Glossary · Updated October 2026
Thai Real Estate Glossary
Every Thai property term a foreign buyer meets in Phuket, explained in one or two sentences: land titles, ownership structures, condominium rules, transfer taxes, documents, building permits and market jargon — with the Thai spelling and a pointer to the guide that goes deeper.
A glossary of Thai property terms
TL;DR
What does Chanote mean?
A Chanote (Nor Sor 4 Jor, โฉนดที่ดิน) is Thailand’s full land title deed: it proves ownership of a precisely surveyed plot with numbered boundary markers and can be sold, leased or mortgaged without a 30-day notice. Foreigners cannot own Chanote land but can lease it for up to 30 years, registered on the deed.
This glossary defines 56 terms on the basis of the Land Code, the Civil and Commercial Code, the Condominium Act, the Building Control Act and current Land Office practice as we understand them in October 2026. Section numbers refer to unofficial English translations; the Thai text prevails. We review it at least every six months.
- in one rai (4 ngan, 400 square wah)
- 1,600 m²
- foreign quota of a condo building’s unit area
- 49%
- maximum term of a registered lease
- 30 years
- transfer fee on the appraised value
- 2%
The terms are grouped by theme in the order you meet them when buying: land titles, ownership structures, condominium rules, taxes and fees, documents, building and planning, then market jargon. Each entry gives the Thai spelling where it helps at the Land Office, a one- or two-sentence definition and the guide that explains it in depth.
Definitions are general information, not legal advice. Before you sign, have an independent Thai lawyer check the specific title, contract and structure.
Land titles
Thai land titles and land units
Thai land documents range from a full title deed, the Chanote, down to tax receipts that prove nothing. Buyers should insist on a Chanote, accept a Nor Sor 3 Gor only with extra checks, and avoid Sor Kor 1, Por Bor Tor 5 and Sor Por Kor land. Areas are measured in rai, ngan and square wah.
| Term | Meaning | Read more |
|---|---|---|
| Chanote (Nor Sor 4 Jor) · โฉนดที่ดิน (น.ส.4 จ.) | Thailand’s full land title deed. It proves ownership of a plot surveyed with numbered boundary markers and can be sold, leased or mortgaged without a public notice period. Leases, usufructs and mortgages are recorded on the back. | Land titles guide |
| Nor Sor 3 Gor · น.ส.3 ก. | A certificate of use (right of possession, not full ownership) whose boundaries are mapped on aerial survey sheets. It can be sold, leased and mortgaged without a 30-day notice and can usually be upgraded to a Chanote. | Land titles guide |
| Nor Sor 3 · น.ส.3 | An older certificate of use whose boundaries are not precisely mapped. A sale or lease is registered only after a 30-day public notice, during which neighbours can object. Higher risk: buy only after a lawyer’s check and a survey. | Land titles guide |
| Sor Kor 1 · ส.ค.1 | A notification, made around 1955, that someone claimed possession of a plot. It is not a title: sales and mortgages cannot be registered on it, and forged Sor Kor 1 records are behind several Phuket title revocations. Avoid. | Land titles guide |
| Por Bor Tor 5 · ภ.บ.ท.5 | A local land-tax receipt issued to someone occupying land. It proves that tax was paid, not that the occupant has any registrable right; the land is often state or forest land. Never buy or lease on a Por Bor Tor 5. | Land titles guide |
| Sor Por Kor 4-01 · ส.ป.ก. 4-01 | Agricultural land-reform land allocated to farmers by the Agricultural Land Reform Office (ALRO). It may pass only to heirs, other farmers or the ALRO, must be farmed, and cannot be sold or built on freely. Never suitable for foreign buyers. | Land titles guide |
| Rai, ngan and square wah · ไร่ / งาน / ตารางวา | Thai land units. 1 rai = 4 ngan = 400 square wah = 1,600 m²; 1 ngan = 400 m²; 1 square wah = 4 m². A deed showing “2-1-45” means 2 rai, 1 ngan and 45 square wah, or 3,780 m². | Land titles guide |
| Land Office · สำนักงานที่ดิน | The local branch of the Department of Lands that keeps title records and registers sales, leases, usufructs, superficies, servitudes and mortgages, and collects the transfer taxes. Phuket has a provincial Land Office and branch offices; registration is done in person or by power of attorney. | Buying process |
| Appraised value · ราคาประเมิน | The official value set by the Treasury Department for land, buildings and condo units, used to calculate transfer fees and taxes. It is usually below market value and is revised in rounds; the next round is due on 1 January 2027. | Buying costs & taxes |
Step 1Tax receipt
Por Bor Tor 5
Can it be sold or mortgaged? No — no land right at all
Step 2Possession claim
Sor Kor 1
Can it be sold or mortgaged? No sale or mortgage can be registered
Step 3Certificate of use
Nor Sor 3
Can it be sold or mortgaged? Yes, after a 30-day public notice
Step 4Certificate of use, aerial survey
Nor Sor 3 Gor
Can it be sold or mortgaged? Yes, without public notice
Step 5Full title deed
Chanote
Can it be sold or mortgaged? Yes — the standard to insist on
Ownership
Ownership structures foreigners can use
Foreigners cannot own land in Thailand, but they can own a condo unit freehold and hold land through registered rights: a lease of up to 30 years, a superficies to own the house, a usufruct, a habitation or a servitude. Nominee shareholders and companies that exist only to hold land are illegal.
