If you’re thinking of buying land or a villa in Phuket, understanding Thailand’s land title system is essential. Not all land is created equal, and the type of title deed directly affects what you can do with the property – especially as a foreigner.

The Most Common Land Titles in Phuket

Map of Phuket and understanding different land title deeds

Here are the main types of land titles you’ll come across:

  • Chanote (Nor Sor 4 Jor): This is the highest form of land title in Thailand. It provides full ownership rights and is surveyed using GPS coordinates. It’s the only title that allows legal subdivision, sale, and development with out restrictions.Preferred for any property purchase, especially by foreign investors.
  • Nor Sor 3 Gor: This title grants full usage rights and is issued by the Land Department. It may not have exact GPS boundaries like Chanote land, but it can be upgraded to Chanote.
    Acceptable for building, but buyers should carry out careful due diligence.
  • Nor Sor Gor: Similar to Nor Sor 3 Gor but less precise. Boundaries may not be fully surveyed.
    Not ideal for high-value purchases – more suited to Thai buyers or land banking.
  • Possessory Right/Sor Kor 1: These are informal or older claims to land and should be avoided by foreign buyers. They are not recognised by the Land Department for legal ownership transfer.

Why This Matters for Foreign Buyers

Foreign nationals cannot own land directly in Thailand, but Phuket land may be purchased through a Thai wife spouse. And many foreigners still purchase villas or lease land long-term. Ensuring the land has a Chanote title is the best way to protect your interests and investment.

Always perform legal due diligence to verify the title, encumbrances, and registered use before committing to any land purchase or lease agreement.

Frequently Asked Questions (FAQs)

  1. What is the best type of land title to buy in Phuket?
    The Chanote title (Nor Sor 4 Jor) is the most secure and precise land title in Thailand. It provides full ownership rights and is ideal for any property purchase or development. Foreigners leasing land or buying through a Thai company should always prioritise Chanote land.
  2. Can foreigners own land in Phuket?
    No, foreigners cannot legally own land in Thailand. However, they can lease land long-term (typically 30 years) or purchase land through a Thai company structure with proper legal safeguards.
  3. Is it safe to buy land with a Nor Sor 3 or Nor Sor 3 Gor title?
    Nor Sor 3 Gor can be acceptable in some cases, especially if it’s upgradeable to Chanote. However, due diligence is essential. Chanote is always the safest option, especially for foreign buyers.
  4. Can a land title be upgraded to Chanote?
    Yes, land with a Nor Sor 3 Gor title can potentially be upgraded to Chanote, subject to certain conditions and local land office approval. A property lawyer can advise on the likelihood of this happening.
  5. What should I check before buying land in Phuket?
    Always ensure:
    The land has a valid Chanote title.
    There are no encumbrances or disputes.
    A proper due diligence check is completed by a reputable lawyer
    The land use aligns with your intended purpose (e.g., residential construction).

Looking to Buy Phuket Land or Buy a Villa in Phuket?

We can guide you through the process – from title checks to safe legal structuring.

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