Frequently Asked Questions คำถามที่พบบ่อย

The Land Code of Thailand (ประมวลกฎหมายที่ดิน พ.ศ. 2497) is the primary legislation governing land ownership, rights, registration, and transactions throughout the Kingdom. Enacted in B.E. 2497 (1954), it comprises 12 chapters and 140 sections, numbered to 113, that establish the legal framework for all land-related matters. The Code defines fundamental concepts such as "land," "rights in land," and "title deed" under Section 1, and establishes the core principle that land which has not become the property of any person is treated as belonging to the State under Section 2. It replaced earlier fragmented land laws and created a unified system for modern land administration in Thailand.

ประมวลกฎหมายที่ดินคืออะไร? ประมวลกฎหมายที่ดินเป็นกฎหมายหลักที่ใช้ในการควบคุมสิทธิในที่ดิน การจดทะเบียน และการทำธุรกรรมที่ดินทั่วราชอาณาจักรไทย

Related reading: Thai Real Estate Law | Property Law in Thailand

The Land Code was enacted on November 30, 1954 (B.E. 2497) and has been amended many times since. The Land Code Amendment Acts run from (No. 2) B.E. 2521 (1978) to (No. 15) B.E. 2562 (2019), and four Announcements of the Revolutionary Council (Nos. 16, 49, 96 and 334) also amended the Code. The 40 million Baht investment exception for foreigners in Section 96 bis was added by Act (No. 8) B.E. 2542 (1999), after the 1997 economic crisis. Act (No. 12) B.E. 2551 (2008) repealed Chapter 10 (Trade in Land), Sections 101 and 102. The two most recent Acts are both dated B.E. 2562 (2019): Act (No. 14) rewrote the Land Allocation Committee provisions in Sections 14 and 20, and Act (No. 15) rewrote the registration fee rule in Section 104 and repealed Sections 105 to 105 octo.

ประมวลกฎหมายที่ดินประกาศใช้เมื่อวันที่ 30 พฤศจิกายน พ.ศ. 2497 และมีพระราชบัญญัติแก้ไขเพิ่มเติมประมวลกฎหมายที่ดินตั้งแต่ฉบับที่ 2 พ.ศ. 2521 จนถึงฉบับที่ 15 พ.ศ. 2562

Related reading: Thai Real Estate Law

The Department of Lands (กรมที่ดิน), operating under the Ministry of Interior, is the principal government agency responsible for administering land law in Thailand. The Code gives the Director-General of the Department of Lands the duty of caring for and protecting State land under Section 8, and the power to derive benefit from State land that nobody possesses under Section 10. Day-to-day work is done by land officials (เจ้าพนักงานที่ดิน) at provincial and branch Land Offices, who are the competent officials for registering rights and juristic acts under Section 71. The Minister of Interior may set up provincial and branch Land Offices under Section 13, and appoints the other officials who fall within the definition of competent official (พนักงานเจ้าหน้าที่) in Section 1. The working detail is set by ministerial regulations issued under individual sections, such as Section 56 for forms, Section 65 for surveys and Section 103 for fees.

กรมที่ดิน สังกัดกระทรวงมหาดไทย เป็นหน่วยงานหลักที่รับผิดชอบในการบริหารงานที่ดินทั่วประเทศ

Related reading: Property Law in Thailand

Under Section 1 of the Land Code, "rights in land" (สิทธิในที่ดิน) encompasses both ownership rights (กรรมสิทธิ์) and possessory rights (สิทธิครอบครอง). Ownership rights, evidenced by a Chanote title deed as defined in the same section and acquired in the cases listed in Section 3, provide the highest level of legal protection with full rights to sell, mortgage, lease, and inherit. Possessory rights, evidenced by documents such as Nor Sor 3, represent a recognized but lesser right that acknowledges use and occupation of the land. Possessory rights can be upgraded to full ownership through the title deed issuance process established in Chapter 4 (Sections 56 to 64). For any significant property transaction, a Chanote title deed is strongly recommended.