| Term | Meaning | Read more |
|---|---|---|
| Freehold · กรรมสิทธิ์ | Outright ownership without a time limit. For foreigners, freehold is possible for a condo unit within the foreign quota and for a building (not the land); land freehold is reserved to Thai nationals and Thai-majority entities. | Leasehold vs freehold |
| Leasehold · สิทธิการเช่า | A right to use property for a fixed term. A lease over three years must be in writing and registered at the Land Office (Civil and Commercial Code s.538) and cannot exceed 30 years (s.540). Renewal clauses are promises between the parties, not guaranteed extensions. | Leasehold vs freehold |
| Usufruct · สิทธิเก็บกิน | A registered right to possess, use and take the income of someone else’s property, for a fixed term of up to 30 years or for the holder’s lifetime (Civil and Commercial Code ss.1417–1418). It ends on the holder’s death and is often used alongside a Thai spouse’s ownership. | Foreign ownership guide |
| Superficies · สิทธิเหนือพื้นดิน | A registered right to own buildings or plantations on someone else’s land (Civil and Commercial Code s.1410), for a fixed term or for life. It is how a foreigner owns a house built on leased land; without it, buildings are presumed to belong to the landowner. | Building a house |
| Servitude · ภาระจำยอม | A registered burden on one plot for the benefit of another (Civil and Commercial Code s.1387), most often a right of way, drainage or utility line across a neighbour’s land. A plot without road frontage needs one for legal access. | Land titles guide |
| Habitation · สิทธิอาศัย | A registered right to live in a building without paying rent (Civil and Commercial Code s.1402), for a term of up to 30 years or for life. It cannot be transferred or inherited (s.1404), so it suits a partner or relative rather than an investor. | Foreign ownership guide |
| Section 96 bis · มาตรา 96 ทวิ | The Land Code exception allowing a foreigner to acquire up to 1 rai for residence after investing at least ฿40 million in qualifying Thai assets for at least five years, with the Interior Minister’s approval. It is rarely granted in practice. | Foreign ownership guide |
| Nominee · นอมินี | A Thai person or shareholder who holds land or company shares on paper on behalf of a foreigner. It is illegal: the Land Code (ss.111–113) provides up to two years in prison, a fine of up to ฿20,000 or both, and the land can be ordered sold. A crackdown was launched in October 2026. | Thai company & nominee risks |
| Thai limited company and the Foreign Business Act · บริษัทจำกัด | A company counts as foreign for land ownership if more than 49% of its capital, or more than half of its shareholders, are foreign (Land Code s.97). The Foreign Business Act B.E. 2542 restricts what foreign-majority companies may do. A Thai company can own land only with genuine Thai shareholders and a real business. | Thai company & nominee risks |
| BOI (Board of Investment) · สำนักงานคณะกรรมการส่งเสริมการลงทุน | The government agency that grants investment promotion to qualifying businesses, which can include permission to own land needed for the promoted activity. It does not cover holiday homes. The BOI also runs the Long-Term Resident (LTR) visa programme. | Visas for property owners |
| Spouse declaration · หนังสือรับรองของคู่สมรส | When a Thai national married to a foreigner buys land, the Land Office asks both spouses to confirm in writing that the money is the Thai spouse’s personal property. The foreign spouse gains no right in the land, so a lease or usufruct is often registered too. | Foreign ownership guide |
Using Thai shareholders or individuals who hold land on paper for a foreigner breaches the Land Code and the Foreign Business Act. In October 2026 the government launched an operation targeting 2,360 plots suspected of being held through nominees, with forced sales if the land is not disposed of in time. Use a registered lease, superficies or usufruct instead.
