{"id":3029,"date":"2026-09-21T17:59:32","date_gmt":"2026-09-21T10:59:32","guid":{"rendered":"https:\/\/staging.jftb-real-estate-phuket.com\/?p=3029"},"modified":"2026-10-19T12:04:02","modified_gmt":"2026-10-19T05:04:02","slug":"buying-land-thailand","status":"publish","type":"post","link":"https:\/\/www.jftb-real-estate-phuket.com\/th\/buying-land-thailand\/","title":{"rendered":"Buying Land in Thailand 2026: Titles, Zoning &#038; Building Rules"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Buying a beautiful plot of land in Thailand is relatively easy.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Determining whether that land is legally secure, properly accessible and realistically buildable is much harder.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A sea-view plot may look exceptional during a site visit but still present problems involving:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>land title<\/li>\n\n\n\n<li>boundaries<\/li>\n\n\n\n<li>road access<\/li>\n\n\n\n<li>easements<\/li>\n\n\n\n<li>zoning<\/li>\n\n\n\n<li>building restrictions<\/li>\n\n\n\n<li>slope<\/li>\n\n\n\n<li>drainage<\/li>\n\n\n\n<li>utilities<\/li>\n\n\n\n<li>environmental controls<\/li>\n\n\n\n<li>neighbouring land<\/li>\n\n\n\n<li>development permits<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For this reason, <strong>buying land in Thailand should never be based on location and price alone<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The central question is not simply:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cDo I like this land?\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cCan the intended project legally and practically be built on this specific plot?\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide explains how buyers should assess land titles, zoning, access and buildability before acquiring land in Thailand in 2026.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Buying Land in Thailand Starts With the Legal Asset<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Before considering views, architecture or future resale value, identify exactly what legal document represents the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand uses several forms of land-right documentation.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands identifies three principal forms relevant to private land rights:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Chanote (Nor Sor 4 \/ N.S.4)<\/strong><\/li>\n\n\n\n<li><strong>Nor Sor 3 Gor<\/strong><\/li>\n\n\n\n<li><strong>Nor Sor 3<\/strong><\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The Department describes Chanote as the strongest form of land title and notes that Nor Sor 3 documents have less precise boundary demarcation than Chanote. <a href=\"https:\/\/www.dol.go.th\/dol-services\/public-service-manual\/land-registration\/registration-types-processes\/land-transfer\/\" target=\"_blank\" rel=\"noopener\">Department of Lands guidance on land title deeds<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For most substantial residential or development purchases, <strong>buying land in Thailand with a clear Chanote title is generally the preferred starting point<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That does not mean every non-Chanote parcel is unusable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It means the buyer should understand exactly what rights exist and what additional survey or legal work may be necessary.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Is a Chanote?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote is Thailand\u2019s strongest standard land title for private ownership.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It records the land parcel through the Department of Lands and provides the clearest framework for identifying:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>registered owner<\/li>\n\n\n\n<li>land area<\/li>\n\n\n\n<li>parcel boundaries<\/li>\n\n\n\n<li>registered mortgages<\/li>\n\n\n\n<li>leases<\/li>\n\n\n\n<li>servitudes<\/li>\n\n\n\n<li>other registered rights<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote can also be used for registered legal transactions involving the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, the existence of a Chanote does <strong>not<\/strong> automatically mean the land is suitable for the buyer\u2019s intended development.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A Chanote answers an ownership question.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It does not automatically answer:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Can I build the project I want here?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That requires additional investigation.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Nor Sor 3 Gor and Nor Sor 3<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Nor Sor 3 Gor and Nor Sor 3 are certificates of utilization rather than the same form of title as Chanote.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">They can represent legitimate land rights, but the surveying and boundary position require more careful analysis.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands specifically notes that Nor Sor 3 boundaries are less precisely demarcated than Chanote boundaries.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When <strong>buying land in Thailand<\/strong> under a non-Chanote document, buyers should therefore pay particular attention to:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>current survey information<\/li>\n\n\n\n<li>physical boundary markers<\/li>\n\n\n\n<li>neighbouring owners<\/li>\n\n\n\n<li>access<\/li>\n\n\n\n<li>possible discrepancies between occupied and documented land<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For high-value development land, uncertainty over boundaries can become expensive very quickly.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Do Not Rely on the Seller\u2019s Land Size Alone<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A listing may advertise:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>2 rai<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>3,200 sqm<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">or<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>8,000 sqm<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But the buyer should not assume that the usable development area equals the advertised land area.