Land Titles in Phuket: A Complete Guide to Secure Property Ownership (2025)
Understanding land titles in Phuket is essential for anyone buying property in Thailand’s most famous island. The type of land title determines ownership rights, legal protections, and investment potential. This guide explains all land titles in Phuket, their differences, and how to verify authenticity before purchase.
Types of Land Titles in Phuket
| Title Type | Ownership Rights | Can Foreigners Own? | Risk Level |
|---|---|---|---|
| Chanote (Nor Sor 4 Jor) | Freehold, fully surveyed | ❌ No (except condos) | ✅ Safest |
| Nor Sor 3 Gor | Nearly equal to Chanote | ❌ No | ⚠️ Low risk |
| Nor Sor 3 | Conditional ownership | ❌ No | ⚠️ Moderate risk |
| Sor Kor 1 | Occupancy certificate | ❌ No | ❌ High risk |
| Por Bor Tor 5 | Agricultural tax document | ❌ No | ❌ Very high risk |
1. Chanote (Nor Sor 4 Jor) – The Gold Standard
✅ Most secure of all land titles in Phuket
✅ GPS-mapped boundaries (reduces disputes)
✅ Required for bank loans & legal sales
Who can own?
- Thai nationals (freehold)
- Foreigners (only via 30-year lease or Thai company)
Best for:
✔ Luxury villas
✔ Commercial developments
✔ Long-term investments
2. Nor Sor 3 Gor – Almost as Good as Chanote
⚠️ Not fully GPS-surveyed, but legally recognized
⚠️ Requires conversion to Chanote for full security
Who can own?
- Thais only (foreigners must lease)
Best for:
✔ Budget-friendly land purchases
✔ Areas where Chanote is unavailable
3. Nor Sor 3 – Conditional Ownership
⚠️ No precise boundary markings → Higher dispute risk
⚠️ Must be upgraded to Nor Sor 3 Gor or Chanote
Who can own?
- Thais only
Best for:
✔ Rural land (lower price)
✔ Long-term holding (potential upgrade later)
4. Sor Kor 1 & Por Bor Tor 5 – High-Risk Titles
❌ Not real ownership titles – only tax/occupancy documents
❌ Cannot be sold legally
❌ No bank financing
Avoid unless:
- You’re Thai and willing to petition for title upgrade
- You accept zero legal protection
How to Verify Land Titles in Phuket
Before buying, always:
- Check at the Land Office (Phuket Provincial Land Dept)
- Confirm survey markers (for Chanote plots)
- Review seller’s ID & documents (must match title deed)
- Hire a lawyer to verify no liens/encumbrances
Red Flags:
- Seller refuses Land Office visit
- Boundaries don’t match fences
- Price seems too good to be true
Foreign Ownership Options for Land Titles in Phuket
Since foreigners cannot own land outright, consider:
1. 30-Year Leasehold
✔ Renewable (but not guaranteed)
✔ Max 30 years per term
2. Thai Company Structure
✔ Legal but complex (51% Thai shareholders required)
✔ Annual audits required
3. Usufruct Agreement
✔ Lifetime right to use land (but not own)
✔ Must be registered at Land Office
FAQ: Land Titles in Phuket
Q: Can I convert Nor Sor 3 to Chanote?
A: Yes, but requires a survey and Land Office approval.
Q: Which land titles in Phuket allow condo construction?
A: Only Chanote or Nor Sor 3 Gor with proper zoning.
Q: How much does a title search cost?
A: ~5,000 THB (lawyer fee) + Land Office charges.
Key Takeaways
✔ Chanote is the only fully secure land title in Phuket
✔ Foreigners cannot own land (only lease or use company structures)
✔ Always verify titles before purchasing
✔ Avoid Sor Kor 1 & Por Bor Tor 5 – they’re not real ownership docs
Next Steps:
- Consult a Phuket real estate lawyer
- Visit the Land Office for due diligence
- Consider leasehold if buying as a foreigner