Condominium
Condominium terms: quota, FET form and building management
A condo unit is the one property a foreigner can own freehold in their own name, under the Condominium Act B.E. 2522, provided the building’s 49% foreign quota is not full and the money arrives from abroad, documented by an FET form. A juristic person runs the building, funded by common fees and a sinking fund.
| Term | Meaning | Read more |
|---|---|---|
| Condominium Act B.E. 2522 · พระราชบัญญัติอาคารชุด | The 1979 law that governs condominiums: each unit is owned outright together with a share of the common property, and section 19 allows foreigners to own units within the conditions of section 19 bis. A building registered as a condominium is the only route to freehold for foreigners. | Condo foreign quota |
| Foreign quota (49%) · โควตาต่างชาติ 49% | Under section 19 bis of the Condominium Act, foreigners together may own up to 49% of the total area of all units in a building. Once the quota is used, further units can be sold to foreigners only on a lease. Ask the juristic person to confirm availability. | Condo foreign quota |
| FET form (Foreign Exchange Transaction form) · แบบฟอร์ม FET | The bank document proving that foreign currency was brought into Thailand to buy a condo. Thai banks typically issue it for transfers of USD 50,000 or more, and a credit advice or bank letter for smaller amounts. The purpose and the buyer’s name must match the sale contract. | Condo foreign quota |
| Tor Tor 3 · ท.ต.3 | The Thai code of the foreign exchange transaction form, the older name for the FET form. Land Offices and banks still use both names for the same evidence of an inward foreign-currency transfer. | Condo foreign quota |
| Juristic person (condominium) · นิติบุคคลอาคารชุด | The legal entity of the co-owners that manages a condominium building, registered with the Land Office and run by a manager and committee. It collects common fees, enforces the building regulations — including any ban on short-term letting — and certifies the foreign quota and debts on a sale. | Condo foreign quota |
| Common area fees (CAM) · ค่าส่วนกลาง | The recurring charge each owner pays the juristic person for the upkeep, security, insurance and staff of the common property. It is set per m² of unit area and is often billed monthly or a year in advance. | Management fees |
| Sinking fund · กองทุนสำรอง | A one-off contribution, set per m², that the first buyer of a new condo unit pays into the building’s reserve for major repairs and replacements. It is paid at transfer and stays with the building when the unit is resold. | Buying costs & taxes |
| Or Chor 2 (condominium title deed) · อ.ช.2 | The title deed issued by the Land Office for each condo unit. It shows the owner, the unit number, its registered area and the share of common property, and is the condo equivalent of a Chanote. | Condo foreign quota |
| Debt-free letter · หนังสือรับรองการปลอดหนี้ | A certificate from the juristic person that the seller owes no common fees on the unit. The Land Office requires it before registering a condo transfer, so request it a few days before the transfer date. | Buying process |
| Condotel (condo-hotel) · คอนโดเทล | A condominium whose units are let to guests by a hotel operator, with owners receiving a share of rental income and limited personal use. Check whether the building holds a hotel licence and how the income is shared before you buy. | Short-term rental rules |
Taxes & fees
Transfer taxes and fees at the Land Office
On a sale, the Land Office collects a 2% transfer fee on the appraised value, plus either 3.3% Specific Business Tax or 0.5% stamp duty, and the seller’s withholding tax. Leases and mortgages have their own registration fees, and owners pay an annual Land and Building Tax. Who pays what is negotiable.
| Term | Meaning | Read more |
|---|---|---|
| Transfer fee · ค่าธรรมเนียมการโอน | A 2% fee on the official appraised value, paid at the Land Office when ownership is registered. On resales it is commonly split 50/50 between buyer and seller, but the split is negotiable and should be written into the contract. | Buying costs & taxes |
| Specific Business Tax (SBT) · ภาษีธุรกิจเฉพาะ | A 3.3% tax on the higher of the appraised value and the sale price, due when an individual sells within five years of acquiring the property (unless listed in its house book for at least a year) and on sales by companies. When SBT applies, stamp duty does not. | Buying costs & taxes |
| Stamp duty · อากรแสตมป์ | A 0.5% duty on the higher of the appraised value and the registered price, due on a sale only when SBT does not apply. A registered lease carries a separate 0.1% stamp duty on the total rent. | Buying costs & taxes |
| Withholding tax · ภาษีเงินได้หัก ณ ที่จ่าย | Income tax on the seller’s gain, collected at the Land Office on transfer. For individuals it is calculated on a progressive scale from the appraised value and years of ownership; for companies it is 1% of the higher of the appraised value and the sale price. | Buying costs & taxes |
| Land and Building Tax · ภาษีที่ดินและสิ่งปลูกสร้าง | The annual property tax under the Land and Building Tax Act B.E. 2562, levied by the local authority on the owner as of 1 January and based on appraised value. Residential rates are low, roughly 0.02–0.1% for most homes, with exemptions for an owner’s registered main residence. | Buying costs & taxes |
| Lease registration fee · ค่าจดทะเบียนการเช่า | A 1% fee on the total rent for the whole lease term, plus 0.1% stamp duty, paid at the Land Office when a lease of more than three years is registered. It is usually paid by the lessee or split. | Leasehold vs freehold |
| Mortgage registration fee · ค่าจดจำนอง | A 1% fee on the loan amount, capped at ฿200,000, paid at the Land Office when a bank registers its mortgage on the title. Thai bank loans to non-resident foreigners remain rare. | Financing property |
Documents
Documents you will sign or receive
A typical purchase runs from a reservation agreement and deposit to a sale and purchase agreement, then registration at the Land Office, sometimes through a power of attorney. After moving in, the house registration book records your address: the blue book for Thai nationals, the yellow book for foreign residents. Neither proves ownership.
