A plain-English glossary of Thai title deeds — Chanote (โฉนด), Nor Sor 3 Gor (นส.3ก), Nor Sor 3 (นส.3), and Sor Kor 1 (สค.1). What each deed grants, what foreign buyers can own, and which to select when you list on Move Siam.
เผยแพร่เมื่อ Jun 23, 2026อ่าน 44 นาที
English content shown
Thai land ownership is documented by one of four main deed types. Each grants different rights, has different rules for foreign ownership, and is treated differently by buyers and lenders. Selecting the right deed type when you list on Move Siam is one of the simplest ways to attract serious, qualified inquiries.
This guide walks through the four main deeds, what each grants, the foreign-ownership rules, and which deed to select in the listing wizard.
Before the detail, a quick mental map:
Chanote (โฉนด) - the gold standard. Full ownership, surveyed, GPS-marked. Transferable, mortgageable, fully recognised.
Nor Sor 3 Gor (นส.3ก) - confirmed land use rights with an aerial-photo survey. Transferable and convertible to Chanote.
Nor Sor 3 (นส.3) - confirmed land use rights without aerial survey. Transferable but with notification requirements.
Sor Kor 1 (สค.1) - a notification of land use claim. Limited rights, not freely transferable.
If you have a Chanote, say so prominently - it is the strongest possible buyer signal. If you have a lesser deed, be transparent - Movesiam shows the deed type on every listing, and buyers value honesty.
The Chanote is the strongest land deed in Thailand. It represents full ownership, with the land surveyed and marked by GPS-referenced concrete pegs at every corner. The Land Department issues it directly.
Key features:
Full ownership - the holder owns the land outright
GPS-surveyed boundaries - disputes are rare because the corners are physically marked
Freely transferable at the Land Department
Mortgageable — banks accept it as collateral without hesitation
Foreign condo ownership - condos built on Chanote land can be sold to foreign buyers under the 49% foreign-quota rule
When you list:
Select Chanote in the deed type field
Mention "Chanote (โฉนด) title deed" prominently in the description
If your condo is in the foreign quota, toggle the foreign-eligibility flag on so foreign-buyer searches find you
Buyers expect a Chanote in central Bangkok, all major condo projects, and most urban land. If you have one, lead with it.
Nor Sor 3 Gor is the second-strongest deed. It confirms the holder's right to use the land, with boundaries established by aerial photography. It is freely transferable and can be converted to Chanote if the holder applies and pays the conversion fees.
Key features:
Confirmed usage rights - close to full ownership in practice
Aerial-photo boundaries - less precise than GPS-marked Chanote but generally reliable
Freely transferable at the local district office
Mortgageable - most banks accept it
Convertible to Chanote with a formal application and survey
When you list:
Select Nor Sor 3 Gor in the deed type field
Be clear in the description - "Nor Sor 3 Gor (นส.3ก) land use rights, convertible to Chanote"
Mention conversion status if you have started the process
Buyers in rural areas, smaller provinces, and on land that has not yet been formally surveyed often see Nor Sor 3 Gor as the local norm. Foreign buyers usually want Chanote - be upfront about the deed type so you do not waste your time and theirs.
Nor Sor 3 confirms the right to use the land but lacks the aerial-photo survey of Nor Sor 3 Gor. Transfers require a 30-day public notification period at the local district office to allow anyone with a competing claim to come forward.
Key features:
Confirmed usage rights, with weaker boundary documentation
No aerial survey - boundaries are described in metes and bounds
Transferable with notification - 30-day public notice before transfer completes
Mortgageable but some banks decline; expect a stricter assessment
Upgradeable to Nor Sor 3 Gor with an aerial survey, then to Chanote
When you list:
Select Nor Sor 3 in the deed type field
Be transparent about the 30-day transfer window in the description
Set realistic buyer expectations - financing will take longer and may require a larger deposit
Nor Sor 3 is most common in older rural land holdings. Buyers who understand Thai land law are comfortable with it; those who do not may need education. Build the explanation into your listing description.
Sor Kor 1 is a notification of an existing land claim, filed before the modern title deed system was established. It is not a transferable deed in the modern sense - it is documentation that someone has been using land and has notified the government of that claim.
