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Underdstanding Land Structures and Ownership Laws in Thailand

Land Ownership Guide with SiamConsult

Welcome to our step-by-step guide for owning land in Thailand.
At SiamConsult, we know that understanding land ownership in Thailand can feel complicated, especially for foreigners.
We are not real estate brokers. Instead, our role is to act as your trusted intermediary, making sure everything is done correctly from start to finish.
Our goal is to protect your interests and help you avoid legal setbacks.

We help you understand the real facts behind Thai land laws, including which deeds offer absolute security and which carry risks.
You will also find a practical land size calculator on this page, making it easy to compare Thai units with square meters and square feet.

Below, you will also find clear explanations of Thai land deeds.
You also find a simple step-by-step guide showing how to move forward with land or property safely and legally with SiamConsult.
Our support is personal, confidential, and always tailored to your needs.

If you are planning to buy, lease, or develop land in Krabi, Ao Nang, Koh Lanta, Phi Phi Islands, Phang Nga, or Phuket, we are ready to assist.
We can assist you with everything related to doing business and owning property in Thailand, from start to finish. See our Accounting Overview page.

Let SiamConsult guide you step by step, ensuring your investment remains secure and you fully understand the process.
Your paperwork will all be in order, and your experience of making investments in Thailand will be smooth from day one.

Fill out our form, and we will respond to you within three days at a time that suits you best.

Understanding Land Laws & Deeds and Doing Business in Thailand

Starting a business or investing in property as a foreigner in Thailand can be complicated, but it is not impossible.

At SiamConsult, we explain your options step by step and make sure your interests are protected at every stage.

Doing Business & Foreign Ownership Rules

Thailand presents real opportunities for foreign business owners and investors. However, the Foreign Business Act (FBA) restricts foreign ownership in many sectors unless you obtain a Foreign Business License.

Large investors may be approved for BOI promotion and enjoy special exemptions, but a small Thai Limited company faces ownership limits and capital requirements.

Thai law does not permit foreigners to own land directly; however, you can own a condominium unit, which is separate from the land itself. Some rare exceptions exist, but they are challenging to obtain. Breaking these rules has severe penalties.

Secure Ways to Hold Property in Thailand

Foreigners can lease land or property for up to 30 years, with options to renew. Leases must be registered at the Land Office to be legally valid. Leasehold gives secure use, but not ownership. Lease contracts should constantly be reviewed—SiamConsult provides Due Diligence for your security.

You may own a house in your name, even if you do not own the land. This requires registering the house as a separate structure. Some foreigners use a house/land split for added security.

Rights such as usufruct (lifelong use), superficies (the right to own a building), or servitude (the right of access) may also be registered at the Land Office to protect your interests.

Condominium Ownership & Housebook (Tabien Baan)

Foreigners can own condominium units if the building does not exceed the 49% foreign quota. With proper documentation and funds remitted from overseas, you receive a freehold title deed. This is the simplest and most secure way for a non-Thai to own property in Thailand.

The Thai Housebook (Tabien Baan) is an official blue or yellow booklet showing property occupants. It is required for many legal procedures. Foreigners can be registered as non-Thai residents in a yellow housebook, which is helpful for utilities, vehicle registration, and other administrative processes.

Family, Marriage & Company Ownership

If a Thai national married to a foreigner buys land, the Land Office will require the Thai spouse to declare the funds as personal property. The foreign spouse cannot have a legal claim. Companies with Thai majority shareholders are also closely investigated to prevent illegal nominee arrangements. If found to violate the law, the company may be required to sell the land.

Some foreign companies with special approval may hold land, but this is limited and subject to government review and approval. Inheritance as a foreigner is possible, but you may be required to sell the land within a year.

Land Titles, Fees, and Taxes

The most crucial document is the land title deed—“Chanote” means full freehold ownership. Other deeds show limited rights of use or possession. SiamConsult can explain the types of deeds and their significance.

When you transfer a condominium, house, or land, several fees and taxes apply, including the transfer fee, specific business tax, stamp duty, and withholding tax; lease registration also carries a separate fee. SiamConsult helps manage and clarify these costs so you avoid surprises.

SiamConsult—Your Guide in Thailand

SiamConsult guides you through every legal step, explains your safest options, and ensures your investment is protected. We make the rules clear and your decisions safe. If you require personalized guidance or would like to learn more, don’t hesitate to get in touch with our team today.

