The Thai land title system has multiple title types, ranging from full Chanote (registered, surveyed, transferable) down to mere occupation claims and tax receipts. For foreign buyers, the practical line is firm: only Chanote and (with caution) Nor Sor 3 Gor are acceptable. Everything below those is too weak to support the leasehold + superficies structures foreign buyers need.
This article covers the weak title types — what they actually are, why they exist, and why foreign buyers should decline them.
Which Thai land titles are too weak for a foreign buyer to accept?
Nor Sor 3, Nor Sor 2 (Bai Jong), Sor Kor 1, and Por Bor Tor 5 are all too weak for a foreign-buyer purchase — only Chanote, and Nor Sor 3 Gor with caution, are acceptable.
| Title | Thai name | Status | Acceptable for foreign buyers? |
|---|---|---|---|
| Chanote | น.ส. 4 จ. (Nor Sor 4 Jor) | Full registered title with GPS survey | Yes — the standard |
| Nor Sor 3 Gor | น.ส. 3 ก. | Registered title, aerial-photo survey | With caution — see Nor Sor 3 Gor — the second-tier land title in Thailand |
| Nor Sor 3 | น.ส. 3 | Older form, no proper survey | No — too weak |
| Nor Sor 2 (Bai Jong) | น.ส. 2 | Permission to occupy, restricted | No — not a real title |
| Sor Kor 1 | ส.ค. 1 | Pre-1954 occupation claim | No — not a registered title |
| Por Bor Tor 5 | ภ.บ.ท. 5 | Tax-payment receipt only | No — not a title at all |
What is Sor Kor 1 land in Thailand?
Sor Kor 1 (ส.ค. 1) is a pre-1954 land occupation claim, not a registered title. Before the modern Land Code was enacted in 1954, people occupied land informally. The Sor Kor 1 system was created to document those pre-existing occupation claims. The document evidences that someone notified the local authority of their occupation — it doesn’t grant registered title.
Sor Kor 1 holders may be eligible to upgrade to Nor Sor 3 or Chanote through a formal Land Department process: surveyor visit, ground survey, public notice period, then upgrade if no successful objection. The upgrade can fail if:
- Boundaries are disputed by neighbors
- Documentation is incomplete or contradictory
- The land is in a restricted zone (forest reserve, mangrove, public-use area)
- Occupation history is challenged
For foreign buyers, even successful Sor Kor 1 land would still be foreign-prohibited at the freehold level (foreigners can’t own land). The leasehold + superficies structure on top of Sor Kor 1 has no registered foundation — there’s no Chanote to register the lease against. The structure doesn’t work.
What is Por Bor Tor 5 in Thailand?
Por Bor Tor 5 (ภ.บ.ท. 5) is a receipt for local development tax payment — not a title at all. It evidences that someone has been paying tax on a parcel of land, which under some legal theories suggests an occupation claim, but it confers no ownership rights.
Some sellers attempt to market Por Bor Tor 5 land as if the tax receipt were a title. It isn’t. The land may genuinely be unregistered (or registered in someone else’s name, with the seller paying tax for various reasons). Foreign buyers should decline Por Bor Tor 5 land categorically.
What is Nor Sor 2 (Bai Jong) land in Thailand?
Nor Sor 2 (น.ส. 2) is a permission-to-occupy document with restricted transferability, not a registered title with a proper survey. Some Nor Sor 2 cannot be transferred for a defined period; some have specific use restrictions; some can never be upgraded to full title.
For foreign-buyer purposes, Nor Sor 2 has the same problems as Sor Kor 1 — no registered title to support foreign-buyer structures, and restricted transferability that limits resale.
Why do these weak land titles still exist in Thailand?
They exist because Thai land registration developed gradually, and large areas of land were never surveyed or upgraded to full title:
- Pre-1954: informal occupation, with various local documentation systems
- 1954: Land Code enacted, formal title system created (Chanote)
- 1972: Nor Sor 3 introduced for areas not yet surveyed for full Chanote
- Subsequent: Nor Sor 3 Gor introduced with aerial-photo survey
- Ongoing: progressive Land Department resurvey and upgrade
Many Thai parcels remain on weak titles because the land hasn’t been surveyed for upgrade, boundary disputes have blocked upgrade, the owner hasn’t pursued upgrade (cost, complexity), or the land sits in a restricted zone where full title isn’t available.
For local Thai buyers familiar with their area and willing to deal with informal land, these titles function, with risk. For foreign buyers needing registered structures, they don’t.
Why should foreign buyers decline Sor Kor 1, Por Bor Tor 5, or Nor Sor 2 land?
Because none of them provide the registered title that a foreign-buyer structure, bank financing, or a normal resale market require. Three structural reasons:
1. Foreign-buyer structures need registered title. Leasehold (Civil and Commercial Code) and superficies require registration at the Land Office against an underlying title. No registered title means no leasehold registration, no superficies, no foreign-buyer structure.
2. No bank financing. Thai banks (and the rare international banks lending in Thailand) require registered title for property collateral. Sor Kor 1, Por Bor Tor 5, and weaker titles are non-collateralizable.
3. Severely limited resale. The buyer pool for weak-title land is essentially Thai locals familiar with the specific parcel. Foreign-buyer resale doesn’t exist.
For most foreign buyers, weak titles never appear because mainstream developers and reputable agents only sell registered-title property. Weak titles emerge in private off-market deals, rural areas, or when an unscrupulous seller tries to pass off unregistered land as a “great deal.”
The simple rule: if the title type isn’t Chanote (or Nor Sor 3 Gor with discount and upgrade plan), decline.
How common are weak land titles in Phuket?
Weak titles are rare in Phuket’s mainstream foreign-buyer areas and turn up mainly in rural, inland, or distress-sale properties. Bang Tao, Cherngtalay, Surin, Kamala, Patong, Rawai, Nai Harn, and Phuket Town are predominantly on Chanote land, with some Nor Sor 3 Gor inland in Thalang and the south. Where weak titles do turn up:
- Rural inland properties
- Hillside parcels in less-developed zones
- Some south-coast and east-coast lots
- Distress sales from private owners
Always verify title type early in due diligence — see Due diligence checklist for buying property in Thailand. The 30-second check — look at the title document and confirm it’s a red garuda-stamped Chanote headed โฉนดที่ดิน — prevents later complications.
For broader title context, see Chanote (Nor Sor 4 Jor) — the strongest land title in Thailand and Nor Sor 3 Gor — the second-tier land title in Thailand. For full due diligence, see Due diligence checklist for buying property in Thailand and How to buy property in Thailand — step-by-step guide for foreigners.
