Title Deeds in Thailand

Living in IsaanThere are a number of Title Deeds in Thailand and this has also been explained in the issue of lease agreements. Only the first 2 types of title deeds can have a lease agreement registered against them. This is the Chanote and also the title deed just below the Chanote being the Nor Sor Sam. Other title deeds cannot have a lease agreement registered against them. You will see below why this is.

Note that you cannot register a lease agreement, usufruct or superficies against any property in Thailand below that of a Nor Sor Sam title-deed. The Title Deeds in Thailand are color coded with a different Garunda bird on the title deeds document. So even if you cannot read Thai you can still tell the title-deed by the color of the official bird on the deed.



Red Garunda = Chanote

Black Garunda = Nor Sor 3, Nor Sor 3 Kor, Nor Sor 2 & Nor Sor 2 Gor



The picture above is what you would find on Thai documents being the mythical bird called the Garunda in Thai culture. The color of the Garunda tells you what type of document you have in your hand. Foreigners most times will only buy land with a Red Garunda being a Chanote.


The Chanote is the title deed that most would buy in Thailand as the title deed comes with full rights. This would be the same as having a title deed in the West. This is what you are going to want. The title deed just below the Chanote being the Nor Sor 3 Gor can also be bought and the property leased.


Nor Sor 3 Gor

The Nor Sor 3 Gor title deed in Thailand is just below the Chanote and can be upgraded to the status of Chanote. Normally the prices are lower on this title-deed as the upgrading costs money. The Nor Sor 3 Gor is best described as a certificate if use when it comes to property. Before you but this type of title deed speak to a property attorney in Ubon first. Below this title deed is the Nor Sor 3.


Nor Sor 3

The Nor Sor 3 title deed can be ungraded to a Nor Sor 3 Gor title deed. This title deed is not exact in its measurements and the Land Department still has to fix its boundaries on a map.  This as stated above can be upgraded to a Nor Sor 3 Gor then to a Chanote. Each step does require an application to Government and it can take a year to complete the upgrade of the title deed at each step.


If you are buying property in Thailand then speak to a property lawyer first. The property laws in Thailand are very complex and do require property expertise in Thailand. Upgrading property title deeds is a time-consuming event but possible. If you are not buying a Chanote property then consider the time and cost in upgrading your title deed in Thailand. Also note that land measurements in Thailand are not the same as in the West. We have listed property measurement son this website so you can compare. Again — Speak to a lawyer in person first!


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