Understanding Land Sizes and Titles in Thailand

Most potential purchasers visiting Thailand will at first be somewhat confused as to the system of land measurement and land title definitions. Construction issues though follow the metric system.

Land prices are usually quoted in Baht per Rai or in the case of smaller plots, Baht per Wah or Square Metre.

There a number of land titles existing in Thailand, each of which have different meanings and implications. These titles need to be explained and the implications fully understood before proceeding.

Land Measurements:

Land in Thailand and on Koh Samui is measured in Rai, Ngan and Wah.

The conversion rates between Thai measurements and Metric measurements are as follows:

• 1 Wah = 2 meters
• 1 square Wah = 4 square meters
• 100 square Wah = 400 square meters = 1 Ngan
• 4 Ngan = 1 Rai = 1,600 square meters

The conversion rates between Thai measurements and Acres are:

• 1 acre = 2.5 Rai (approximately)
• 1 hectare = 2.471 acres = 6.25 Rai (approximately)

Land Titles:

Chanote Land

This is the highest grade of Land Title and therefore the most sought after by any purchaser. It is issued by the Provincial Land Office, after the land has been detailed & accurately surveyed, by an official land surveyor, as well as being plotted in relation to a national survey grid and then marked by unique concrete numbered marker posts set into the ground within the boundaries.

When viewing land of this title one should be shown these posts to assure you of the extent of the size of the land.

The land size is depicted on an official Chanote document with the measurements and a detailed drawing showing the round posts at each corner of the plot.

The size and boundaries cannot be disputed in the future under any circumstances as each of the adjoining owners were required to be present at the measuring stage and will have given their signature to confirm the size of the plot being measured for Chanote.

Purchasing of Chanote land can be executed more quickly than other titled land as there are no disputes as to size or boundaries. No public notices are required nor can any surrounding owner dispute the measurements.

Nor Sor Sam Kor Land (NS3 Kor)

This is the next most reliable choice of land title. Each plot is surveyed and crossed referenced to a master survey and a corresponding aerial photograph.

Should there be any doubts as to the defined boundaries, it is a wise precaution to ask the owner to stake out the boundaries and ask the neighbouring land owners to confirm the vendors interpretation of such. ( A potential purchaser can obtain accurate confirmation from the Local Land Office surveyor, subject to a fee being paid.)

Nor Sor Sam Land (NS3)

This is the lowest land title which allows for legally building a property. It issued and maintained by the District land Office and certifies the use of land issued by the government to the proprietor of land not a possessory title, i.e. it is confirmed by law that a person holding Nor. Sor 3 has the legal right to possess the land and therefore the land title can be used as a legal document.

Nor Sor 3 is a floating map with no parcel points. It is issued for a specific plot of land and is not connected to other land plots. In the event that a neighbour disputes the size of the land the owner can engage the services of a local surveyor from the Land Office to define the actual size. In many cases, subject to the appropriate fees this land title can be upgraded to NS3 Kor and even Chanote.

Other land titles include the following:

Sor Kor Nung (SK 1), Tor Bor Tor Hock (TBT 6), Tor Bor Tor.

Permanent access to one's land is also of great importance. A public owned road, (property of the local government office) is by far the most sought after. These roads must be a minimum width of 6 - 8 metres.

Other plots may have a private access road for the owners of the land only, this is quite normal and perfectly acceptable. The owner and purchaser will naturally have a legally binding agreement to confirm this point.