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Chanote vs Nor Sor 3: Thai land title deeds explained
โฉนดที่ดิน (น.ส.4 จ.) คือเอกสารสิทธิ์ที่ปลอดภัยที่สุด น.ส.3 ก. ซื้อขายได้และยกระดับเป็นโฉนดได้ น.ส.3 ต้องประกาศ 30 วันก่อนโอน ส่วน ส.ค.1 และ ภ.บ.ท.5 ไม่ใช่เอกสารแสดงกรรมสิทธิ์ ควรหลีกเลี่ยง
Every plot of land in Thailand has a paper behind it, and the paper matters more than the fence. Two plots can look identical and be priced identically, yet one can be sold and mortgaged tomorrow while the other cannot be legally transferred at all. Here is what the documents mean, in plain language, for buyers in Rayong.
The four documents you will see
| Document | Thai name | What it is | Can you buy it? |
|---|---|---|---|
| Chanote (Nor Sor 4 Jor) | โฉนดที่ดิน (น.ส.4 จ.) | Full ownership title. The plot has been surveyed with GPS and its corners are marked with numbered concrete posts. This is the deed with the red Garuda at the top. | Yes — the safest. Can be sold, mortgaged and subdivided at the Land Office the same day. |
| Nor Sor 3 Gor | น.ส.3 ก. | A certificate of use with an aerial-photo survey. Boundaries are reasonably accurate. Can be sold and mortgaged, and can normally be upgraded to a Chanote on application. | Yes. Common outside town centres. Ask when it can be upgraded. |
| Nor Sor 3 | น.ส.3 | An older certificate of use without a precise survey. Boundaries are described, not measured, so disputes with neighbours happen. | With care. A 30-day public notice is required before any transfer, and a fresh survey is strongly advised. |
| Sor Kor 1, Por Bor Tor 5, Sor Por Kor 4-01 | ส.ค.1, ภ.บ.ท.5, ส.ป.ก.4-01 | Possession claims, tax receipts or agricultural-reform allocations. None of them is a title. Sor Por Kor land can only pass to farmers' heirs. | No. You cannot legally buy ownership, only the right to occupy — and that right can be lost. |
How to read a Chanote
The front page shows the deed number, the land number and survey page, the district (amphoe) and sub-district (tambon), the size in rai, ngan and square wa, and the current owner. The back page is where the history lives: every sale, mortgage, lease, servitude (right of way) and court order is written there in date order. A clean back page with only sales on it is what you want. A mortgage line that has not been struck through means the bank still has a claim.
Three checks that take one afternoon
- Pull a copy at the Land Office. Anyone can request a certified copy of a deed at the provincial Land Office (Rayong has offices in Mueang Rayong, Ban Chang, Klaeng, Pluak Daeng and Nikhom Phatthana). Compare it with the seller's copy — they must match exactly.
- Walk the boundary posts. A Chanote's corner posts carry numbers that match the survey page. If a post is missing or a neighbour's fence is inside your line, ask for a re-survey before, not after, you pay.
- Confirm the road. The deed will show whether the plot touches a public road or relies on a private lane. A servitude registered on the back page is good; a verbal promise from a neighbour is not.
Units on a Thai deed
1 rai = 4 ngan = 400 square wa = 1,600 square metres. 1 square wa = 4 square metres. A "200 sq.wa" plot is therefore 800 sq.m, and 1 rai 1 ngan 83 sq.wa is 583 sq.wa or 2,332 sq.m. Prices are usually quoted per square wa for smaller plots and per rai for larger ones.
Common questions
Is a Nor Sor 3 Gor as good as a Chanote?
Almost. It can be bought, sold and mortgaged, and banks lend against it. The boundaries were measured from aerial photos rather than a ground survey, so they are slightly less precise. In most cases the owner can apply to upgrade it to a Chanote, and it is worth asking the seller to do so before the sale.
Can a foreigner hold a Chanote?
No — foreign nationals cannot own land in Thailand in their own name. A foreigner can hold a Chanote for a condominium unit (within the building's 49% foreign quota), or register a 30-year lease on the back page of a land Chanote. See our guide on what foreigners can buy.
What does it cost to check a deed at the Land Office?
A certified copy costs a few hundred baht and is normally ready the same day. If you ask us to handle a purchase, the deed check is included.
Ask us before you buy
We check title deeds, access roads and transfer costs for every property we sell in Rayong. Free, no obligation — English or Thai. ปรึกษาฟรี ทั้งภาษาไทยและอังกฤษ
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