Property and land in Nakhon Ratchasima (Korat)

Most legal trouble foreigners meet in Nakhon Ratchasima (Korat) starts with land. The rules are strict but clear — problems come from trying to bend them.

The national rules, briefly

• Foreigners cannot own land; they can own condo units (within the 49% building quota), register leases up to 30 years, and hold usufruct or superficies rights. Nominee arrangements are illegal.
• Titles matter: chanote is full surveyed title; Nor Sor 3 Gor is solid; anything below deserves real caution. Rural land in Isaan is often on lower-grade documents — check before money moves.
• Transfers only count when registered at the Land Office; fees and taxes change over time, so get a current quote at the counter.

The situations we see most

• Thai spouse buys land, foreign spouse funds it: the Land Office will have the foreign spouse sign that the money is the Thai spouse's separate property. Protect the foreign partner with a registered usufruct, superficies (own the house), or a registered 30-year lease.
• Family land with many heirs: land held informally for a generation, then divided on death — see inheritance for how administration works.
• Boundary and access disputes: surveys, servitudes and neighbours; often resolved at the Land Office or through court mediation before full trial.
• Village house purchases: check the land document grade, encumbrances, and that the seller actually holds what they're selling.

Due diligence checklist

1. Pull the title at the Nakhon Ratchasima (Korat) Land Office (or district branch): owner, mortgages, servitudes.
2. Walk the land against the deed plan; check access.
3. Check zoning/building rules for anything you plan to build.
4. Use the Land Office's registered forms for leases and rights — unregistered side agreements are weak.

For deeper guides across every area of Thai law, see our companion site Anglo Siam Law.