กรรมสิทธิ์คือสิทธิในที่ดินขั้นสูงสุด มีโฉนดที่ดินเป็นหลักฐาน ในขณะที่สิทธิครอบครองเป็นสิทธิที่ได้รับการรับรองแต่มีระดับต่ำกว่า

Related reading: Thai Property Ownership Guide

A Chanote (โฉนดที่ดิน), also known as Nor Sor 4 Jor (น.ส.4 จ.), is the highest and most secure form of land title deed in Thailand. As defined in Section 1 of the Land Code, a Chanote is the official document issued by a competent official as evidence of land ownership (กรรมสิทธิ์). It features GPS-verified boundary surveys with precise coordinates and is registered at the local Land Office with a unique parcel number. The issuance process is governed by Chapter 4 (Sections 56 to 64). A Chanote provides the strongest legal protection and is the only land document recommended for significant property investments.

โฉนดที่ดินเป็นเอกสารแสดงกรรมสิทธิ์ที่ดินขั้นสูงสุดในประเทศไทย มีการรังวัดแนวเขตด้วยระบบ GPS อย่างแม่นยำ

Related reading: Thai Real Estate Law | Thai Property Ownership Guide

Nor Sor 3 Gor (น.ส.3 ก.) is a certificate of utilization with relatively precise boundary data derived from aerial photography. It is a certificate of utilization (หนังสือรับรองการทำประโยชน์) as defined in Section 1, issued by the competent official under Section 58 and Section 58 bis in Chapter 4. While it does not provide full ownership rights like a Chanote, it offers stronger protection than a standard Nor Sor 3. Transfers of Nor Sor 3 Gor land do not require the 30-day public notice period applicable to Nor Sor 3, making transactions faster. It can be upgraded to a Chanote title deed through the survey and issuance process under Chapter 5. Buyers should verify the land status carefully and consider requesting an upgrade before completing any purchase.

น.ส.3 ก. เป็นหนังสือรับรองการทำประโยชน์ที่มีข้อมูลแนวเขตที่ค่อนข้างแม่นยำจากภาพถ่ายทางอากาศ

Related reading: Property Law in Thailand

Nor Sor 3 (น.ส.3) is a certificate of utilization as defined in Section 1, issued by the competent official under Section 58 and Section 58 bis in Chapter 4 of the Land Code. It certifies that the holder has made beneficial use of the land but does not confer full ownership. The boundaries are based on aerial surveys without precise GPS coordinates, making the land area less precisely defined than under a Chanote. Importantly, any transfer of Nor Sor 3 land requires a 30-day public notice period at the local Land Office, during which third parties may object, as governed by Chapter 6 (Registration of Rights). A Nor Sor 3 can be upgraded to a Chanote through the proper survey and application process.

น.ส.3 เป็นหนังสือรับรองการทำประโยชน์ที่รับรองว่าผู้ถือได้ทำประโยชน์ในที่ดิน แต่ไม่ใช่กรรมสิทธิ์เต็มรูปแบบ

Related reading: Thai Real Estate Law

Sor Kor 1 (ส.ค.1) is a notification of possession, the most basic land document recognized under the Land Code. It was filed under Section 5 of the Act Promulgating the Land Code B.E. 2497 rather than under the Code itself, and serves as evidence that a person has notified the authorities of their occupation and use of a particular parcel. A Sor Kor 1 does not grant ownership or even formal possessory rights; it simply records that occupation has been claimed. Critically, Sor Kor 1 land cannot be sold or transferred to another party. It can, however, be inherited, and Section 58 bis lists a holder of evidence of notification of possession among the people to whom the competent official may issue a title deed or certificate of utilization. Whether that route is still open for a particular parcel depends on transitional rules made when the Sor Kor 1 system was closed to new applications, so check the position at the Land Office before buying on the strength of one.