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The registered area needs to be checked against the land document and survey.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Even where the total registered area is correct, part of the land may be affected by:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>road access<\/li>\n\n\n\n<li>servitudes<\/li>\n\n\n\n<li>drainage channels<\/li>\n\n\n\n<li>setbacks<\/li>\n\n\n\n<li>steep slope<\/li>\n\n\n\n<li>protected areas<\/li>\n\n\n\n<li>utility corridors<\/li>\n\n\n\n<li>unusable terrain<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The commercial question is therefore not just:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>How much land is registered?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>How much of the land can actually support the planned development?<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Use LandsMaps as a Preliminary Check, Not Final Due Diligence<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands provides its <strong>LandsMaps<\/strong> system as a useful preliminary research tool.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It can help identify land plots and review information such as location, approximate parcel area, surrounding geography and other available land information.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands also integrates mapping and land-use information into its digital services.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">However, online mapping should not replace a title review or professional survey.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A map displayed on a phone or laptop is not a substitute for establishing the exact registered boundary on the ground.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For initial research, buyers can use the official <a href=\"https:\/\/www.dol.go.th\/en\/home\/\" target=\"_blank\" rel=\"noopener\">Department of Lands LandsMaps services<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A Land Survey Can Change the Deal<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Land boundaries should be physically understood before the transaction becomes unconditional.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is especially important for:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>hillside land<\/li>\n\n\n\n<li>irregular plots<\/li>\n\n\n\n<li>older titles<\/li>\n\n\n\n<li>large land parcels<\/li>\n\n\n\n<li>beachfront or coastal land<\/li>\n\n\n\n<li>land surrounded by other private plots<\/li>\n\n\n\n<li>properties where fences do not match title boundaries<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A physical wall or fence does not necessarily prove the legal boundary.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The seller may have occupied land differently from the registered parcel for many years.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When the location of a boundary matters to the project, <strong>buying land in Thailand without resolving that issue before transfer creates unnecessary risk<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Legal Road Access Is Essential<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When buying land in Thailand, legal access can be just as important as the quality or location of the land itself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One of the most important land checks is also one of the easiest to underestimate:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>How does the land legally connect to a public road?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Seeing a road does not automatically mean the plot has permanent legal access.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A road may cross:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>private land<\/li>\n\n\n\n<li>another owner\u2019s parcel<\/li>\n\n\n\n<li>estate land<\/li>\n\n\n\n<li>land controlled through an informal arrangement<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A buyer should establish whether access is:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>public<\/li>\n\n\n\n<li>contained within the parcel<\/li>\n\n\n\n<li>protected by a registered servitude<\/li>\n\n\n\n<li>dependent only on private permission<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This distinction can materially affect both construction and resale.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Physical Access Is Not the Same as Legal Access<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A property may have been reached through the same road for 20 years.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That does not necessarily answer whether the buyer has a registered legal right to continue using it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For development land, verify:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>ownership of the access road<\/li>\n\n\n\n<li>width of the road<\/li>\n\n\n\n<li>whether an easement or servitude exists<\/li>\n\n\n\n<li>whether the right is registered<\/li>\n\n\n\n<li>whether construction vehicles can realistically access the property<\/li>\n\n\n\n<li>whether the access satisfies requirements relevant to the intended development<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A spectacular plot without secure access can become commercially very difficult.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Road Width Can Affect Development Potential<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The width and status of the access road can influence what can be built.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This becomes particularly important when the intended project moves beyond a single private house into:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>villa estates<\/li>\n\n\n\n<li>condominiums<\/li>\n\n\n\n<li>hotels<\/li>\n\n\n\n<li>commercial property<\/li>\n\n\n\n<li>larger residential projects<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Road requirements can interact with building regulations, emergency access and development approvals.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is why <strong>buying land in Thailand for development requires the road itself to be treated as part of the due diligence<\/strong>, rather than simply as the route used to reach the site.