| Term | Meaning | Read more |
|---|---|---|
| Tabien Baan — blue house book (Tor Ror 14) · ทะเบียนบ้าน (ท.ร.14) | The house registration book that lists a property’s house number and its registered residents who are Thai nationals or permanent residents. It records address, not ownership, and is needed for utilities and many official procedures. | — |
| Yellow house book (Tor Ror 13) · ทะเบียนบ้าน (ท.ร.13) | The house registration book for foreigners legally resident in Thailand, issued by the local registration office. It proves your Thai address — useful for a driving licence, banking and some official procedures — but not ownership of the property. | Visas for property owners |
| Reservation agreement | A short contract, signed with a deposit, that takes a property off the market while the buyer completes checks and the sale contract is drafted. State in writing whether the deposit is refundable if title, quota or permits fail. | Buying process |
| Sale and purchase agreement (SPA) | The main contract setting the price, payment schedule, transfer date, specification, who pays each tax and fee, and remedies for default. Use a bilingual Thai–English version that names the controlling language, reviewed by your own lawyer. | Buying process |
| Power of attorney (Tor Dor 21) · ท.ด.21 | The Land Office form that authorises someone, often your lawyer, to register a sale, lease or mortgage on your behalf. Signed abroad, it usually needs notarisation and legalisation. Limit it to one named transaction. | Buying process |
| Due diligence | The independent checks a buyer’s lawyer makes before signing: title and encumbrances at the Land Office, the seller’s identity, permits, EIA and the developer’s record, foreign quota, debts and the contract terms. It typically costs far less than fixing a bad purchase. | Due diligence guide |
Building & planning
Building permits, zoning and environmental rules
Building in Thailand needs a permit from the local authority under the Building Control Act B.E. 2522, and larger buildings need a completion certificate before use. In Phuket, also check the town-plan zone, the hillside rules above 80 m and, for bigger projects such as condos, an approved Environmental Impact Assessment.
| Term | Meaning | Read more |
|---|---|---|
| Building permit (Or 1) · ใบอนุญาตก่อสร้าง (อ.1) | The permit to build, issued on form Or 1 (also written Aor 1) by the municipality or OrBorTor under section 21 of the Building Control Act B.E. 2522. The authority must decide within 45 days, extendable twice by 45 days. | Building a house |
| Or 6 (building certificate) · อ.6 | The certificate issued on form Or 6 (also written Aor 6) under section 32 of the Building Control Act once a “controlled-use” building — such as a hotel or a large or high-rise building — has been inspected after completion. Such buildings may not be used before it is granted. | Due diligence guide |
| EIA (Environmental Impact Assessment) · รายงานการวิเคราะห์ผลกระทบสิ่งแวดล้อม (EIA) | An environmental study that must be approved before larger projects can obtain a building permit, for example condos or hotels of 80 or more rooms or 4,000 m² or more, and housing estates of 500 or more plots or 100 or more rai. Never buy off-plan in a project without an approved EIA where one is required. | Buying off-plan |
| Town plan (zoning colours) · ผังเมืองรวม | The comprehensive plan that zones land by colour: yellow for low-density housing, orange for medium density, brown for high density, red for commercial and green for rural or agricultural use. The zone limits what, and how high, you can build. | Land titles guide |
| 80-metre hillside rule | Phuket’s environmental rule restricting building on land above 80 m and on steep slopes. Since 14 December 2024 some land at 80–140 m can take one small building under strict conditions; a 2026 draft extending this to 150 m is not yet in force. | Building a house |
| OrBorTor and Tessaban (local authority) · อบต. / เทศบาล | The Tambon Administrative Organisation (OrBorTor, also written Aor Bor Tor) or the municipality (Tessaban) that governs a subdistrict. It issues building permits, assigns house numbers through the registration office and collects the Land and Building Tax. | Building a house |
Market terms
Market and investment terms
Phuket sales brochures use terms that sound reassuring but need checking: off-plan, rental guarantee, rental programme, branded residence, gross yield. Each is explained below with what to ask. Remember that letting a property for less than 30 days generally needs a hotel licence, and that net yield, not gross, is what you keep.