Criteria	Chanote (Nor Sor 4 Jor)	Nor Sor 3 Gor (NS3K)	Nor Sor 3 (NS3)	Sor Kor 1 (SK1)	Other Certs (Por Bor Tor 5, SPK, etc.)
Ownership	Y	Y	Y	N	N
Transferable	Y	Y	Y	N	N
Long Lease Allowed	Y	Y	Y	N	N
Can Mortgage	Y	Y	Some	N	N
Upgradable	–	Y	Y	Y	N
Recommended for Foreigners	Y	Y	Y*	N	N

Understanding Thailands Land measurements

“Yes*” for NS3 means only with careful legal checks; upgrade strongly recommended.

For full legal explanations and help with any Thai land deed, see the
Thai Land Department (EN) or
Contact SiamConsult.

Thai Land Size Calculator | เครื่องคำนวณขนาดที่ดินไทย

Rai (ไร่)
Ngan (งาน)
Wah² / Sq. Wah (ตารางวา)
Square Meter (ตารางเมตร / SQM)
Square Foot (ตารางฟุต / SQF)

1 Rai (ไร่) = 4 Ngan (งาน) = 400 Sq. Wah (ตารางวา)
1 Ngan (งาน) = 100 Sq. Wah (ตารางวา)
1 Sq. Wah (ตารางวา) = 4 SQM (ตารางเมตร) = 43.06 SQF (ตารางฟุต)
1 SQM (ตารางเมตร) = 10.7639 SQF (ตารางฟุต)

Thai Land Deeds, Types, Pros & Cons

Welcome: Understanding Land Deeds with SiamConsult

Not all land deeds are equal—some offer secure ownership, while others only provide use or possession rights.

We guide you through each type, explain their pros and cons, and help you choose the safest legal options for your needs.

As a foreigner, you cannot own land outright; however, you can lease land long-term or own buildings with proper registration.
Our goal is to ensure you fully understand all your safest legal options in Thailand.

Chanote (Nor Sor 4 Jor)

The highest and most secure land title in Thailand.
Grants full ownership, can be sold, leased, mortgaged, or transferred without restriction.
Most precise boundaries and highest market value.
Eligible for long-term foreign lease registration.
It can be expensive and rare in rural or island areas.
Strict zoning may apply.

Nor Sor 3 Gor (NS3K)

Recognized land certificate with boundaries officially measured (but less precise than Chanote).
Can be sold, transferred, upgraded to Chanote, used for lease, and mortgaged.
Nearly the same rights as Chanote, but more common outside cities.
Some banks may require an upgrade for high-value loans.

Nor Sor 3 (NS3)

Proves use and possession rights—boundaries described but not mapped.
Can be sold, transferred, or upgraded to NS3K or Chanote.
Cheaper but less secure; banks may not accept you for a mortgage.
The upgrade process adds extra steps and cost.
Higher risk of boundary disputes.

Sor Kor 1 (SK1)

An old-style document that only proves possession, not complete ownership.
Land may not be surveyed or mapped.
Cannot be sold or transferred except by inheritance.
Very low cost but unreliable boundaries.
High risk—not suitable for foreign buyers or investors.

Other Certificates (Por Bor Tor 5, Sor Por Kor 4-01)

Indicate use, occupancy, or farming rights, but not ownership.
Common in rural/agricultural areas, it is inexpensive for local use.
Cannot be sold or transferred; not eligible for foreign lease or secure investment.
Significant risk.

Summary

Chanote is the safest and most valuable deed, but it is rare and expensive.
NS3K is almost as secure, more common, and can be upgraded.
NS3 is less secure and riskier; an upgrade is recommended.
SK1 and other certificates are cheap, high-risk, and not for investment.

For full legal explanations and help with any Thai land deed, see the Thai Land Department (EN) or,
Contact SiamConsult for personal advice.

Buying Land in Thailand:
A Step-by-Step Guide with SiamConsult

Are you considering buying land in Thailand?
It’s an excellent opportunity, but the process may differ from what you’re accustomed to in the Western world.

With SiamConsult, you have guidance every step of the way, making sure you understand the unique aspects of Thai property law and how to navigate them safely and effectively.

Let’s walk through the process together, so you know exactly what to expect.

Step 1: Understanding Title Deeds in Thailand

The first thing you need to know is that Thailand has several types of land titles, which determine your ownership rights and the level of security you have.