ส.ค.1 เป็นแบบแจ้งการครอบครองที่ดิน เป็นเอกสารที่ดินขั้นพื้นฐานที่สุด ไม่สามารถซื้อขายได้

Related reading: Property Law in Thailand

The Chanote (โฉนดที่ดิน / Nor Sor 4 Jor) provides the strongest and most secure ownership rights in Thailand, as defined in Section 1 of the Land Code. The hierarchy of land documents, from strongest to weakest, is: (1) Chanote, full ownership with GPS boundaries; (2) Nor Sor 3 Gor, certificate of utilization with aerial survey data; (3) Nor Sor 3: certificate of utilization with less precise boundaries; (4) Sor Kor 1: mere notification of possession, non-transferable. Only a Chanote constitutes a "title deed" under Section 1 and provides conclusive proof of ownership recognized throughout Chapter 6 (Registration of Rights).

โฉนดที่ดินให้สิทธิความเป็นเจ้าของที่แข็งแกร่งและมั่นคงที่สุดในประเทศไทย

Related reading: Thai Property Ownership Guide

Yes, both Nor Sor 3 and Nor Sor 3 Gor can be upgraded to a Chanote title deed through the application and survey process established in Chapter 4 (Documents Showing Rights) and Chapter 5 (Land Survey). The landowner must apply at the local Land Office, after which the Department of Lands will carry out the boundary survey under Sections 65 to 70 bis, the detail of which is set by ministerial regulation under Section 65. The process involves public notification, boundary verification with neighboring landowners, and review by the competent official. Processing times vary depending on the Land Office workload and location, but typically range from several months to over a year. It is advisable to engage a qualified lawyer or surveyor to assist with the upgrade process.

น.ส.3 และ น.ส.3 ก. สามารถยกระดับเป็นโฉนดที่ดินได้ผ่านกระบวนการยื่นคำร้องและการรังวัดที่สำนักงานที่ดิน

Related reading: Thai Real Estate Law

Under Chapter 8 of the Land Code (Sections 86 to 96 ter), foreigners are generally prohibited from owning land in Thailand. Section 86 establishes the fundamental restriction, while Section 96 bis provides a limited exception for foreigners who invest 40 million Baht or more in a qualifying business, with the permission of the Minister of Interior. If a foreigner acquires land in breach of these restrictions, Section 94 requires them to sell it within a period fixed by the Director-General of not less than 180 days and not more than one year, and if they do not, the Director-General sells it. Where land is acquired through a nominee, Section 96 gives the Director-General the same power to sell, and the nominee commits an offence under Section 113.

ตามหมวด 8 ของประมวลกฎหมายที่ดิน ชาวต่างชาติโดยทั่วไปไม่สามารถเป็นเจ้าของที่ดินในประเทศไทยได้ ยกเว้นกรณีตามที่กฎหมายกำหนด

Related reading: Thai Property Ownership Guide | Thai Real Estate Law

Under Section 96 bis of the Land Code, a foreigner who invests 40 million Baht or more in a business or activity that is beneficial to the Thai economy may apply for permission to own up to 1 rai (1,600 square meters) of land for residential purposes. Section 96 bis requires the investment to be maintained for not less than three years, and the land must lie within Bangkok, the Pattaya municipal area, a municipal area, or an area zoned for residence under the town planning law. Permission comes from the Minister of Interior. Under Section 96 ter, a foreigner who breaks the conditions in the ministerial regulation must sell the land within a period fixed by the Director-General of not less than 180 days and not more than one year, failing which the Director-General sells it; and if the land is not used as a residence within two years of the acquisition being registered, the Director-General may sell it.