| Term | Meaning | Read more |
|---|---|---|
| Off-plan | Buying a unit before it is built, paying in stages against construction progress. Prices are often lower than on completion, but the buyer carries delay and developer risk; escrow is not compulsory in Thailand, so check how deposits are protected. | Buying off-plan |
| Rental guarantee | A developer’s promise to pay a fixed return, for example a percentage of the price each year, for a set number of years. The cost is usually built into the price, and the promise is only as strong as the company behind it. | Buying off-plan |
| Rental programme (rental pool) | A scheme in which an operator lets participating units and shares the revenue with owners, after its fees and costs, either per unit or pooled across the building. Read how revenue, owner use and exit are handled. | Management fees |
| Gross and net yield | Gross yield is annual rent divided by the purchase price; net yield deducts management, common fees, maintenance, furnishing, vacancy and tax. In Phuket a 7% gross yield often lands near 4% net. | Investing in Phuket |
| Branded residence | A home developed or managed under a hotel or lifestyle brand, with its services. In 2025 C9 Hotelworks measured branded condos at about ฿181,000 per m² against ฿141,000 for non-branded units; check what the brand fee buys and how long the licence lasts. | Investing in Phuket |
| Resale (secondary market) | Buying from a previous owner rather than a developer. You can inspect the real unit, its rental history and the building’s management. C9 Hotelworks found new non-branded condos about 39% dearer per m² than comparable resales in 2025. | Selling property |
| Hotel licence (30-day rule) · ใบอนุญาตประกอบธุรกิจโรงแรม | Under the Hotel Act B.E. 2547, letting accommodation commercially for stays of less than 30 nights is a hotel business that needs a licence or a small-property registration. Unlicensed operation risks up to one year in prison and/or a fine of up to ฿20,000, plus daily fines. | Short-term rental rules |
This glossary is general information, not legal or tax advice. Definitions summarise Thai law and Land Office practice as we understand them on 30 October 2026; section numbers refer to unofficial English translations, the Thai text prevails, and rates and procedures change. Always have an independent Thai lawyer check a specific title, contract or structure.
FAQ
Thai property terms — your questions
Short answers to the terms buyers ask us about most.
Talk to a local expert
A term in your contract you are not sure about?
Send us the listing or the draft documents. We will explain the title, the structure and the costs in plain English, French or Thai, and introduce an independent Thai lawyer to review them before you commit.
Go deeper
The guides behind these terms
Each “read more” hint in the tables points to one of these guides.
Land and ownership
Titles, leases, registered rights and what is illegal.
Buying a condo or villa
From reservation to transfer, and the checks in between.
Building, investing and letting
Permits, off-plan risks, yields and the rental rules.
Owning and selling
Visas, resale and where to buy.
Sources
The legal texts and professional sources behind these definitions (checked 30 October 2026). English translations of Thai statutes are unofficial; the Thai text prevails.
- Land Code B.E. 2497 (sections 86, 96 bis, 97 and 111–113) — FAOLEX / FAO
- Thai title deeds and land documents explained — Thai Law Online
- Civil and Commercial Code, section 540 (maximum lease term) — Thai Law Online (unofficial translation)
- Civil and Commercial Code, sections 1411–1412 (superficies) — Thai Law Online (unofficial translation)
- Civil and Commercial Code, section 1418 (usufruct) — Thai Law Online (unofficial translation)
- Civil and Commercial Code, section 1404 (habitation is not transferable) — Thai Law Online (unofficial translation)
- Inheritance of condominium units by foreigners (Condominium Act ss.19 and 19 bis) — Tilleke & Gibbins
- The FET form in Thailand: bringing money in to buy a condo — Thai Law Online
- New Land and Building Tax Act — Tilleke & Gibbins
- Construction law in Thailand (Building Control Act ss.21, 25 and 32) — Thai Law Online
- Phuket Property Market Update, May 2025 (branded and resale prices) — C9 Hotelworks
- Thailand moves to force sales of 2,360 land plots held through nominees — Emerhub (October 2026)