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Zoning Must Be Checked Before the Land Is Purchased<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For anyone buying land in Thailand for development, zoning should be verified before the purchase price is treated as justified.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand\u2019s planning rules regulate how land can be used.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The relevant zoning may affect:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>residential development<\/li>\n\n\n\n<li>commercial use<\/li>\n\n\n\n<li>hotels<\/li>\n\n\n\n<li>industrial use<\/li>\n\n\n\n<li>building density<\/li>\n\n\n\n<li>building form<\/li>\n\n\n\n<li>environmental controls<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Public Works and Town &amp; Country Planning provides an official <strong>Landuse Plan<\/strong> system allowing users to examine applicable planning information.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It also offers a formal process through which an applicant can request a land-use verification certificate for a specific parcel. <a href=\"https:\/\/townsquare.dpt.go.th\/lup\" target=\"_blank\" rel=\"noopener\">Department of Public Works and Town &amp; Country Planning \u2013 Landuse Plan<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That distinction matters.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An online zoning check is useful during initial research.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For a substantial transaction or development project, the buyer may need formal confirmation.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">A Zoning Colour Is Not the Entire Answer<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Buyers often hear descriptions such as:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cThis is residential zoning.\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">or<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cIt is in a green zone.\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That information may be relevant, but it is not enough by itself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A zoning designation should be considered together with:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>permitted land use<\/li>\n\n\n\n<li>project type<\/li>\n\n\n\n<li>building regulations<\/li>\n\n\n\n<li>environmental regulations<\/li>\n\n\n\n<li>local requirements<\/li>\n\n\n\n<li>road access<\/li>\n\n\n\n<li>setbacks<\/li>\n\n\n\n<li>height restrictions<\/li>\n\n\n\n<li>parcel characteristics<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The correct question is therefore not:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cWhat colour is the land?\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cDoes the complete regulatory framework allow the development I intend to build on this parcel?\u201d<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Zoning Rules Can Change<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Planning frameworks evolve.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A land use that appears viable based on an old map, an agent\u2019s PDF or a previous owner\u2019s project may no longer reflect the current regulatory position.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before <strong>buying land in Thailand<\/strong>, verify current rules rather than assuming that:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>an old planning approval remains valid<\/li>\n\n\n\n<li>neighbouring development proves the same project is allowed<\/li>\n\n\n\n<li>a former proposal can still be built<\/li>\n\n\n\n<li>an architect\u2019s old concept automatically remains compliant<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Current regulations should be checked against the current project.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Building Height Can Be a Critical Issue<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">This matters particularly in resort markets such as Phuket.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A sea-view site may derive much of its apparent value from what the buyer imagines can be built vertically.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If the permitted building height is materially lower than expected, the economics can change immediately.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before pricing land for development, determine whether the intended building height and number of floors are realistically permitted.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Never value land based solely on a conceptual rendering prepared before regulatory verification.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Setbacks Reduce the Buildable Footprint<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A registered land parcel is not necessarily a fully buildable rectangle.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Setback rules may restrict construction near:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>roads<\/li>\n\n\n\n<li>neighbouring boundaries<\/li>\n\n\n\n<li>waterways<\/li>\n\n\n\n<li>shorelines<\/li>\n\n\n\n<li>other regulated areas<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The effect can be substantial on narrow or irregular plots.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A relatively large parcel can have a surprisingly small practical building envelope.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For that reason, sophisticated <strong>buying land in Thailand due diligence should estimate the actual buildable footprint<\/strong>, not just the total land area.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Hillside Land Requires Additional Analysis<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Hillside land can create some of the most desirable views in Thailand.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It can also create some of the most difficult development conditions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Buyers need to examine issues such as:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>slope<\/li>\n\n\n\n<li>retaining structures<\/li>\n\n\n\n<li>excavation<\/li>\n\n\n\n<li>soil stability<\/li>\n\n\n\n<li>drainage<\/li>\n\n\n\n<li>construction access<\/li>\n\n\n\n<li>foundation design<\/li>\n\n\n\n<li>environmental restrictions<\/li>\n\n\n\n<li>height calculations<\/li>\n\n\n\n<li>neighbouring runoff<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A lower-priced hillside plot may ultimately cost more to develop than more expensive flatter land.