ตามมาตรา 96 ทวิ ชาวต่างชาติที่ลงทุน 40 ล้านบาทขึ้นไปอาจขออนุญาตถือครองที่ดินได้ไม่เกิน 1 ไร่เพื่อการอยู่อาศัย

Related reading: Thai Property Ownership Guide

Yes, foreigners can legally own a condominium unit in Thailand under the Condominium Act B.E. 2522 (1979), which operates separately from the Land Code. Foreign nationals may own units representing up to 49% of the combined floor area of all the units in a registered condominium building, measured when the condominium is registered (Condominium Act Section 19 bis). The purchase must be funded by foreign currency brought into Thailand and converted through a Thai bank. Condominium ownership provides freehold rights to the individual unit, while common areas are co-owned proportionally. This is the most straightforward method for foreigners to own property in Thailand without the restrictions imposed by Chapter 8 of the Land Code.

ชาวต่างชาติสามารถซื้อคอนโดมิเนียมได้ตามพระราชบัญญัติอาคารชุด โดยมีกรรมสิทธิ์ในห้องชุดได้ไม่เกิน 49% ของพื้นที่ขายทั้งหมด

Related reading: Condominium Act of Thailand | Thai Property Ownership Guide

If a foreigner inherits land in Thailand as a statutory heir, Section 93 of the Land Code lets the Minister of Interior permit the acquisition, provided the land, added to what the foreigner already holds, does not exceed the limits in Section 87. The permission is discretionary rather than automatic, and Section 93 covers only a statutory heir (ทายาทโดยธรรม) under the intestate rules of the Civil and Commercial Code: a foreigner who takes under a will is outside it. Where permission is not given, or the limits would be exceeded, Section 94 applies: the foreigner must sell within a period fixed by the Director-General of not less than 180 days and not more than one year, and if they do not, the Director-General sells the land. The proceeds from the sale belong to the foreign heir.

หากชาวต่างชาติได้รับมรดกที่ดิน ตามมาตรา 93 อนุญาตให้รับมรดกได้ภายในขอบเขตที่กำหนด แต่อาจต้องจำหน่ายภายในระยะเวลาที่กำหนด

Related reading: Thai Property Ownership Guide | Property Law in Thailand

No. Using Thai nominee shareholders to circumvent the foreign land ownership restrictions under Chapter 8 of the Land Code is illegal. The Foreign Business Act B.E. 2542 (1999) prohibits nominee arrangements, and the Land Code deals with them directly. Section 113 makes it an offence to acquire land as the agent of a foreigner, or of a juristic person treated as foreign under Sections 97 or 98: imprisonment up to two years, a fine up to 20,000 Baht, or both. The land itself is not confiscated. Section 96 gives the Director-General power to sell it, applying Section 94, so the holder loses the land but the sale proceeds are theirs. The Department of Lands actively investigates suspected nominee arrangements, and both the foreign national and the Thai nominees may face criminal prosecution. Legal alternatives include long-term leases, condominium ownership, or the Section 96 bis investment route.

การใช้นอมินีไทยเพื่อหลีกเลี่ยงข้อจำกัดการถือครองที่ดินของชาวต่างชาติเป็นสิ่งผิดกฎหมาย ศาลฎีกาได้ยืนยันเรื่องนี้อย่างชัดเจน

Related reading: Thai Real Estate Law

A foreigner cannot directly own land through a Thai spouse. However, under Thai law, a Thai national married to a foreigner may purchase and own land in their own name. The Land Office will require the Thai spouse to sign a declaration confirming that the funds used are their personal property (สินส่วนตัว) and that the foreign spouse has no claim to the land. The foreign spouse must also sign a statement relinquishing any interest in the property. This requirement stems from the restrictions in Section 86 and related provisions of Chapter 8. If the couple divorces, the Thai spouse retains ownership of the land, and the foreign spouse has no legal claim to it under the Land Code.

