Ownership & the law
Every type of Thai land document you’ll meet on Koh Samui, what each one actually proves, how to read a Chanote front and back, and which titles are safe to buy.
In short
- The Chanote (Nor Sor 4 Jor) is the strongest land title: full ownership with GPS-surveyed boundaries.
- A Nor Sor 3 Gor is a confirmed right of use that can usually be upgraded; acceptable with extra checks.
- Nor Sor 3 is weaker; Sor Kor 1, Sor Por Kor and tax receipts aren’t titles you should buy.
- Condo units have their own title: the Or Chor 2.
- Always check the back of the deed, where leases, mortgages and other rights are recorded.
Every property purchase in Thailand starts with the title deed. It tells you who owns the land, its size and boundaries, and every right registered against it. On Koh Samui you’ll meet several kinds of land document, and they are not equal: some prove full ownership, some prove only a right to use, and some aren’t titles at all. This guide explains each one, how to read it, and which to accept. For the full set of pre-purchase checks, see property due diligence.
General information, not legal advice. Your lawyer should check the title against the Land Office records for any property you buy.
The types of land document
| Document | Thai name | What it proves | Can it be sold? | Our view |
|---|---|---|---|---|
| Chanote | Nor Sor 4 Jor (น.ส.4 จ.) | Full ownership; GPS-surveyed boundaries | Yes | Preferred |
| Nor Sor 3 Gor | น.ส.3 ก. | Confirmed right of use; boundaries surveyed from aerial photos | Yes | Acceptable with checks |
| Nor Sor 3 | น.ส.3 | Right of use; less precise boundaries | Yes, after a 30-day public notice | Higher risk |
| Sor Kor 1 | ส.ค.1 | A claim to possession, not a title | Not in the normal way | Avoid |
| Sor Por Kor 4-01 | ส.ป.ก.4-01 | Agricultural reform land use | No: inheritance only | Avoid |
| Por Bor Tor 5 | ภ.บ.ท.5 | A land tax receipt | No | Not a title |
| Condo title | Or Chor 2 (อ.ช.2) | Ownership of a condo unit | Yes | The title for condos |
The Chanote
A Chanote is the only document that proves full ownership of land. Its boundaries are surveyed and fixed with numbered markers in the ground, tied to the national grid. Look for a red Garuda emblem at the top of the deed.
What’s on the front:
- The title deed number and the land parcel number.
- The location: province, district and sub-district.
- The plot size in rai, ngan and square wah.
- A plan of the plot with its boundary markers.
- The original owner.
What’s on the back: every registered transaction since it was issued, including sales, leases, mortgages, usufructs, superficies, servitudes and seizures. This is where problems show up, so always ask for a copy of both sides and have your lawyer check it against the Land Office record.
The Nor Sor 3 Gor
A Nor Sor 3 Gor confirms that the holder has the right to use the land, with boundaries drawn from aerial photographs. It has a black Garuda emblem. It can be sold, leased and mortgaged, and transfers can be registered without a public notice period.
Many Nor Sor 3 Gor plots on Samui can be upgraded to a Chanote: the Land Office surveys the land, neighbours confirm the boundaries, and a Chanote is issued. It takes time and isn’t guaranteed, especially on hillsides or near forest land.
The Nor Sor 3
A Nor Sor 3 is an older, weaker right of use, with boundaries that aren’t precisely surveyed. A sale or lease requires a 30-day public notice so others can object. Boundary disputes are more common. Treat it with caution and insist on a survey.
Documents that aren’t titles
- Sor Kor 1 is a notification of possession from decades ago, not a title.
- Sor Por Kor 4-01 is land allocated under agricultural land reform. It can’t be sold or leased to outsiders, only passed on by inheritance. Sales of Sor Por Kor land happen, but they aren’t legally valid.
- Por Bor Tor 5 is just a tax receipt showing someone paid land tax.
None of these should be accepted for a purchase.
Land measurements
Thai titles show land in rai, ngan and square wah:
| Unit | Square metres |
|---|---|
| 1 rai | 1,600 m² |
| 1 ngan | 400 m² |
| 1 square wah | 4 m² |
A title reading “1-2-50” means 1 rai, 2 ngan and 50 square wah, about 2,600 m².
The condominium title (Or Chor 2)
A condo unit has its own title deed, the Or Chor 2, showing the unit number, floor, area and the owner’s share of the common property. Foreigners can be registered on it within the building’s 49% foreign quota. See buying a condominium.
How to check a title
- Get copies of both sides of the title deed from the seller.
- Your lawyer searches the Land Office record, which is the authoritative version.
- Match the details: owner, size, location and parcel number.
- Review every entry on the back: leases, mortgages, rights and seizures.
- Check the boundaries on site against the markers, with a surveyor if needed.
- Check access: road frontage or a registered servitude.
Red flags
Watch out
- The seller can only show a photocopy, not the original.
- The land is Sor Por Kor, Sor Kor 1 or a tax receipt.
- The size or location on the title doesn’t match the land you’re shown.
- Unexplained recent transfers, or a pending seizure.
- No legal access shown, or access relying on a neighbour’s goodwill.
Frequently asked questions
The strongest type of land title, proving full ownership with GPS-surveyed boundaries. It’s the title we recommend buyers look for.
It can be, with extra checks on boundaries and history. Many can be upgraded to a Chanote.
No. Sor Por Kor land can’t legally be sold or leased to outsiders.
Get copies of both sides, and have your lawyer check them against the Land Office record.
1 rai, 2 ngan and 50 square wah: about 2,600 square metres.
Not as the landowner. A foreigner’s lease, superficies or other right can be registered on the back of the Chanote.
Want a title checked?
We work with independent lawyers who can check any title before you commit.
General information only, not legal advice.