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Slope Can Affect Both Regulation and Construction Cost<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The steeper the site, the more important engineering becomes.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Additional costs can arise from:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>retaining walls<\/li>\n\n\n\n<li>piling<\/li>\n\n\n\n<li>soil stabilization<\/li>\n\n\n\n<li>excavation<\/li>\n\n\n\n<li>drainage systems<\/li>\n\n\n\n<li>difficult material delivery<\/li>\n\n\n\n<li>specialist structural design<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This does not make hillside development undesirable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It means the price of the land should reflect the cost of making the site developable.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Drainage Is Part of Land Due Diligence<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A site should be inspected in terms of how water enters and leaves the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Questions include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Where does rainwater flow?<\/li>\n\n\n\n<li>Does water cross neighbouring land?<\/li>\n\n\n\n<li>Does neighbouring water enter the parcel?<\/li>\n\n\n\n<li>Is there an existing drainage channel?<\/li>\n\n\n\n<li>Is drainage legally protected?<\/li>\n\n\n\n<li>What happens during heavy monsoon rainfall?<\/li>\n\n\n\n<li>Could future construction redirect water toward neighbours?<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Drainage problems are much cheaper to understand before purchase than after construction.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Flood Risk Should Not Be Judged From One Site Visit<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A dry site in February does not establish how it performs during the wet season.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Local knowledge can be particularly valuable.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ask about:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>historical flooding<\/li>\n\n\n\n<li>road flooding<\/li>\n\n\n\n<li>drainage capacity<\/li>\n\n\n\n<li>water levels<\/li>\n\n\n\n<li>runoff from hills<\/li>\n\n\n\n<li>neighbouring development<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">When <strong>buying land in Thailand<\/strong>, seasonal conditions matter.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A site should not be evaluated only on the day it happens to be viewed.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Coastal and Beachfront Land Requires Extra Caution<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Beachfront and coastal land carries obvious commercial appeal.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It can also involve more complex regulatory issues.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Potential concerns can include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>shoreline controls<\/li>\n\n\n\n<li>public land<\/li>\n\n\n\n<li>building setbacks<\/li>\n\n\n\n<li>environmental regulations<\/li>\n\n\n\n<li>erosion<\/li>\n\n\n\n<li>access<\/li>\n\n\n\n<li>marine or coastal restrictions<\/li>\n\n\n\n<li>boundary uncertainty near natural features<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A sea view and a Chanote do not eliminate these questions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Coastal land should receive enhanced legal, planning and technical review before acquisition.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Verify That the Land Is Not Public or Protected Land<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands distinguishes private land from several forms of state or public land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Land used by the public, reserved for public purposes or protected for natural resources may not be eligible for normal private title issuance.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is particularly relevant in locations involving:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>forest boundaries<\/li>\n\n\n\n<li>mountains<\/li>\n\n\n\n<li>islands<\/li>\n\n\n\n<li>waterways<\/li>\n\n\n\n<li>shorelines<\/li>\n\n\n\n<li>public access areas<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Lands expressly identifies categories of land that cannot simply be issued private title documents.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Historical documents and physical occupation alone should not be treated as proof that private ownership is valid.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Utilities Can Determine Whether the Project Works<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Land can be legally buildable yet commercially unattractive because basic infrastructure is difficult or expensive.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before purchase, investigate:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>electricity<\/li>\n\n\n\n<li>water<\/li>\n\n\n\n<li>wastewater<\/li>\n\n\n\n<li>internet<\/li>\n\n\n\n<li>drainage<\/li>\n\n\n\n<li>road access<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">For large developments, utility capacity matters as much as basic availability.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The presence of a power line near the land does not necessarily mean the project can receive the required electrical capacity without significant additional work.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Water Supply Can Be a Major Development Issue<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">This is especially important for:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>villa estates<\/li>\n\n\n\n<li>hotels<\/li>\n\n\n\n<li>resorts<\/li>\n\n\n\n<li>hillside projects<\/li>\n\n\n\n<li>island developments<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A buyer should establish:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>available public supply<\/li>\n\n\n\n<li>private well feasibility where applicable<\/li>\n\n\n\n<li>storage requirements<\/li>\n\n\n\n<li>pressure<\/li>\n\n\n\n<li>seasonal reliability<\/li>\n\n\n\n<li>project consumption<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Water planning should be part of feasibility, not an issue discovered after design.