7 Common Types of Land Ownership Documents in Thailand
When working in the real estate industry—whether as a professional, broker, or landowner—it is essential to understand the different types of land ownership documents in Thailand. These are the most commonly encountered:
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1. Por Bor Tor 5 (ภบท.5) – Informal Possession or “Bare-Handed Possession”
This type refers to land without official ownership documents, where the land is technically still state-owned. The occupant has only the right to possess and use the land but does not have ownership. Structures on the land may be transferred or sold, but the land itself remains under state control and can be reclaimed at any time. Local authorities may collect a form of land use tax, commonly known as the “grass tax.”
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2. Sor Por Kor (ส.ป.ก.) – Agricultural Land Reform Certificate
This is land allocated by the government under the Agricultural Land Reform program. Holders of this document are not permitted to sell, transfer, or subdivide the land, except through legal inheritance to statutory heirs.
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3. Sor Kor 1 (ส.ค.1) – Land Possession Notification Form
This document is used to declare possession of a plot of land. It indicates that the holder has reported occupancy to the authorities. While it does not prove ownership, it can be used as the basis to apply for upgraded land documents such as Nor Sor 3, Nor Sor 3 Gor, or Nor Sor 3 Khor.
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4. Nor Sor 2 (น.ส.2) – Land Allocation Certificate (Reservation Letter)
This document is issued by the government to allow temporary use of land. It cannot be sold or transferred, except by inheritance. If the holder complies with specific government conditions, it may be upgraded to a land utilization certificate (Nor Sor 3, Nor Sor 3 Gor, or Nor Sor 3 Khor).
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5. Nor Sor 3, Nor Sor 3 Gor, Nor Sor 3 Khor (น.ส.3, น.ส.3ก, น.ส.3ข) – Land Utilization Certificates
These documents certify that the land has been utilized. They are issued by authorized government officials and can be legally transferred or sold. However, the boundaries may not be officially surveyed or marked, depending on the type.
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6. Nor Sor 5 (น.ส.5) – Pre-title Deed Investigation Certificate
This document is issued after a land rights investigation has been completed and is often the last step before issuing a full title deed. It confirms that the landholder has undergone the necessary legal verification process and may be able to transfer rights.
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7. Chanote (โฉนดที่ดิน) – Full Land Title Deed
This is the highest form of land ownership document in Thailand. The Chanote confirms full ownership and is legally recognized. The holder has complete rights over the land, including the ability to sell, transfer, lease, or mortgage the property without restriction.