en
📍 How to Understand Land Titles in Thailand: A Brief Guide for Investors
Buying land in Thailand isn’t just about picking a beautiful plot. The legal status of the land determines whether you can own, build, and sell it without issues. Let’s break down the land title system so you don’t fall into legal traps.
✅ 1. Full Ownership Rights (Best for Purchase)
✔ Chanote (Nor Sor 4 Jor) – The gold standard. Precise coordinates, 100% protection, can be sold, transferred, and mortgaged.
✔ Nor Sor 3 Gor – Similar to Chanote but with less precise coordinates. Still a safe option.
✔ Nor Sor 3 – Less precise boundaries, but the plot can be sold and transferred.
⚖️ 2. Limited Rights (Cannot Be Sold Without Additional Procedures)
◾ Kor Sor 1 – Right to use without ownership. Can be upgraded to Nor Sor 3.
◾ Sor Por Gor 4-01, 5 – Agricultural land for farmers; cannot be sold, only inherited.
◾ Por Bor Tor 5 – Temporary land use permit, no ownership rights.
🚫 3. Special Lands (Cannot Be Privately Owned)
🌿 National Parks – Fully protected, construction prohibited.
🌲 Forest Reserves – Limited use under exceptional cases.
🏛 State Land – Roads, schools, hospitals, infrastructure.
👑 Crown Land – Owned by the monarchy, private ownership impossible.
⚠️ 4. Risky & Unofficial Categories
⚠ Tor Bor 5 – Land in use, but without legal rights.
⚠ Squatter Land – Unofficial land occupation, no legal documentation.
⚠ Communal Land – Used by communities, private ownership not allowed.
📌 How to Choose Safe Land?
✅ Best options: Chanote or Nor Sor 3 Gor.
✅ Before buying: Always check documents with a lawyer.
❌ Avoid: Unofficial titles and restricted lands.
💡 Land without a clear title is either a risk or an expensive mistake to fix. If you're planning real estate investments in Thailand, understand the land title system in advance.
📌 Save this guide to avoid pitfalls!