ชาวต่างชาติไม่สามารถเป็นเจ้าของที่ดินผ่านคู่สมรสไทยได้โดยตรง แต่คู่สมรสไทยสามารถซื้อที่ดินในชื่อของตนเองได้

Related reading: Property Law in Thailand | Thai Property Ownership Guide

A 30-year registered lease is the most common legal alternative for foreigners seeking long-term use of land in Thailand without violating the restrictions in Chapter 8 of the Land Code. Under Chapter 6 (Registration of Rights and Juristic Acts) and Sections 537 to 571 of the Civil and Commercial Code, a lease must be registered at the Land Office to be enforceable beyond three years, with a maximum statutory term of 30 years. While leases cannot be unilaterally renewed, parties may include an option to renew in the lease agreement. The registered lease is recorded on the back of the Chanote and is binding on subsequent purchasers of the land. Lease registration fees are typically 1% of the total rent for the entire lease term.

สัญญาเช่า 30 ปีที่จดทะเบียนเป็นทางเลือกที่พบบ่อยที่สุดสำหรับชาวต่างชาติที่ต้องการใช้ที่ดินระยะยาว

Related reading: Thai Real Estate Law | Condominium Act of Thailand

Land transfers in Thailand are subject to multiple fees and taxes governed by Chapter 11 (Fees, Sections 103 to 106) of the Land Code and the Revenue Code. The standard fees include: (1) a transfer fee of 2% of the government-appraised value, paid at registration; (2) specific business tax of 3.3% of the appraised or actual sale price (whichever is higher), applicable if the land is held less than 5 years; (3) stamp duty of 0.5% if exempt from specific business tax; and (4) withholding income tax calculated on a progressive scale based on the appraised value and duration of ownership. All fees and taxes are paid at the Land Office at the time of registration under Chapter 6. Parties may negotiate the allocation of these costs in their sale agreement.

การโอนที่ดินต้องเสียค่าธรรมเนียมโอน 2% ภาษีธุรกิจเฉพาะ 3.3% อากรแสตมป์ 0.5% และภาษีเงินได้หัก ณ ที่จ่ายตามหมวด 11 ของประมวลกฎหมายที่ดิน

Related reading: Thai Real Estate Law

All land transfers, mortgages, leases, and other juristic acts must be registered at the Land Office where the land is located, as required by Chapter 6 (Registration of Rights and Juristic Acts, Sections 71 to 83). Both the buyer and seller (or their authorized representatives with a power of attorney) must appear in person before the competent official at the Land Office. The official verifies the identities of the parties, reviews the land documents, and records the transaction on the title deed. Under the Civil and Commercial Code Section 456, a sale of immovable property is void if not made in writing and registered with the competent official. Registration creates the legal effect of the transfer and makes it enforceable against third parties.

การจดทะเบียนที่ดินต้องดำเนินการ ณ สำนักงานที่ดินที่ที่ดินตั้งอยู่ ตามหมวด 6 ของประมวลกฎหมายที่ดิน

Related reading: Property Law in Thailand

A land transfer at the Land Office under Chapter 6 requires the following documents: (1) the original title deed (Chanote) or certificate of utilization (Nor Sor 3 / Nor Sor 3 Gor); (2) national identification cards or passports of both buyer and seller; (3) house registration books (ทะเบียนบ้าน) for Thai parties; (4) the completed Land Office transfer application forms (Tor Dor 21); (5) a power of attorney if representatives are acting on behalf of either party; and (6) for married parties, spousal consent or evidence that the property is personal, not marital, property. For Nor Sor 3 transfers, proof of the 30-day public notice period must also be provided. All fees and taxes under Chapter 11 must be paid at the time of registration.

การโอนที่ดินต้องใช้เอกสารหลายรายการ ได้แก่ โฉนดที่ดินฉบับจริง บัตรประชาชน ทะเบียนบ้าน และแบบคำขอโอน

Related reading: Thai Real Estate Law

A land transfer at the Land Office can typically be completed within one business day for Chanote title deeds, provided all documents are in order and both parties are present, as the registration process under Chapter 6 (Sections 71 to 83) is designed for same-day completion. However, transfers involving Nor Sor 3 land require a mandatory 30-day public notice period during which objections may be filed. If a survey is required under Chapter 5, such as in cases of subdivision or boundary disputes, additional time of several weeks to months may be needed. For complex transactions involving multiple parcels, corporate buyers, or properties with encumbrances, the process may take several days to weeks. Engaging a qualified Thai lawyer is recommended to ensure all documentation is properly prepared before attending the Land Office.