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Electricity Infrastructure Can Add Significant Cost<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Large projects may require upgrades, transformers or network extensions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The cost and timing can materially affect project viability.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A seller may say:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cElectricity is already there.\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That statement should be translated into a more useful question:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cIs the available electrical infrastructure sufficient for the proposed project, and what would expansion cost?\u201d<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Existing Buildings Do Not Prove Future Buildability<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Sometimes buyers assume that because a house or structure already exists on the land, redevelopment is automatically permitted.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">That is unsafe.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer should determine:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>whether the existing building was properly permitted<\/li>\n\n\n\n<li>what was actually approved<\/li>\n\n\n\n<li>whether later modifications were authorized<\/li>\n\n\n\n<li>whether rebuilding would be subject to current rules<\/li>\n\n\n\n<li>whether the intended new project differs materially from the existing use<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">An old house can provide useful evidence of historic use.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It does not guarantee permission for a new luxury villa, hotel or multi-unit development.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Neighbouring Projects Are Not Legal Precedent<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Another common argument is:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>\u201cThe property next door built five floors, so we can do the same.\u201d<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Not necessarily.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The neighbouring project may:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>have been approved under earlier rules<\/li>\n\n\n\n<li>sit on different zoning<\/li>\n\n\n\n<li>have different road access<\/li>\n\n\n\n<li>have different parcel characteristics<\/li>\n\n\n\n<li>operate under a different permit<\/li>\n\n\n\n<li>pre-date later restrictions<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Buildability must be checked for the specific plot.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Seller\u2019s Architectural Plans Are Not Approval<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Land sellers frequently present:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>villa renderings<\/li>\n\n\n\n<li>master plans<\/li>\n\n\n\n<li>hotel concepts<\/li>\n\n\n\n<li>subdivision plans<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">These can help buyers visualize potential.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But unless appropriate approvals have been obtained and remain applicable, a concept drawing is not proof of development rights.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before <strong>buying land in Thailand based on a proposed project<\/strong>, establish what has actually been approved.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Check Encumbrances Before Transfer<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The land title should be examined for registered rights affecting the property.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Depending on the parcel, these may include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>mortgage<\/li>\n\n\n\n<li>lease<\/li>\n\n\n\n<li>usufruct<\/li>\n\n\n\n<li>superficies<\/li>\n\n\n\n<li>servitude<\/li>\n\n\n\n<li>other registered obligations<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">This review belongs within the broader process described in JFTB\u2019s <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/th\/property-due-diligence-in-thailand\/\">Property Due Diligence in Thailand<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A buyer should understand what will remain registered after transfer and what must be discharged beforehand.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Foreign Buyers Must Separate Land Due Diligence From Ownership Structure<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">This guide deals primarily with the land itself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign ownership rules are a different legal question.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A plot can have:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>perfect Chanote<\/li>\n\n\n\n<li>excellent access<\/li>\n\n\n\n<li>favourable zoning<\/li>\n\n\n\n<li>strong development potential<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">and still not be land that a foreign individual can ordinarily register personally.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For ownership structures, Section 96 bis, Thai spouses, leasehold, superficies, usufruct and company issues, see <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/th\/foreign-land-ownership-in-thailand\/\" data-type=\"link\" data-id=\"https:\/\/www.jftb-real-estate-phuket.com\/foreign-land-ownership-in-thailand\/\">Foreign Land Ownership in Thailand<\/a>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The two questions should never be confused:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Is the land good?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">and<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>How can the buyer legally hold rights over it?<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The JFTB Land Buildability Test<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">For <strong>buying land in Thailand<\/strong>, JFTB applies a simple five-part framework before treating a site as genuinely development-ready.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Title<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">What legal land document exists?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Can the registered owner be confirmed?