Thailand has its unique system of measurement when it comes to Land. Familiarizing these units of measurements helps buyers of Thai properties navigate the transactions easily. Thai based units of measurements are primiliary used for transactions related to land and landed properties, however for condominiums western units based on square meter are used. Here we will show the relationship between Thai units of measurements when compared to western metric and imperial systems.
1 Square Wah = 4 Square Meters
1 Ngan = 100 Square Wah = 400 Square Meters
1 Rai – 4Ngan (or 400 Square Wah) = 1,600 Square Meters
1 Acre = 2.529 Rai
1 Hectare = 6.25 Rai
Furthermore, these units of measurements are what the Thai government uses in the title deeds. In total there are six main title documents issued by the land department in Thailand based on the extend of ownership that one has over the land, out of these the “Chanote” is the most secure type of title deed, providing full freehold rights to its holders.
Foreigners are not allowed to own land and cannot be named as the owner of land in Thailand but they can be the holder of certain rights like lease and habitation which can be registered in their name on the title deed -
Sor Kor 1
The S.K.1 land document is a notification form of possession of land and has little real rights associated with it. It entitles the holder to occupy and use the land (generally for farming). The person who actually occupies the land may have a better right than the person who has just a notification form. This land may be sold and transferred by inheritance
Security Level: Low; essentially a historical claim to land usage.
Investment Potential: Poor; high risk of disputes and unclear rights.
Nor Sor 2
The N.S.2 is a consent letter issued by the land department to the holder. This document entitles the holder to occupy and use the land for a temporary period of time. The holder has to commence occupation and using the N.S. 2 land within 6 months and has to complete the utilization of the land within 3 years from the receipt of N.S.2. This land may not be sold or transferred except by inheritance.
Security Level: Low; essentially a historical claim to land usage.
Investment Potential: Poor; high risk of disputes and unclear rights.
Nor Sor 3
The N.S.3 is a title deed which shows a person's right to possess a certain plot of land, but the land borders must be confirmed with neighboring plots. There are no so-called parcel points or numbered concrete posts which are hammered into the ground to mark the boundaries of the land. The name showing on the title is the person who has the right to the land and has the legal right to possess the land and use the benefit of the land as an owner (it is not actual full ownership). This right will be recognized by the law and can be used as evidence in any dispute with an ordinary person or the government. It is possible to register a sale or lease and apply and obtain approval to build on this land if building complies with relevant building regulations, zoning and or other laws.
Security Level: Moderate; boundaries are not precisely defined.
Investment Potential: Fair; requires careful due diligence.
Nor Sor 3 Gor
The N.S.3.G has the same legal basis as the Nor. Sor Saam however the boundaries of the land are defined and the land is accurately surveyed in relation to neighboring land areas (the land area parcel points are set by using an aerial survey), the right of use has been confirmed and legal acts concerning the land, such as sale and it is possible to register rights against the land and subdivide the land in smaller plots.
Security Level: High; boundaries are accurately mapped but not physically marked.
Investment Potential: Good; acceptable for most investment purposes.
Nor Sor 3 Kor
The N.S.3.K is similar to the N.S.3 Gor however is surveyed and issued in an area which has no parcel points set by using an aerial survey. This document issued by land officer. There are no restrictions for the use of the land, and it is possible to subdivide the land into smaller plots
Security Level: High; boundaries are accurately mapped but not physically marked.
Investment Potential: Good; acceptable for most investment purposes.
Nor Sor 4 Jor (Chanote)
The N.S.4.J or Chanote is a certificate of true ownership for land and the only true ownership land title deed. Land held under Chanotes are accurately surveyed and GPS plotted in relation to a national survey grid and marked by unique numbered marker posts set in the ground. Chanote titles are found in the more developed areas of Thailand. There are no general restrictions on the use and the land can be sub-divided.
Security Level: Highest possible; definitively establishes boundaries using the national survey grid.
Investment Potential: Excellent; highly valued by both Thai and foreign investors.
Other Specialized Land Documents
Several other land documents exist for specific purposes and conditions:
Por Bor Tor 5 (PBT5)
- Tax payment receipt, not a title deed
- Merely shows that occupier has paid land tax
- Provides no legal ownership rights
- Cannot typically be upgraded to title deed status
- Agricultural land designation with specific usage requirements
- Subject to strict zoning regulations
- Limited development rights
Sor Por Gor 4-01 (SPG4-01)
- Land reform certificate for agricultural purposes
- Cannot be legally bought or sold
- Restricted to agricultural use only
- Transferable only through inheritance
Sor Tor Gor (STG)
- Issued for land in national forest reserves
- Grants right to reside but not ownership
- Cannot be sold; transferable only through inheritance
- Highly restricted usage rights
