There are several ways to buy land in Thailand and some are safer than others. In this context it is very important to pay close attention to the deed that comes with the house.
We recommend that you purchase or lease a house or land with a red deed (named Chanote deeds) because this gives you the best possible guarantee.
“Chanote” or “Nor Sor 4 Jor”
The best deeds are deeds with a red logo, also named Chanote deeds. Red deeds can be traded, mortgaged and developed. They are measured precisely by GPS and will be marked with small cement stilts on the ground with private numbers. This is made by the country office and there will be no doubt as to where your property´s boundary is located. Prescriptive rights on red deeds last 10 years.
“Nor Sor 3” or “Nor Sor 3 Gor”
Deeds with a green logo are actually not a real deed. A green “deed” costs only 30-50% of the price of a red deed (Chanote), and rules are not as strightly as on red deeds (Chanote). Green deeds differs by being measured less accurately. They are not surveyed by GPS, only by aerial photographs and by comparison with neighboring land. Therefore you may overlap with the neighboring property and you cannot keep an original deed (Chanote) on the land which you have holdleased.
This means you can not control if the owner of the land is mortgaging the land to other persons, which may cause you problems. Prescriptive rights for green “deeds” only last 1 year.
Some houses are sold without a deed and only with trade papers. Do avoid buying a house with no deed! Without a deed the land cannot be traded, mortgaged or developed. In reality you are buying land which you are able to use but you cannot resell it. This may cause you many problems and at worst you may lose the land which you have leased.