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Land Code: an essential legal framework for structuring land ownership and use in Thailand
The Land Code in Thailand is one of the pillars of Thai land law. This code was promulgated on December 1, 1954, and has since undergone various amendments, including in 2008, to adapt to the country’s economic, legal, and social developments.
The Land Code in Thailand governs all rules relating to the possession, use, allocation, and transfer of land within the national territory. Any investor, expatriate, or economic operator who seeks to secure property rights or land use rights in the Kingdom must understand this legal framework.
In Thailand, where society traditionally views land as a collective asset and where the law strictly restricts foreign ownership, the Land Code in Thailand serves as the fundamental legal instrument that determines the legality of land transactions.
At Benoit & Partners, we advise investors and expatriates on Thailand’s Land Code and property-related legal matters. Our team provides guidance on land ownership restrictions, land use rights, and lawful land transactions under Thai law. We help clients navigate regulatory limitations on foreign ownership and ensure that property acquisitions and land arrangements comply fully with Thailand’s land law framework.
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Foreigners are not allowed to own land outright in Thailand.
Section 86 of the Land Code Act B.E. 2497 (1954) restricts land ownership to Thai nationals unless a specific treaty or law provides otherwise. As of 2026, no such treaty is in force. Foreigners must therefore explore alternative legal structures under Thai property law, such as leasehold or usufruct, to obtain land use rights.
A 30-year registered lease constitutes the most secure and legally accepted method.
Under the Civil and Commercial Code, foreigners may lease land for up to 30 years. They must register these leases with the Land Department to make them legally enforceable against third parties. While leases may include renewal clauses, the law does not automatically enforce them, and the parties must re-execute and re-register them.
Thai law permits foreigners to own buildings separate from the land beneath them under Thai property law. Section 456 of the Civil and Commercial Code allows this arrangement, provided the owner registers the structure independently and obtains a valid building permit. This setup commonly occurs when a foreigner leases land and constructs a house or commercial property on it.
A usufruct is a real right that allows a person to use and benefit from land owned by someone else and people often use it in family contexts.
Sections 1417–1428 of the Civil and Commercial Code govern a usufruct and allow a foreigner, such as a spouse, to live on or earn income from land owned by a Thai national. The parties must register it with the Land Office, and they may grant it for life or for a fixed term. The law prohibits its transfer, and it expires upon the death of the usufructuary.
Not automatically. Renewal clauses in leases do not have enforceable effect unless the parties re-register them.
While many leases contain clauses that promise renewal, Thai courts—such as in Supreme Court Decision No. 229/2521—treat these clauses as personal agreements rather than enforceable rights. The parties must sign and register a new lease at the end of the original term for the extension to produce legal effect.
No. This practice constitutes a nominee arrangement and violates Thai property law. Although companies with majority Thai ownership may own land, the law prohibits foreigners from controlling such companies through hidden agreements or proxies. Section 36 of the Foreign Business Act B.E. 2542 (1999) expressly bans nominee structures, and authorities may investigate them, revoke land titles, and pursue potential criminal charges.
No. A usufruct is a personal right, and the holder cannot transfer, sell, or inherit it.
The owner grants it for the lifetime of the usufructuary or for a specified term, and it automatically ends upon death. However, it remains an effective legal tool for family-based property arrangements, especially when the foreign party does not engage in commercial use of the land.
Using nominee shareholders to hold land on behalf of a foreigner is a serious legal offense.
Thai courts and agencies treat this practice as an unlawful attempt to bypass land ownership restrictions. In Supreme Court Decision No. 3241/2540, the authorities confiscated land acquired through such a scheme. Penalties may include criminal prosecution, fines, and the permanent loss of the property.
Foreigners should always consult a licensed Thai legal expert before any property transaction under Thai property law. A lawyer can ensure that contracts are valid, that parties properly register leases or usufructs, and that all procedures comply with Thai law. Legal guidance helps foreigners avoid costly errors and protect their long-term interests in Thailand.
Table of Contents
What are the sources and structure of the Land Code in Thailand?
