferring paper title, and clearing physical possession. Paragraph one directs the executing officer to route registered assets, such as titled land or a Nor Sor 3, through the registrar so ownership is formally transferred. Paragraph two, added by the Amendment Act (No. 30) B.E. 2560, imports the eviction machinery of Chapter 4 when an obstacle blocks handover of immovable property. Because the amendment applies retroactively to executions under the transitional rule in Section 21 of that Act, it can govern even judgments given before September 2560.
Why this matters in practice
If you won land or another registered asset, the executing officer can push the transfer through the registrar without the losing party signing anything. But if the loser or their belongings are still on the land, delivery turns into an eviction and follows Chapter 4, which means notices, timelines and possibly officer-assisted removal. Because the new paragraph two applies retroactively, older judgments can now use the eviction route too. Confirm the registration and possession steps early, especially for foreign-owned interests; see our guide to going to court in Thailand.
Supreme Court decisions interpreting this section
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Supreme Court Judgment No. 883/2564 (2021)
Section 348 paragraph two, added by the Amendment Act No. 30 of B.E. 2560, applies retroactively under Section 21 of that Act, so where delivery of specific immovable property is obstructed the Chapter 4 eviction rules apply even to judgments given before the amendment.
In a possession dispute where the land was adjudged to belong to the defendant, the court applied the newly added Section 348 paragraph two, quoting that obstacles to delivering immovable property bring in the Chapter 4 eviction rules, and confirmed the amendment operates retroactively to execution proceedings under Section 21 of the Amendment Act No. 30.
Curated decisions with case numbers verified against the Supreme Court database. English renderings are the firm's editorial translation for study.
Frequently asked questions
How is a judgment ordering transfer of titled land enforced?
Under Section 348, the executing officer notifies the registrar or competent official to register the transfer, so title passes without the losing party's signature.
What if the losing party will not leave the property?
If an obstacle blocks handover of immovable property, Section 348 paragraph two applies the Chapter 4 eviction procedure by analogy, allowing officer-assisted removal.
Does the eviction paragraph apply to older judgments?
Yes. The Supreme Court has held that paragraph two, added by the Amendment Act No. 30 of B.E. 2560, applies retroactively to execution even for judgments given before the Act took effect.