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Are boundaries sufficiently clear?<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">2. Access<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Does the property have permanent legal access?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Is the road adequate for the intended project?<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">3. Planning<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">What land use and development rules apply?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Does the intended project fit within them?<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">4. Physical Buildability<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Can the terrain realistically support the project?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Consider slope, soil, drainage, retaining works and construction access.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">5. Infrastructure<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Can water, electricity, wastewater and communications support the intended development?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If one of these five fails, the economics of the land can change substantially.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Cheapest Land Is Not Always the Best Value<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A cheaper parcel may require:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>extensive retaining walls<\/li>\n\n\n\n<li>road construction<\/li>\n\n\n\n<li>easement negotiations<\/li>\n\n\n\n<li>utility extensions<\/li>\n\n\n\n<li>drainage works<\/li>\n\n\n\n<li>title upgrades<\/li>\n\n\n\n<li>reduced project density<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A more expensive plot with clean title, legal access, flatter terrain and confirmed zoning may ultimately produce a better development return.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The correct comparison is therefore not just:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>price per rai<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">or<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>price per square metre<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>price per usable and commercially developable square metre.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This is why buying land in Thailand requires comparing development potential rather than simply comparing price per square metre.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Land Price Should Reflect Development Reality<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When <strong>buying land in Thailand for investment<\/strong>, valuation should incorporate what the parcel can realistically produce.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Two neighbouring plots of equal size may have very different values because one allows efficient development while the other loses significant area to constraints.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Theoretical land area is not the same as productive land area.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When Should You Walk Away From a Land Purchase?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A buyer should be prepared to stop the transaction if major issues cannot be resolved.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Examples may include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>unclear or disputed title<\/li>\n\n\n\n<li>inaccessible boundaries<\/li>\n\n\n\n<li>no secure legal road access<\/li>\n\n\n\n<li>serious zoning incompatibility<\/li>\n\n\n\n<li>project economics destroyed by building restrictions<\/li>\n\n\n\n<li>major undisclosed encumbrances<\/li>\n\n\n\n<li>severe drainage or geotechnical concerns<\/li>\n\n\n\n<li>public or protected land overlap<\/li>\n\n\n\n<li>seller unwilling to permit proper due diligence<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Sometimes the best result of land due diligence is deciding not to buy.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Buying Land in Phuket Requires Particular Discipline<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Phuket land can be extremely valuable because supply in prime locations is naturally limited.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">But the island also combines:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>coastline<\/li>\n\n\n\n<li>steep hills<\/li>\n\n\n\n<li>dense development<\/li>\n\n\n\n<li>environmental sensitivity<\/li>\n\n\n\n<li>narrow roads<\/li>\n\n\n\n<li>competing land uses<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">That makes parcel-specific analysis particularly important.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A sea-view or beachfront location can command a premium only if the legal and physical development potential justifies it.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The view should never replace due diligence.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Questions to Ask Before Buying Land<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Before committing to land, establish:<\/p>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li>What land document exists?<\/li>\n\n\n\n<li>Who is the registered owner?<\/li>\n\n\n\n<li>What is the registered land area?<\/li>\n\n\n\n<li>Have the boundaries been surveyed?<\/li>\n\n\n\n<li>Does the physical occupation match the legal parcel?<\/li>\n\n\n\n<li>Is access public or privately controlled?<\/li>\n\n\n\n<li>Is a servitude required?<\/li>\n\n\n\n<li>What is the road width?<\/li>\n\n\n\n<li>What zoning applies?<\/li>\n\n\n\n<li>Is the intended use permitted?<\/li>\n\n\n\n<li>Are there height restrictions?<\/li>\n\n\n\n<li>What setbacks apply?<\/li>\n\n\n\n<li>Is the site affected by slope or environmental restrictions?<\/li>\n\n\n\n<li>Is there flood or drainage risk?<\/li>\n\n\n\n<li>Can electricity support the proposed project?<\/li>\n\n\n\n<li>Is reliable water available?<\/li>\n\n\n\n<li>How will wastewater be handled?<\/li>\n\n\n\n<li>Are there registered mortgages or encumbrances?<\/li>\n\n\n\n<li>Are existing buildings properly permitted?<\/li>\n\n\n\n<li>Can the intended development realistically obtain approval?<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">If those questions cannot be answered, the buyer does not yet understand the asset.