Chanote: full ownership
The chanote is the title deed of the Nor Sor 4 series, widely called Nor Sor 4 Jor, and it carries a red Garuda emblem. The Land Code reserves ownership (kammasit) for chanote land; the other documents give rights of possession and use. Its boundaries are fixed by a ground survey with GPS coordinates and concrete marker posts.
Chanote land can be sold, mortgaged, leased and passed on by will, and each of these is registered at the Land Office on the deed. That is why it is the title to look for. It still needs checking: wrongly issued titles and overlapping boundaries do happen, so a lawyer should search the title at the Land Office and the marker posts should match what you see on the ground.
Nor Sor 3 Gor: green Garuda
Nor Sor 3 Gor is the strongest of the possessory documents. It carries a green Garuda, and its boundaries are fixed from aerial photographs rather than a ground survey. Sales, mortgages and leases can be registered on it without a public notice period, so in
A Nor Sor 3 Gor can be upgraded to a chanote after a ground survey. If you are offered Nor Sor 3 Gor land, ask whether the seller will complete the upgrade before transfer.
Nor Sor 3: black Garuda
Nor Sor 3 carries a black Garuda and has no survey behind its boundaries. Like Nor Sor 3 Gor, it records only a right of possession; ownership needs a chanote. A sale, lease or mortgage on Nor Sor 3 land needs a
Sor Kor 1: a notice of possession
Sor Kor 1 is only a notice that someone possesses the land. It is not a title, it does not show ownership, and no sale can be registered on it at the Land Office. It can usually be upgraded to a Nor Sor 3 Gor or a chanote, but until that happens, treat any sale of Sor Kor 1 land with great caution.
Thai title deeds at a glance
| Document | Emblem | Boundaries | Sale, lease, mortgage |
|---|---|---|---|
| Chanote (Nor Sor 4 Jor) | Red Garuda | Ground survey, GPS, marker posts | Registered directly; full ownership |
| Nor Sor 3 Gor | Green Garuda | Aerial photographs | Registered without public notice (possessory right); can be upgraded to chanote |
| Nor Sor 3 | Black Garuda | No survey | Registered after a |
| Sor Kor 1 | None (not a title) | Not surveyed as a title | No sale can be registered; usually upgradable |
A sale can be registered on a chanote, a Nor Sor 3 Gor or a Nor Sor 3, but only on a chanote does the buyer receive ownership; on the other two the buyer takes over the seller's right of possession. A condo unit has its own unit title, separate from these land documents, which is what a foreign condo buyer receives.
What the deed means for a foreign buyer
A foreigner generally cannot own land in Thailand, so your name will not go on a chanote as owner. What you can register on the deed is a lease of up to 30 years, a superficies (the right to own the house on the land) or a usufruct. All of these are recorded at the Land Office against the title, which is one more reason to want a chanote or Nor Sor 3 Gor behind them: your right is only as solid as the document it sits on.
Do not let a weak title push you toward a nominee or a Thai company set up to hold the land. Holding land for a foreigner that way is a crime under Land Code Sections 111 and 113, and the Department of Lands has been checking such deals closely through 2026. Our guide on whether foreigners can buy property in Thailand explains the legal routes, including the rare THB 40 million investment route under Section 96 bis, for which Pattaya is one of the eligible locations.
Checks before you buy or lease land
- Get a copy of the deed early and confirm its type, the plot number and the owner's name.
- Have an independent lawyer search the title at the Land Office for registered mortgages, leases and other rights.
- Walk the boundaries. On a chanote, find the marker posts; on a Nor Sor 3, expect the boundary to need surveying.
- Check road access to the plot, and whether it depends on crossing a neighbour's land.
- For a lease, register it at the Land Office if it runs for more than 3 years, or it can only be enforced for 3.
- Keep your payment records. Land Office checks on deals of THB 5 million or more, or cash payments of THB 2 million or more, ask where the money came from.
Land in and around Pattaya
Most landed property around the city lies inland. East Pattaya, east of Sukhumvit Road and the railway, is the main area for houses and pool villas, and agents describe inland Huai Yai as mostly housing estates and land plots. Near the beaches, the stock is mostly condominium towers.
Also check which local government the land falls under. Pattaya City covers all of Na Kluea and parts of Nong Prue, Huai Yai and Nong Pla Lai. Na Jomtien is in Sattahip District, outside Pattaya City, even though it is often marketed as Greater Pattaya.
When you look at land for sale in Pattaya or houses for sale, ask for the deed type before anything else, and ask us to check it on any property we handle. The fees on transfer day are covered in our guide to property taxes and transfer fees. This guide is general information, not legal advice; use an independent Thai lawyer for any land deal.
