Phuket has long been one of Asia’s premier destinations for tropical living and real estate investment. But not all land on the island is legally suitable for building — and some of it isn’t even legally owned.

Despite improved regulations in recent years, land scams in Phuket still happen. Whether it’s “dirty” land titles, encroachments on protected forest land, or improperly subdivided plots, buying the wrong piece of land can result in severe legal consequences — and total financial loss.

If you’re considering purchasing Phuket land or property in Phuket, it’s essential to understand the risks associated with Thailand’s land title system and how to protect yourself.

What is “Dirty” Land in Thailand?

“Dirty land” refers to land that carries legal problems — either because of its title, history, encroachments, or ownership documentation. These issues might not be visible at first glance, but they can make the land unsellable, unbuildable, or subject to confiscation.

Types of “dirty” land can include:

  • Land with Sor Kor 1 or other untitled claims: These are early evidence of occupation and are not legal title deeds.

  • Land that was improperly upgraded from Sor Kor 1 to Chanote: This is more common than most buyers realise.

  • Encroachment on protected land: Including national parks, forest reserves, or agricultural zones.

  • Unregistered subdivisions: Land broken into smaller plots illegally and sold without proper documentation.

  • Fraudulent sales by non-owners or forged documents.

How These Risks Impact Property Buyers

Even if you’re not buying raw land directly, some villa projects, especially in hillside areas or remote parts of Phuket, may be built on improperly titled land. This exposes buyers to the following risks:

  • Inability to legally register ownership

  • Legal demolition orders for buildings

  • Inability to sell or transfer the property in the future

  • Loss of all investment capital with no legal recourse

Most Common Red Flags for Illegal Land Titles

  • Titles that are not full Chanote or Nor Sor 3 Gor

  • No legal access road registered with the Land Office

  • Plots with abnormally low prices

  • Hillside projects without clear EIA approval

  • Projects near national parks or protected zones

  • Developers pushing for fast reservations with no due diligence window

Why Legal Due Diligence is Essential

Before purchasing any property or land in Phuket, comprehensive due diligence must be carried out by a qualified, independent lawyer. This includes:

  • Verifying the land title with the Land Department

  • Checking access rights and registered servitudes

  • Reviewing zoning laws and permitted use

  • Investigating the legal history and any encumbrances

  • Cross-checking against national park or EIA maps

  • Confirming developer or seller ownership

Buy Smart: Work with Reputable Professionals

Avoiding scams isn’t just about spotting red flags — it’s about having the right team on your side. Thai Residential works closely with some of the most experienced lawyers and surveyors on the island to protect our buyers of Phuket property.

We do not promote projects or properties unless the title is clean, legal, and fully transparent. If there’s a history of red flags, we walk away — and so should you.

FAQ Section

Q: What does “dirty land” mean in Phuket?
A: “Dirty land” refers to land with legal complications — such as improper title documentation, encroachments, or fraudulent ownership history — that can put a buyer’s investment at risk.

Q: What is the safest type of land title in Thailand?
A: The safest and most secure title is a Chanote. It is fully registered with the Land Department and clearly defines legal boundaries.

Q: Can a foreigner safely buy land in Phuket?
A: Foreigners cannot own land in their name but can lease land or purchase via legal structures. Either way, land title must be thoroughly checked by a lawyer.

Q: What happens if I buy land with an illegal title?
A: You may lose the right to occupy or build on the land, face legal battles, and potentially lose your investment entirely.

Q: How can I protect myself from land scams in Phuket?
A: Only work with reputable agents and lawyers, conduct thorough due diligence, and never rush into a deal based on price alone.

Related Reading to Help You Buy Land Safely in Phuket

If you found this article helpful, here are more guides to help you navigate Phuket’s real estate market with confidence:

Thinking of buying Phuket land or property in Phuket? Let our expert team guide you through the safest path.

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