Glossary
Thai property terms in plain English: title deeds, ownership rights, fees and taxes, condo terms, and the documents you’ll meet when buying, owning or selling on Koh Samui.
In short
- Thai property documents use many Thai and legal terms that aren’t familiar to foreign buyers.
- This glossary explains each one in plain English, grouped by topic.
- Each term links to the guide that covers it in more detail.
Buying property in Thailand comes with its own vocabulary: Thai document names, legal rights that don’t exist in many other countries, and taxes with unfamiliar names. This glossary explains the terms you’re most likely to meet on Koh Samui, grouped by topic. For the full process, start with buying property in Koh Samui.
Land and title deeds
| Term | Meaning |
|---|---|
| Chanote (Nor Sor 4 Jor) | The strongest Thai land title: full ownership with GPS-surveyed boundaries. See Thai title deeds explained |
| Nor Sor 3 Gor | A confirmed right of use with boundaries from aerial photos; usually upgradeable to a Chanote |
| Nor Sor 3 | A weaker right of use; a sale requires a 30-day public notice |
| Sor Kor 1 | A claim to possession, not a title |
| Sor Por Kor 4-01 | Agricultural reform land; can’t be sold, only inherited |
| Por Bor Tor 5 | A land tax receipt, not a title |
| Rai | A unit of land: 1,600 m² |
| Ngan | A quarter of a rai: 400 m² |
| Square wah (wah) | 4 m²; 100 square wah make a ngan |
| Land Office | The government office that registers titles, leases and rights. Samui has its own |
| Appraised value | The official value used to calculate transfer fees and taxes |
Ownership and rights
| Term | Meaning |
|---|---|
| Freehold | Ownership with no end date. For foreigners, available for condo units. See freehold vs leasehold |
| Leasehold | The right to use property for a fixed term; up to 30 years per registration |
| Foreign quota | The 49% of a condo building’s floor area that foreigners may own |
| Real rights (sap-pha-ya-sit) | Registered rights over land that bind future owners |
| Superficies | The right to own buildings on someone else’s land. See usufruct, superficies and servitudes |
| Usufruct | The right to use land and keep its income, for a term or for life; ends on death |
| Habitation | The right to live in a building, for a term or for life |
| Servitude | A right over a neighbour’s land, such as access, that passes with the land |
| Sap Ing Sit | A tradeable, inheritable right to use land or a condo for up to 30 years; can’t be renewed |
| Nominee shareholder | A Thai shareholder holding shares on paper for a foreigner; illegal for land. See Thai company ownership |
| BOI | The Board of Investment, which can permit promoted businesses to own land |
Buying and selling
| Term | Meaning |
|---|---|
| Reservation agreement | The first agreement, taking a property off the market for a deposit and due diligence period |
| Due diligence | The legal and physical checks before you sign. See property due diligence |
| Sale and purchase agreement (SPA) | The main contract setting the price, payments and completion |
| Off-plan | Buying before or during construction. See buying off-plan |
| Power of attorney | Authority for your lawyer to act for you, for example at the Land Office |
| FET form | The bank document showing foreign currency came into Thailand. See sending money and the FET form |
| Assignment | Transferring your contract or lease to someone else |
Fees and taxes
| Term | Meaning |
|---|---|
| Transfer fee | 2% of the appraised value, paid at the Land Office. See taxes and transfer fees |
| Specific Business Tax (SBT) | 3.3% when property is sold within five years or by a business |
| Stamp duty | 0.5% on a sale when SBT doesn’t apply; 0.1% on leases |
| Withholding tax | Tax deducted from the seller at transfer |
| Land and Buildings Tax | The annual property tax, based on value and use |
| Lease registration fee | 1% of the total rent for the lease term |
Condos
| Term | Meaning |
|---|---|
| Or Chor 2 | The condominium unit title deed |
| Juristic person | The legal body of owners that manages a condo building |
| Common-area fees | Monthly fees per m² for running the building |
| Sinking fund | A one-off contribution to the building’s repair reserve |
| Debt-free letter | Confirmation from the juristic person that no fees are owed; needed to transfer |
| House rules | The building’s regulations, including on letting and pets |
Living and admin
| Term | Meaning |
|---|---|
| Tabien Baan | The house registration book; foreigners can get a yellow one (Tor Ror 13) |
| Pink ID card | An ID card for foreigners on the yellow house book |
| TM30 | The report of a foreigner’s address to Immigration |
| 90-day report | The regular address report for long-stay visa holders. See visas for property owners |
| PEA | The Provincial Electricity Authority, which supplies power on Samui |
| PWA | The Provincial Waterworks Authority, for mains water |
Building and letting
| Term | Meaning |
|---|---|
| Building permit | Permission from the local municipality to build. See building rules on Koh Samui |
| EIA | Environmental Impact Assessment, needed for larger projects |
| Hotel licence | The licence to let accommodation for short stays. See hotel licences and short-term rentals |
| Rental guarantee | A promised rental return. See rental guarantees explained |
| Net yield | Rental income after all costs, as a percentage of the price |
Come across a term we haven’t covered?
Ask us. We’ll explain it in plain English.
General information only, not legal or tax advice.