Thai Land Title Deeds Explained: Chanote, Nor Sor 3 Gor, Sor Por Kor (2026)

Last updated: 23 October 2026

In short: The safest Thai land document is the Chanote (Nor Sor 4 Jor, red Garuda) — full title. Nor Sor 3 Gor (green Garuda) and Nor Sor 3 / 3 Kor (black Garuda) are certificates of use: they can be sold, but with more steps and risk. Sor Por Kor 4-01, Por Bor Tor 5, Sor Kor 1 and Sor Tor Kor cannot be registered for sale in the normal way. Whatever the document, foreigners generally cannot own land in Thailand.

Thai land documents compared

Document	Garuda colour	Status	Can it be sold/registered?	Bank loan
Chanote (Nor Sor 4 Jor)	Red	Full ownership	Yes	Yes
Nor Sor 3 Gor	Green	Right of possession, mapped from aerial photos	Yes	Some banks
Nor Sor 3 / Nor Sor 3 Kor	Black	Right of possession, no aerial survey	Yes, after a 30-day public notice	Rarely
Sor Kor 1	-	Notification of possession (1954), not a title	No registration of sale	No
Sor Por Kor 4-01	-	Agricultural land-reform use right	No (inheritance only)	Very limited
Agricultural title deed (converted from Sor Por Kor)	-	Must be used for farming	No change of hands for 2 years; then only to farmers with ALRO consent	Limited
Por Bor Tor 5	-	Old local tax receipt, not a title	No	No
Sor Tor Kor	-	Permit to farm in a forest reserve	No	No

Chanote (red Garuda)

The main document of ownership (older title forms such as Tra Jong marked "used" also count). The plot is fixed on the cadastral map with boundary markers, and the back of the deed records every sale, mortgage and encumbrance. Always get a certified copy of this registration history from the Land Office rather than relying on the seller's photocopy, and look for any transfer prohibition noted on the deed — some titles issued under section 58 bis cannot be transferred for 10 years.

Nor Sor 3 Gor (green Garuda)

A certificate of use based on aerial-photo mapping, so boundaries are fairly reliable. It can be sold and mortgaged at the Land Office and is can be upgraded to a Chanote — without a new boundary survey in areas where the Department of Lands is running a section 58 tri programme, though individual applications usually need a survey. Many buyers ask the seller to upgrade before transfer to make bank financing easier.

Nor Sor 3 / 3 Kor (black Garuda)

A certificate of use without aerial mapping, showing only an approximate shape and boundaries. A sale must be publicly posted for 30 days so others can object. Have the boundaries surveyed with every neighbour present, and ideally get it upgraded first.

Documents to walk away from

Sor Por Kor 4-01: land-reform farming rights. Sale and lease are prohibited; it passes only by inheritance. Since 9 December 2023 it can be converted to an "agricultural title deed", but it cannot change hands for two years from issue (except to a spouse, child or heir), after which it can go only to farmers with ALRO consent, and the land must be farmed — it is not a normal Chanote you can build a holiday home on.
Por Bor Tor 5: proof of paying a local tax that was replaced in 2020. It gives no rights; much of this land is forest or public land.
Sor Kor 1: a 1954 notification of possession that may support a title application, but it cannot be registered for sale.

Five checks before you buy

Read the document name and Garuda colour at the top.
Open the LandsMaps app, enter the deed number and check the plot is where you were shown and see the road layout (the app shows plot shapes only for Chanote land; confirm public-road status or easements at the Land Office).
Check the appraised value at assessprice.treasury.go.th (see Thailand's 2027 land appraisal update).
Request the registration history at the Land Office: mortgages, sale-with-right-of-redemption or seizure orders.
Ask the seller to show every boundary marker; if any are missing, order a boundary survey before paying a large deposit.

Can foreigners buy land?

Generally no, whatever the document type. The Land Code allows narrow exceptions that need permission, such as inheriting as a statutory heir (section 93) or the section 96 bis investment route. Legal options are buying a condominium unit within the 49% foreign quota or registering a lease of up to 30 years per term. See freehold vs leasehold in Thailand.

FAQ

What is the difference between red, green and black Garuda land titles?

Red is the Chanote (ownership). Green is Nor Sor 3 Gor and black is Nor Sor 3 / 3 Kor — both certificates of use (possession). All three can be sold, but the Chanote is the safest and the easiest to finance.

Can I buy Sor Por Kor land?

No. Private "sales" of land-reform land have no legal effect, and the Agricultural Land Reform Office can reclaim the land.

Sources

Department of Lands — land documents and the LandsMaps app
Agricultural Land Reform Office (ALRO) — agricultural title deeds
Treasury Department: appraised land values

Looking at land in Bang Saray, Sattahip or Pattaya? See land for sale or send us the deed number for a free first check.