🇹🇭✨ Which Land Titles in Thailand Allow a 30-Year Usufruct? (Including Phor Bor 5)

🇹🇭✨ Which Land Titles in Thailand Allow a 30-Year Usufruct? (Including Phor Bor 5)

by The Big Fish Little Fish Company

Understanding Where You Can Secure Long-Term Rights with Confidence

If you’re a foreigner living in Thailand or planning a long-term investment, you’ve likely heard about usufructs (สิทธิเก็บกิน) — one of the strongest legal tools available to foreigners for using land they do not own.

A usufruct can often be registered for up to 30 years (or for life), but only on certain land titles.

👉 Not all Thai land titles allow usufruct registration.

This updated guide explains which land titles do allow a 30-year usufruct, which do not, and now also clearly explains Phor Bor 5, a title that often causes confusion.

Let’s break it down simply. 👇 ⸻ 🌴 1️⃣ What Is a Usufruct in Thailand?

A usufruct gives the registered holder the legal right to:

✔ Use the land ✔ Live on the land ✔ Build on the land (with permission) ✔ Benefit from the land (rental, farming, business use) For foreigners, usufructs are popular because they: • Are registered at the Land Office • Are written directly onto the title deed • Offer strong legal protection • Can be set for up to 30 years or lifetime

⚠️ But the land title determines whether this is possible at all.

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🗂️ 2️⃣ Land Titles That DO Allow a 30-Year Usufruct

These are the safest options for foreigners.

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✅ Chanote (Nor Sor 4 Jor) ⭐ BEST OPTION

The strongest land title in Thailand.

✔ Exact GPS-surveyed boundaries ✔ Fully recognised nationwide ✔ Allows usufructs, leases, superficies, and mortgages ✔ Clean, efficient registration process 👉 A 30-year usufruct can be securely registered and stamped on the title deed.

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✅ Nor Sor 3 Gor (NS3G) ⭐ VERY GOOD OPTION

Just below Chanote in strength. ✔ Clearly surveyed boundaries ✔ Recognised by all Land Offices ✔ Allows registration of usufructs up to 30 years ✔ Often upgradeable to Chanote 👉 A common and reliable choice for foreigners.

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⚠️ Nor Sor 3 (NS3) ⚠️ POSSIBLE — WITH CAUTION

✔ Legal and transferable ✔ Usufruct registration is possible However: • Boundaries are less precise • Extra checks are often required • Land Office procedures may be slower 👉 Strong legal support is recommended.

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🟤 3️⃣ Phor Bor 5 (ภ.บ.ท.5) — What You Must Know This is one of the most misunderstood land documents in Thailand.

What Is Phor Bor 5?

Phor Bor 5 is NOT a land title deed.

It is:

• A local tax receipt • Proof that land tax has been paid • Issued by the local administrative office — not the Land Department It does not: ❌ Confirm legal ownership ❌ Define accurate boundaries ❌ Guarantee government recognition as titled land Can You Register a Usufruct on Phor Bor 5? 👉 NO.

A usufruct cannot be legally registered on Phor Bor 5 land. Because:

• It is not a recognised title deed • It cannot be stamped by the Land Office • Rights registered on it are not legally enforceable ⚠️ Even if someone claims they have “used the land for years,” this does not give legal security. Can Phor Bor 5 Be Upgraded? ✔ In some cases, yes — but: • The process can take years • Approval is not guaranteed • Government land claims may arise

Until officially upgraded to NS3, NS3G, or Chanote, it is not suitable for foreign usufructs.

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❌ 4️⃣ Land Titles That DO NOT Allow a Usufruct These titles should be avoided by foreigners.

❌ Sor Por Kor (SPK)

• Agricultural reform land • Usufructs not permitted • Foreign use not allowed

❌ Phor Bor 5

• Tax receipt only • No legal registration possible

❌ Nor Sor 2 / Possessory Rights / Unofficial Land

• Weak legal standing • High risk of disputes or reclamation

⸻ 🧭 5️⃣ Best Land Titles for a 30-Year Usufruct (Quick Summary)

✔ Chanote (Nor Sor 4 Jor) — Best and safest ✔ Nor Sor 3 Gor (NS3G) — Strong and reliable ⚠️ Nor Sor 3 (NS3) — Possible, higher risk ❌ Phor Bor 5 — Not allowed ❌ SPK / Unofficial land — Not allowed

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🛠️ 6️⃣ How a 30-Year Usufruct Is Registered On eligible land titles:

1️⃣ Confirm title type 2️⃣ Draft Thai usufruct agreement 3️⃣ Collect IDs and documents 4️⃣ Attend Land Office together 5️⃣ Register the usufruct officially 6️⃣ Stamp rights on the title deed 7️⃣ Pay registration fees

Once stamped, your rights are legally protected.

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🏡 7️⃣ Why Land Title Choice Is Critical for Foreigners The land title determines:

✔ Whether your usufruct is valid ✔ Your long-term security ✔ Risk of disputes ✔ Ease of future transfer ✔ Peace of mind A strong title means a safe investment.

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🌟 Final Thoughts

If you want a secure 30-year usufruct in Thailand, the rule is simple: 👉 No Chanote or NS3G = No real security.

Phor Bor 5 land may look attractive or cheaper, but without an upgraded title, it offers no legal protection for foreigners. At The Big Fish Little Fish Company, we help you:

✔ Understand land titles clearly ✔ Avoid risky properties ✔ Identify safe options ✔ Connect you with trusted Thai lawyers

We are real estate agents, not lawyers — but we work closely with experienced legal professionals to ensure every step is done correctly.

🌐 BigFishLittleFishCo.com

🇹🇭 Finding the right property for you here in Thailand 🇹🇭