---

Introduction: Understanding Land Titles in Thailand

 

In our previous article, we briefly mentioned the different land title deeds available in Thailand.

Today, we’ll go deeper — providing a clear, detailed explanation of each title type, how they differ, and what every foreign buyer should know before purchasing property.

Whether you’re planning to invest, retire, or build your dream villa, understanding Thai title deeds is essential.

These documents define who owns the land, how it can be used, and what rights or restrictions apply.

Making the wrong assumption about a title can result in legal complications or even the loss of ownership rights.

At OneStop Hua Hin, our mission is to help clients make informed, secure, and transparent property decisions by verifying every title directly at the Thai Land Department.

---

 

1. Chanote (Nor Sor 4 Jor) — Full Ownership Title

The Chanote (officially Nor Sor 4 Jor) represents the highest form of land ownership in Thailand.

It’s the gold standard for anyone purchasing property or developing land.

Key Highlights:

• Provides full private ownership recognized by Thai law.

• Precisely surveyed with GPS coordinates.

• Can be sold, leased, transferred, or mortgaged freely.

• Ideal for villa projects, condos, and commercial properties.

✅ Best option for buyers who want absolute legal protection.

📍 Common in: Hua Hin, Phuket, Chiang Mai, and major cities.

---

 

2. Nor Sor 3 Gor — Secure and Transferable

The Nor Sor 3 Gor title is nearly equivalent to a Chanote but applies to land still in the official surveying phase.

It’s widely recognized, legally valid, and can often be upgraded to Chanote in the future.

Key Highlights:

• Boundaries are officially measured by the Land Department.

• Can be transferred, leased, or mortgaged without restrictions.

• Provides ownership rights similar to Chanote.

✅ Low-risk title — excellent for investment in developing zones.

---

 

3. Nor Sor 3 — Older Possession Document

A Nor Sor 3 confirms that the owner possesses the land, but it lacks GPS-verified boundaries.

Property lines are described relative to neighboring plots, leaving some room for dispute.

Key Highlights:

• Transferable and recognized by the Land Department.

• Requires re-surveying for boundary accuracy.

• Can be upgraded to Nor Sor 3 Gor or Chanote.

⚠️ Medium-risk title — only proceed after thorough due diligence.

---

 

4. Nor Sor 2 — Temporary Land Use

This is a temporary land occupation title, generally issued for agricultural purposes.

It does not represent legal ownership and cannot be used for property development.

Key Highlights:

• Authorizes land use, not ownership.

• Transferable only by inheritance.

• Can occasionally be upgraded after long-term possession.

🚫 Not suitable for housing or investment.

---

 

5. Sor Kor 1 — Certificate of Possession

The Sor Kor 1 certifies that a person occupies the land but has no registered ownership rights.

It’s a transitional document that can later be converted into higher titles once verified.

Key Highlights:

• Proof of possession, not ownership.
• Not transferable until upgraded.
• Common in rural areas.

⚠️ High-risk — avoid without professional verification.

---

 

6. Por Bor Tor 5 — Tax Payment Receipt

The Por Bor Tor 5 is not a land title — it’s simply a tax receipt showing that the holder pays land use taxes.

It does not confer ownership, transfer rights, or building permission.

Key Highlights:

• Tax documentation only.

• Offers zero protection for buyers.

• Often linked to unregistered or agricultural land.

🚫 Extremely high risk — never buy land under this status.

 

Summary Table: Thai Land Title Deeds

Title Type	Ownership Rights	Transfer Allowed	Survey Accuracy	Risk Level	Ideal Use
Chanote (Nor Sor 4 Jor)	Full	✅ Yes	GPS Exact	🔵 Very Low	Villas, condos, projects
Nor Sor 3 Gor	Strong	✅ Yes	Accurate	🟢 Low	Residential, farmland
Nor Sor 3	Medium	✅ Yes	Approximate	🟠 Medium	Rural land
Nor Sor 2	Temporary	❌ Limited	Poor	🔴 High	Agriculture
Sor Kor 1	Possession	❌ No	None	🔴 High	Rural, unregistered
Por Bor Tor 5	None	❌ No	None	🔴 Very High	Tax only

---

 

 

Foreign Ownership Rules in Thailand

Foreigners cannot directly own land in Thailand, but they can legally:

• Buy condominiums (up to 49% of total project area).

• Lease land for up to 30 years with renewal options.

• Set up a Thai company with proper shareholding.

• Register a usufruct, superficies, or long-term lease to secure usage rights.

 

Every structure has legal implications — professional advice is essential to stay compliant.

---

FAQs — Thai Land Title Deeds & Property Ownership

 

1️⃣ What is the safest land title in Thailand?

The Chanote (Nor Sor 4 Jor) is the most secure and legally protected title deed in Thailand, suitable for any type of investment.

2️⃣ Can a Nor Sor 3 Gor become a Chanote?

Yes. Once the Land Department completes detailed surveying and boundary verification, the title can be upgraded to Chanote status.

3️⃣ Can foreigners own land in Thailand?

Foreigners cannot own land directly but can lease it long-term, buy condos, or register rights such as usufruct or superficies for protection.

4️⃣ What should I check before buying property in Thailand?

Confirm that the title deed is legitimate, check for existing encumbrances, and ensure that the boundaries match the land survey.

5️⃣ Is it safe to buy land with only a Por Bor Tor 5 or Sor Kor 1?

No. These are not ownership titles and provide no legal protection. Always verify the title with professionals before purchase

---

How OneStop Hua Hin Ensures Your Safety

Before finalizing any purchase, OneStop Hua Hin provides:

• Official title deed verification with the Land Department.

• Boundary and GPS survey checks.

• Full due diligence and encumbrance review.

• Contract drafting and transfer registration with legal oversight.

• Contact OneStop Hua Hin if you’re considering buying or leasing property in Hua Hin, let our trusted team handle the paperwork, verification, and legal process for you, our bilingual experts make sure your real estate transaction is safe, compliant, and stress-free.