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Frequently Asked Questions<\/h2>\n\n\n\n<h3 class=\"wp-block-heading\">What is the best land title in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">For standard private ownership, Chanote is generally regarded as the strongest land title because it provides the clearest registered ownership and cadastral framework.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can Nor Sor 3 land be purchased?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Nor Sor 3 documents can represent legitimate land rights, but boundaries and the precise legal position require more careful review than a Chanote.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Does a Chanote mean I can build anything I want?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No. A Chanote establishes land rights. Development remains subject to zoning, building, environmental and other regulations.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">How do I check zoning in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The Department of Public Works and Town &amp; Country Planning provides an official Landuse Plan system for preliminary checks and a procedure for requesting formal land-use verification.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Is an online zoning map enough?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">It is useful for preliminary screening but should not be the only basis for a substantial land purchase or development decision.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Does road access have to be registered?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The buyer should establish a permanent legal basis for access. If access crosses private land, a registered servitude or other enforceable right may be critical.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can hillside land be developed?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Potentially, but slope, engineering, environmental rules, access and cost need to be assessed before purchase.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Is beachfront land always buildable?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">No. Coastal land may be subject to additional setbacks, environmental restrictions, public-land issues and other controls.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can I rely on the seller\u2019s building plans?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Not unless the relevant approvals and regulatory position have been independently verified.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Should I survey land before buying?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Where boundaries, access or development layout matter, a proper survey can be an important part of due diligence.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">Can foreigners buy land in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Foreign ownership is generally restricted, with limited exceptions. See JFTB\u2019s <a href=\"https:\/\/www.jftb-real-estate-phuket.com\/th\/foreign-land-ownership-in-thailand\/\">Foreign Land Ownership in Thailand<\/a> for the ownership rules.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">What is the biggest mistake when buying land in Thailand?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Treating registered land area as though every square metre is automatically usable, accessible and buildable.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Buying Land in Thailand with JFTB<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The strongest land purchase is not necessarily the plot with the best view.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is the plot where the legal title, access, planning position, physical characteristics and infrastructure all support the buyer\u2019s intended use.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For <strong>buying land in Thailand<\/strong>, the key principle is simple:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>verify buildability before valuing development potential.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">JFTB Real Estate Phuket assists buyers and investors with land sourcing, commercial assessment, negotiation and coordination of independent legal, planning and technical due diligence.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Before committing to a land purchase, the objective should be clear:<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>know what you own, know how you reach it, know what you can build, and know what it will realistically cost to develop.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If you are considering land in Phuket or another selected Thailand market, contact JFTB Real Estate Phuket before committing to a deposit or signing an unconditional agreement.<\/p>","protected":false},"excerpt":{"rendered":"<p>Buying a beautiful plot of land in Thailand is relatively easy. Determining whether that land is legally secure, properly accessible and realistically buildable is much harder. A sea-view plot may look exceptional during a site visit but still present problems involving: For this reason, buying land in Thailand should never be based on location and [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3032,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[129],"tags":[456,459,198,457,458],"class_list":["post-3029","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-foreign-property-ownership-thailand","tag-buying-land-thailand","tag-phuket-land","tag-property-due-diligence-thailand","tag-thailand-land-titles","tag-thailand-zoning"],"_links":{"self":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/posts\/3029","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/comments?post=3029"}],"version-history":[{"count":3,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/posts\/3029\/revisions"}],"predecessor-version":[{"id":6965,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/posts\/3029\/revisions\/6965"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/media\/3032"}],"wp:attachment":[{"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/media?parent=3029"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/categories?post=3029"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.jftb-real-estate-phuket.com\/th\/wp-json\/wp\/v2\/tags?post=3029"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}