Thai Land Title Deeds: Chanote (Nor Sor 4), Nor Sor 3 Kor, and Sor Por Kor

Land administration in Thailand utilizes several types of land title deeds, each granting different ownership, leasehold, and transferability rights. Understanding the differences between **Nor Sor 4 (Chanote)**, **Nor Sor 3 Kor**, and **Sor Por Kor 4-01** is essential for buyers and heirs to avoid illegal transactions and protect their real estate investments.

1. Nor Sor 4 / Chanote (Red Garuda Symbol)

The Chanote is the certificate of absolute land ownership in Thailand. The boundaries are measured using precise GPS satellite coordinates. The registered owner has full legal authority to:

• Sell, gift, or transfer ownership immediately.
• Register long-term leases, Usufructs, or Superficies.
• Mortgage the land at commercial banks as loan collateral.

2. Nor Sor 3 Kor (Green Garuda Symbol)

This is a certificate of land utilization. It certifies that the holder has the legal right to possess and use the land. The boundaries are mapped using aerial photos. Nor Sor 3 Kor land can be sold, leased, and mortgaged at banks. The holder can also apply at the local Land Office to upgrade a Nor Sor 3 Kor deed into a full Chanote (Red Garuda) deed.

3. Sor Por Kor 4-01 (Blue Garuda Symbol)

This is agricultural land allocated by the government to low-income Thai farmers. **Sor Por Kor land cannot be bought, sold, leased, or transferred to the general public.** Any attempt to sell or lease Sor Por Kor land to an unauthorized party is legally void. The only permitted transfer is through inheritance to immediate heirs who are also registered farmers.

Recent 2024–2026 Reforms: Transition to Agricultural Title Deeds (Green Garuda)

Under agricultural reforms starting in 2024 and continuing into 2026, farmers who have held Sor Por Kor 4-01 land for at least 5 years can apply to upgrade it to a **"Title Deed for Agriculture" (โฉนดเพื่อการเกษตร)**. This upgrade allows the land to be used as loan collateral with state-owned banks (such as BAAC). However, the land must still be used for agriculture and remains subject to strict transfer restrictions (cannot be sold freely on the open market).

Understanding the legal differences between Thai land deeds is critical to securing your property. The land lawyers at Numlamai Law provide expert advice on title searches, deed conversions, and transaction safety in Khon Kaen and Northeast Thailand. Contact us today.