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Land for sale in Pattaya

Looking for land in Pattaya or nearby? Tell us the size, area, budget and what you plan to build, and we look for plots that fit and help you check the title deed first. Buyers pay no fee. A chanote is full ownership and the other papers give less; our title deed guide explains each one.

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How is land measured in Thailand?

Land is sold in rai, ngan and square wah. One square wah is 4 m². One ngan is 100 square wah, or 400 m². One rai is 4 ngan, or 400 square wah, which is 1,600 m². Sellers often quote a price per square wah or per rai, so convert before you compare plots.

Which Thai title deeds are strongest?

Chanote (Nor Sor 4 Jor): full ownership, surveyed on the ground with GPS and marker posts. It can be sold, mortgaged and leased.
Nor Sor 3 Gor: a right of use with boundaries from aerial photographs. Sales are registered without public notice, and it can be upgraded to a chanote after a survey.
Nor Sor 3: no survey. A sale, lease or mortgage needs a 30-day public notice first.
Sor Kor 1: a notice of possession only. It cannot be used to register an ordinary transfer.

Even a chanote needs checks: wrongly issued titles and overlapping boundaries do happen. Want a plot with a house already on it? See houses for sale.

What are a foreigner's options for land?

In almost all cases, no. The Land Code bars foreign individuals and foreign companies from owning land, with narrow exceptions such as BOI-promoted companies and a rarely approved route for investors bringing in at least THB 40 million. The usual option is a registered lease of up to 30 years. Holding land through a nominee is a criminal offence, and the Department of Lands has tightened checks on buyers' funds and on companies with foreign shareholders. See our guide for foreign buyers.

Questions people ask

Do I pay 09Wi a fee?

No. Tenants and buyers pay 09Wi nothing. The seller pays our commission.

What is a chanote?

The chanote is Thailand's full-ownership land title, part of the Nor Sor 4 series with a red Garuda emblem. Its boundaries are fixed by ground survey, and it can be sold, mortgaged and leased.

How big is one rai?

One rai is 1,600 m², or 400 square wah. A ngan is a quarter of a rai, 400 m². Most larger plots are inland in East Pattaya.

Can a foreigner buy land in Pattaya?

Not in their own name, except in narrow cases. A foreigner can lease land for up to 30 years with a lease registered at the Land Office.

What costs are paid at transfer?

A 2% transfer fee on the official appraised value, the seller's withholding tax, and either 3.3% specific business tax or 0.5% stamp duty. See our guide to taxes and transfer fees.

Can I build anything I like on the plot?

No. Zoning and building rules apply, and they differ across Pattaya City and the municipalities around it. Ask the local office about the rules for the plot before you buy.