The Land Code in Thailand resulted from a codification process designed to harmonize existing land laws. It entered into force on December 1, 1954, and repealed no fewer than fourteen earlier statutes, including the Temporary Pre-emption Certificate Act, former laws governing the issuance of land titles, and regulations addressing land speculation and the management of vacant land.
The Land Code in Thailand is structured into several chapters as follows:
- Chapter 1: General provisions
- Chapter 2: Land Allocation for the People
- Chapter 3: Delimitation of Rights in Land
- Chapter 4: Issuance of Documents Showing Rights in Land
- Chapter 5: Land survey
- Chapter 6: Recording of Rights and Legal Acts
- Chapter 7: Limitation of Rights in Land for Religious Purpose
- Chapter 8: Limitations of Aliens Right in Land
- Chapter 9: Limitations of Rights in Land of Some Categories of Juristic Persons
- Chapter 10: Trade in Land
- Chapter 11: Fee
- Chapter 12: Penalties
The entire Land Code in Thailand is characterized by a formal and hierarchical approach to land rights, distinguishing between simple occupation rights and full ownership rights.
Who can hold a right to land in Thailand under the Land Code?
The Land Code in Thailand clearly distinguishes between title deeds and rights of occupation or use (utilization certificates, pre-emption certificates).
Private ownership based on official title deeds
Section 3 of Chapter 1 of the Land Code in Thailand clearly defines the circumstances and conditions under which a person may claim a land right. An individual may claim a legal right to land when a competent authority issued the title before the adoption of the Code in 1954, or when the authority issued the title in compliance with the current legislation.
Because the law requires a formal title, mere occupation regardless of its duration or peaceful nature does not confer exclusive ownership. To regularize such occupation, the occupant must complete a strict administrative process that results in the issuance of an official land document.
Only titles that the Department of Lands issues and registers have probative value and allow holders to record rights in the land registers. This procedure prevents competing claims and ensures full traceability of land rights.
Occupancy, preemption, and usage rights
In Thailand, the law recognizes several types of land titles, each granting a different level of property rights. The Pre-emption Certificate (Nor Sor 2) represents the lowest level of land title. This document allows the holder to use a plot of land on a temporary basis, while the authorities assess how the holder uses and develops the land.
When the authorities determine that the holder uses the land lawfully and productively, they may issue a Certificate of Use (Nor Sor 3). This document confirms that the occupant uses the land in accordance with the prescribed conditions. Although it marks an important step toward ownership, it does not grant full ownership rights. The law imposes specific obligations on the holder, including restrictions on transfer for a defined period, as provided under Article 31.
The Title Deed, or Chanote (Nor Sor 4), constitutes the highest form of land title. The Chanote grants the holder exclusive and perpetual ownership rights. The authorities issue the Chanote only after they conduct an official topographical survey, complete a thorough verification process, and publish the relevant information. The Chanote allows the owner to sell, lease, mortgage, or transfer the land in accordance with the law. Among Thai land titles, only the Chanote offers the strongest protection against land and property fraud and significantly reduces the risk of disputes.
How does the Land Code in Thailand regulate state land ownership and its allocation?
The Land Code in Thailand provides that all land not owned by a private individual belongs to the state under Section 2. The Director-General of the Department of Lands enforces this rule. However, the law allows the state to lease or temporarily allocate certain plots of land to individuals or legal entities for economic activities under Articles 10 to 12.
Under Section 20, the National Land Allocation Commission may reserve land, approve land allocation projects, or impose conditions on land use.
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No, foreigners are not allowed to own land outright in Thailand.
According to Section 86 of the Land Code Act B.E. 2497 (1954), land ownership is restricted to Thai nationals unless a specific treaty or law provides otherwise. As of 2026, no such treaty is in force. Foreigners must explore alternative legal structures under Property Law in Thailand, such as leasehold or usufruct, to access land use rights.
A 30-year registered lease is the most secure and legally accepted method.
Under the Civil and Commercial Code, foreigners may lease land for up to 30 years. These leases must be registered with the Land Department to be legally enforceable against third parties. While leases may include renewal clauses, these are not automatically enforceable and must be re-executed and re-registered.