Key features:
Notification of use, not full ownership
Not freely transferable without conversion to a stronger deed first
Difficult to mortgage - most banks decline
Can be upgraded to Nor Sor 3 or Nor Sor 3 Gor through a formal application, survey, and verification process
When you list:
Select Sor Kor 1 in the deed type field - honesty matters
Set realistic expectations - most buyers will want the conversion process started or completed before they sign
Consider whether converting to a stronger deed before listing would improve your sale price (it usually will)
Listings with a Sor Kor 1 deed sell, but typically at a discount and to buyers who specialise in working with the Thai land system. Be transparent and price accordingly.
Thai land ownership for foreigners is restricted by the Land Code Act of 1954. The headline rules:
Unless granted under specific exceptions (long-term residency programmes with significant investment, BOI-promoted investment), foreigners cannot directly own land. This applies regardless of deed type.
A condominium project can sell up to 49% of its total saleable area to foreign buyers. If your condo unit is within that 49% foreign quota, a foreign buyer can purchase it in their own name with a Chanote.
When you list a condo, the wizard includes a foreign-eligibility flag. Toggle it on if your unit is in the foreign quota - this surfaces your listing in foreign-buyer search filters and significantly expands your audience.
Long-term leases (typically 30 years, renewable) are a common structure. Foreigners can lease land for 30 years with renewable options, and the lease is registered at the Land Department.
If you are selling a leasehold interest, the wizard supports leasehold listings. Be clear about remaining lease term and renewal terms.
A Thai limited company with majority Thai ownership (at least 51%) can own land, and a foreigner can be a minority shareholder. This structure is common but legally complex - buyers using this approach typically work with Thai counsel before purchasing.
You do not need to know your buyer's structure when listing. You just need to be transparent about deed type and let the buyer's lawyer handle the rest.
Move Siam shows the deed type prominently on every listing. Buyers filter by deed type, so accurate selection matters.
The wizard offers these options:
Chanote (โฉนด) - select if you have a full Chanote title deed
Nor Sor 3 Gor (นส.3ก) - select if you have confirmed use rights with an aerial survey
Nor Sor 3 (นส.3) - select if you have confirmed use rights without an aerial survey
Sor Kor 1 (สค.1) - select if you only have a claim notification
Other / leasehold / company structure - select if your situation does not fit above and clarify in the description
Be honest. Buyers verify deed type at the Land Department before closing. A listing that says "Chanote" and turns out to be "Nor Sor 3" wastes the buyer's time and yours, and damages your reputation as a seller.
A typical buyer's mental flowchart:
Chanote → confident, will proceed to financing assessment
Nor Sor 3 Gor → mostly confident, may consult Thai counsel
Nor Sor 3 → cautious, expects discount and longer transfer process
Sor Kor 1 → only specialised buyers, expects significant discount
Foreign buyers add a hard filter: Chanote-on-condo-with-foreign-quota, or leasehold. Anything else they typically skip.
Pricing your listing should account for deed type. Two otherwise-identical land plots - one Chanote, one Nor Sor 3 - should not have the same asking price. Read the pricing guide for how to adjust.
Yes, but expect a smaller buyer pool and a lower price. Many buyers will require you to start (or complete) the conversion to Nor Sor 3 or Nor Sor 3 Gor as a condition of sale.
It varies by district and case complexity - typically 3-12 months. The cost is modest (government fees only) for straightforward cases; more complex cases involving disputes or unclear boundaries take longer and cost more.
Move Siam is a listing platform, not a legal service. We surface the deed type to buyers and provide informational guides like this one, but the deed transfer itself happens at the Land Department with both parties (and typically a lawyer) present.
Replacement deeds can be issued by the Land Department for a small fee. You will need to file a police report for the lost deed and follow the Land Department's procedure. Most cases resolve in 30-60 days.
If your deed is clear and unencumbered, list now - buyers do their own verification anyway. If there is an active boundary dispute, encumbrance, or pending court case, resolve it first; mid-sale surprises kill deals.
Yes, under inheritance law - but the inheriting foreigner must sell the land within a reasonable time (typically interpreted as one year) unless they qualify for one of the foreign-ownership exceptions. Estate planning for foreign-held Thai assets is a specialised area; consult Thai counsel.
Generally yes - most modern condominium projects are built on Chanote land, and each unit's title is recorded against that Chanote. Verify by asking the developer or your seller's agent before listing. Older condos may have unusual structures.
Ready to list with the right deed type selected? Open the listing wizard and the deed-type field is right there in step one.
บทความนี้มีประโยชน์ไหม?