การโอนที่ดินที่มีโฉนดสามารถดำเนินการเสร็จภายในหนึ่งวันทำการ แต่การโอน น.ส.3 ต้องปิดประกาศ 30 วัน

Related reading: Property Law in Thailand

Adverse possession (ครอบครองปรปักษ์) is a legal doctrine established under Section 1382 of the Civil and Commercial Code, which provides that a person who peaceably and openly possesses immovable property belonging to another with the intent to be the owner for an uninterrupted period of ten years acquires ownership. Possession by permission, or on the neighbourly footing Thai law calls ถือวิสาสะ, is not possession with the intention of being owner, however long it lasts. Adverse possession cannot be claimed against State land: Section 1306 of the Civil and Commercial Code bars prescription being set up against the State in respect of public domain property, and Section 2 of the Land Code treats land that has not become anyone's property as belonging to the State. A successful adverse possession claim can be registered at the Land Office under Chapter 6, allowing the possessor to obtain a title deed. See also our Supreme Court Decisions page for detailed case analysis.

การครอบครองปรปักษ์ตามมาตรา 1382 แห่งประมวลกฎหมายแพ่งและพาณิชย์ กำหนดว่าผู้ครอบครองโดยสงบและเปิดเผยเกิน 10 ปี ย่อมได้กรรมสิทธิ์

Related reading: Property Law in Thailand | Supreme Court Decisions

Encroachment on state land is a criminal offense under Chapter 12 (Penalties, Sections 107 to 113) of the Land Code. The section that penalises occupying state land today is Section 108 bis, not Section 108, and it sets three levels rather than one. Contravening Section 9 carries imprisonment of up to one year, a fine of up to 5,000 Baht, or both. Where the land is public domain land that the people use in common, or land used specifically for the benefit of the State, the maximum rises to three years or 10,000 Baht or both. Where the area exceeds fifty rai, it rises again to five years or 20,000 Baht or both. On conviction the court may also order the offender, their workers, contractors, agents and dependants off the land, and tools, vehicles and draught animals used in the offence are liable to forfeiture. Section 108 is a different and narrower provision: it deals with people who were already contravening Section 9 before the Revolutionary Council Announcement took effect, and it works in two stages. The official first notifies them in writing to comply with the Committee's regulations, then orders them in writing to leave the land or remove structures within a set time, and the penalty of up to one year or 5,000 Baht or both applies only to disobeying that order. Under Section 2, land that has not become the property of any person is treated as belonging to the State, including national forests, public waterways, and unregistered land. Encroachers may be ordered to vacate and restore the land, and may face additional charges under forest reserve or environmental protection laws.

การบุกรุกที่ดินของรัฐเป็นความผิดทางอาญาตามมาตรา 108 ทวิ แห่งประมวลกฎหมายที่ดิน มีโทษสามระดับ คือ จำคุกไม่เกิน 1 ปี หรือปรับไม่เกิน 5,000 บาท หรือทั้งจำทั้งปรับ ถ้าเป็นสาธารณสมบัติของแผ่นดินที่ประชาชนใช้ร่วมกันหรือที่ใช้เพื่อประโยชน์ของแผ่นดินโดยเฉพาะ จำคุกไม่เกิน 3 ปี หรือปรับไม่เกิน 10,000 บาท หรือทั้งจำทั้งปรับ และถ้าเนื้อที่เกิน 50 ไร่ จำคุกไม่เกิน 5 ปี หรือปรับไม่เกิน 20,000 บาท หรือทั้งจำทั้งปรับ