Chanote (Freehold Title): The most secure title deed you can get in Thailand. It provides full ownership rights and clearly defined boundaries that are officially surveyed and documented. If you’re planning to build or sell the land, a Chanote is the best option.
Nor Sor 3 Gor (Confirmed Certificate of Use): Secure and commonly used, but boundaries are not as precise as Chanote. It can often be converted to a Chanote after further surveying.
Nor Sor 3 (Certificate of Use): Less secure. The land is recognized for use, but boundaries may not be fully defined. More risk and careful checks are needed.
Por Bor Tor 5, Sor Kor 1, etc.: These are the least secure, primarily for agricultural use. Not recommended for foreign buyers seeking security.

Land in Thailand is measured in rai (1 rai = 1,600 square meters, or approximately 17,222 square feet). We added a convenient calculator at the top of this page.
It helps you convert these measurements to square meters or feet, so you always know the size of what you are buying.

Step 2: Conducting Due Diligence

Before making any commitments, it’s essential to verify that everything is in order. At SiamConsult, we help you by:

Verifying Title Deeds: Making sure the title deed is valid, matches the property, and is free from any legal disputes or debt.
Checking Zoning Laws and Building Regulations: We ensure the land complies with all local rules, so you know what you can legally build or develop.
Reviewing Property History: We examine the land’s background for any past legal issues or problems that may affect your ownership.

Step 3: Navigating the Unregulated Real Estate Market

Thailand’s real estate market is less regulated than in many Western countries.
We encourage you to be cautious of self-proclaimed brokers or agents who are unfamiliar with the law. Consider using SiamConsult as your mediator and real estate consultant.
Here’s why you should avoid self-proclaimed brokers or agents:

Risk of Fraud: Unlicensed brokers may not verify title deeds, which can lead to risky deals and financial loss.
Unclear Legal Processes: Without proper guidance, you might miss essential steps in the process, which could affect your investment.
Lack of Expertise: Many agents lack a thorough understanding of the details of Thai property laws, zoning regulations, and foreign ownership restrictions. This can cause problems later.

Always work with licensed professionals, such as SiamConsult, who understand the system and can ensure your purchase remains safe.

Step 4: Understanding Property Taxes and Costs

When purchasing land in Thailand, it’s essential to be aware of the taxes and fees associated with the transaction. See SiamConsults’ full tax table above.

SiamConsult will help you understand and manage these costs:

Transfer Fees: Typically 2% of the appraised value of the property, paid to the Land Department upon transfer.
Withholding Taxes: Usually between 1% to 3% of the property’s assessed value or the sale price, whichever is higher.
Stamp Duty or Specific Business Tax: These rates range from 0.5% to 3.3%, depending on whether the seller is an individual or a company.

We provide a detailed breakdown of all costs, allowing you to plan your budget effectively and avoid any surprises.

Step 5: Securing Your Investment

Foreigners are generally not allowed to own land directly in Thailand; however, there are legal ways to secure an investment.
SiamConsult can help you explore these options:

Long-Term Leases: You can lease land for up to 30 years, with the possibility of renewal.
Usufruct Agreements: This lets you use and enjoy the property for your lifetime, even if you do not own the land itself.
Thai Company Formation: You can form a Thai company to hold land, with strict legal requirements in place to ensure everything is legitimate and compliant.

Step 6: Negotiating and Finalizing the Purchase

Once you have done your due diligence and chosen the right property, SiamConsult can assist you in negotiating the purchase terms.
We draft and review all agreements to ensure they are fair and protect your interests.
Our team guides you from the first negotiation to the final transfer of ownership.

Step 7: Post-Purchase Support

Our service doesn’t stop after you make a purchase. We continue to support you with:

Property Registration: Making sure your property is registered correctly with the Land Department, so your rights are secure.
Legal Compliance: Ensuring you meet all ongoing legal requirements, including local taxes or permits.
Property Management Advice: Guiding you on property care, tenant matters, and tax obligations.

Why Work with SiamConsult?

Buying land in Thailand in a secure way is challenging, but with SiamConsult, you are never alone. We are looking for long-term relationships, not just a quick profit.
With over 16 years of experience, we provide trusted advice and clear, step-by-step guidance. Our personalized service ensures that your property purchase and subsequent administration are as smooth and secure as possible, with your complete understanding and control.

We provide personalized guidance: We listen to your needs and tailor our service to meet your specific requirements.
We commit to Clear Communication: We explain every step in simple language, so you always know what’s happening.
We provide comprehensive support: from your first question to post-purchase, we handle all aspects for you.
We provide Expert Legal Knowledge: Our experienced lawyers make sure every legal detail is correct, protecting your investment at every stage.

Contact Us Today to Start Your Journey

If you’re ready to take the next step, contact SiamConsult.
We’re here to provide all the guidance and support you need to make your property investment in Thailand a success.