Yes, under the Condominium Act B.E. 2522 (1979), foreigners can legally own condominiums.
Ownership is allowed if the foreign ownership quota in the building does not exceed 49% of the total usable area. Additionally, funds for the purchase must be transferred from abroad in foreign currency and documented through a Foreign Exchange Transaction Form (FETF). Ownership is secured by registering the title deed (Chanote) at the Land Office.
Yes, Thai law permits foreigners to own buildings separate from the land beneath them under Property Law in Thailand. This is possible under Section 456 of the Civil and Commercial Code, provided the structure is registered independently and authorized by a valid building permit. This setup is common when a foreigner leases the land and constructs a house or commercial property on it.
A usufruct is a real right that allows a person to use and benefit from land owned by someone else—often used in family contexts.
Governed by Sections 1417–1428 of the Civil and Commercial Code, a usufruct allows a foreigner (e.g., a spouse) to live on or earn income from land owned by a Thai national. It must be registered with the Land Office and can be granted for life or a fixed term. It is non-transferable and expires upon the death of the usufructuary.
Not automatically. Renewal clauses in leases are not enforceable unless re-registered.
While many leases contain clauses promising renewal, Thai courts—such as in Supreme Court Decision No. 229/2521—consider these as personal agreements rather than enforceable rights. A new lease must be signed and registered at the end of the original term for the extension to have legal effect.
No. This practice is considered a nominee arrangement and violates Property Law in Thailand. Although companies with majority Thai ownership may own land, it is illegal for foreigners to control such companies through hidden agreements or proxies. Under Section 36 of the Foreign Business Act B.E. 2542 (1999), nominee structures are prohibited and subject to investigation, land title revocation, and potential criminal charges.
No. A usufruct is a personal right and cannot be transferred, sold, or inherited.
It is granted for the lifetime of the usufructuary or a specified term and automatically ends upon death. However, it remains an effective legal tool for family-based property arrangements, especially when the foreign party is not involved in commercial use of the land.
Using nominee shareholders to hold land on behalf of a foreigner is a serious legal offense.
Thai courts and agencies treat this as an unlawful attempt to bypass land ownership restrictions. In Supreme Court Decision No. 3241/2540, land acquired through such a scheme was confiscated. Penalties may include criminal prosecution, fines, and the permanent loss of the property.
Foreigners should always consult a licensed Thai legal expert before any property transaction under Property Law in Thailand. A lawyer can ensure that contracts are valid, that leases or usufructs are properly registered, and that all procedures comply with Thai law. Legal guidance helps avoid costly errors and protects the foreigner’s long-term interests in Thailand.
What is the procedure for acquiring a title deed under the Land Code in Thailand?
The Land Code in Thailand strictly regulates and supervises the acquisition of a title deed (Chanote) through a legal and administrative process that ensures land security and prevents disputes involving lenders or unlawful occupiers. The procedure unfolds in two key stages: first, the applicant establishes initial land rights, and second, the Land Department issues the final title deed.
From preemption to use: preparatory steps
The applicant generally begins by obtaining a Pre-emption Certificate. The Land Administration issues this certificate as a provisional occupation permit. It authorizes the applicant to occupy land that remains unoccupied or unallocated, provided that the applicant undertakes to develop the land in accordance with its intended use. The certificate does not create a property right and does not grant definitive legal recognition of ownership.
After the applicant uses the land effectively and in compliance with the applicable conditions, the administration may issue a Certificate of Use. The administration retains ongoing supervisory authority and may revoke the certificate if the holder violates the contractual conditions or abandons the land.
The Chanote application: formalization and registration
Once the holder of the Nor Sor 3 has met the conditions of use and the administration has carried out the checks, the holder may apply for the issuance of a Title Deed.
By making this announcement, he officially launches the cadastral operations, which enable third parties with an interest in the land to assert any possible rights of opposition in the event of specific conflicts.