Related reading: Thai Real Estate Law

Boundary disputes are addressed through the survey procedures established in Chapter 5 (Land Survey, Sections 65 to 70 bis) of the Land Code. When a dispute arises, either party may apply to the Land Office for an official boundary survey. The competent official will conduct a survey, consult neighboring landowners, and attempt to resolve the dispute administratively. Where the dispute arises on an application for a title deed or certificate of utilization, Section 60 gives the competent official power to investigate and conciliate; if the parties still cannot agree, the provincial land officer decides, notifies both sides in writing, and the party who disagrees must sue within sixty days of learning of the order. For a re-survey of the boundaries of an existing Chanote, Section 69 bis applies, and an adjoining owner who neither certifies nor objects within thirty days of written notice can be treated as having no objection. The court may order a judicial survey and render a binding judgment on the boundary line. Boundary disputes involving state land or forest reserves may also involve the Administrative Court.

ข้อพิพาทเรื่องแนวเขตที่ดินสามารถแก้ไขได้ผ่านการรังวัดตามหมวด 5 การวินิจฉัยของคณะกรรมการที่ดิน หรือการฟ้องคดีต่อศาล

Related reading: Property Law in Thailand | Supreme Court Decisions

Chapter 12 (Penalties, Sections 107 to 113) of the Land Code prescribes criminal penalties for various violations. The offences are: (1) taking possession of State land in breach of Section 9 (Section 108 bis): imprisonment up to 1 year, a fine up to 5,000 Baht, or both; up to 3 years or 10,000 Baht where the land is public domain land the people use in common or land used for the benefit of the State; and up to 5 years or 20,000 Baht where the area exceeds 50 rai. On conviction the court may order the offender, their workers, contractors, agents and dependants off the land, and the tools, appliances, draught animals, vehicles and machinery used are forfeited whether or not anyone is convicted. (2) Section 108 is the narrower, older provision for people who were already in breach of Section 9 before the Revolutionary Council Announcement took effect: the official first notifies them in writing to comply with the Committee's regulations, then orders them off the land, and the penalty of up to 1 year or 5,000 Baht or both bites only on disobeying that order. (3) obstructing or failing to assist an official carrying out a survey under Section 66 (Section 108 ter): a fine up to 1,000 Baht, with no imprisonment. (4) damaging or moving a boundary marker or survey monument (Section 67), or failing to comply with Section 74 on registration inquiries (Section 109): a fine up to 2,000 Baht, imprisonment up to 3 months, or both. (5) a foreigner acquiring land in breach of Section 86 (Section 111): a fine up to 20,000 Baht, imprisonment up to 2 years, or both. (6) acquiring land as the agent of a foreigner, or of a juristic person treated as foreign under Sections 97 or 98 (Section 113): a fine up to 20,000 Baht, imprisonment up to 2 years, or both; a juristic person that acquires land in breach of the Code is liable to a fine up to 50,000 Baht under Section 112. (7) not bringing the official to survey your land under Section 58 or 69, or breaching Section 26 or Section 70 (Section 107): a fine up to 500 Baht. Land held in breach of Chapter 8 is not confiscated and the Land Code provides for no deportation: Section 94 requires the holder to sell within a period fixed by the Director-General of not less than 180 days and not more than one year, and if they do not, the Director-General sells it and the proceeds belong to the holder.

หมวด 12 กำหนดโทษสำหรับการฝ่าฝืนประมวลกฎหมายที่ดิน เช่น การเข้ายึดถือครอบครองที่ดินของรัฐตามมาตรา 108 ทวิ การขัดขวางพนักงานเจ้าหน้าที่ในการรังวัดตามมาตรา 108 ตรี การที่คนต่างด้าวได้มาซึ่งที่ดินโดยฝ่าฝืนมาตรา 86 ตามมาตรา 111 และการได้มาซึ่งที่ดินในฐานะตัวแทนของคนต่างด้าวตามมาตรา 113

Related reading: Thai Real Estate Law | Property Law in Thailand