The administration then carries out the cadastral survey, and all qualified officers carefully inspect the boundaries, location, and extent of the land while creating a detailed map. The authorities then review the plan and, if no conflicts or violations arise, they grant the Chanote.
The local land registry office registers the Chanote, and the register includes the following information: identity of the owner, geographical location of the plot, exact area, cadastral plan, and registration number. The land department gives the original document to the holder and keeps a copy.
This is the final step in confirming full ownership of the land on the part of the authorities.
Does the Land Code in Thailand allow foreigners to own land?
In principle, the Land Code in Thailand prohibits foreigners from directly owning and purchasing land in Thailand.
However, in certain cases, as provided for by Thai law, a foreigner may obtain land ownership rights in Thailand.
How does the Land Code in Thailand deal with land abandonment and forfeiture of rights?
Article 6 states that a court may order the loss of rights when an owner abandons land for more than 10 years (for title deeds) or 5 years (for certificates of use). This provision aims to prevent speculation or hoarding of unused land.
Article 32 also authorizes the Director General to order the eviction of occupants who have not complied with the guidelines and are not in compliance with the standards of use.
What official documents prove land rights under the Land Code in Thailand?
The Code provides for several legal documents:
- The “Pre-emption Certificate” (Nor Sor 2), which certifies a temporary right,
- The “Certificate of Use” (Nor Sor 3), proof that the land has been used,
- The “Title Deed” (Chanote or Nor Sor 4), the only document certifying full and exclusive ownership.
The Department of Land Administration registers all these documents. Article 57 specifies their mandatory content. The administration keeps a copy of the Chanote for control and traceability purposes.
Does the Land Code in Thailand interact with other texts?
The Land Code in Thailand applies throughout the country, except in cases where a special law provides for derogatory rules. It coexists in particular with the Civil and Commercial Code, the Foreign Business Act, the Condominium Act and laws on the environment, forests and mines.
Local authorities also have powers of allocation, as specified in Article 9/1. The Land Code in Thailand remains the main law governing land, and it connects to other legislation.
Conclusion
The Land Code in Thailand forms the cornerstone of Thai land law. It organizes and governs all rights, obligations, and procedures related to land, whether public or private. Rather than acting as a purely administrative regulation, the Land Code operates as a substantive legal instrument that authorities and private stakeholders actively use to regulate, protect, control, and develop land throughout the Kingdom.
As a result, any investor or foreigner who intends to enter the Thai real estate or agricultural market must understand this law. A careful reading of the Land Code’s provisions reveals that lawmakers designed it primarily to regulate land relations, protect rights in the public interest, and prevent abuse. However, properly interpreting the law and navigating procedural requirements—particularly those concerning land registration and declarations of rights—requires either advanced legal expertise or the assistance of a qualified local lawyer who understands Thai land law and administrative practice.
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FAQ
The Land Code in Thailand is the primary legal framework governing land ownership, land use, allocation, and transfer throughout the Kingdom. Promulgated on 1 December 1954, the Land Code Thailand consolidated numerous pre-existing land laws into a single codified statute and remains the cornerstone of Thai land law.
The Land Code in Thailand defines who may hold land rights, what types of land rights exist, and how those rights may be acquired, transferred, or forfeited. For investors and expatriates, understanding the Land Code Thailand is essential to assess the legality of land transactions, manage risk, and structure compliant land use or property investments.
The Land Code Thailand distinguishes between full ownership rights and lesser rights of occupation or use. These include pre-emption certificates (Nor Sor 2), certificates of use (Nor Sor 3), and full title deeds (Chanote or Nor Sor 4), each conferring progressively stronger legal protection and transferability.
Thai nationals and Thai juristic persons may hold land rights subject to the conditions set out in the Land Code in Thailand. Foreign ownership is generally prohibited, except in narrowly defined situations expressly permitted by law. Mere occupation, even if long-term, does not create ownership without an official title issued under the Land Code Thailand.
Under the Land Code Thailand, all land not privately owned belongs to the state. The state may allocate or lease certain land for economic or public purposes under strict conditions, supervised by the Department of Lands and the National Land Allocation Commission.