It is, we feel, fair to assume that most potential purchasers visiting Thailand will at first be somewhat confused as to the system of land measurement and title definition.
Understanding Land Sizes and Titles in Thailand
In order to assist you in becoming familiar with the appropriate terms and sizes and the meaning and implications of each, we have prepared a detailed list for your reference.
How is Land Measured In Thailand?
Land in Thailand is measured in Rai, Ngan and Wah.
1 Rai = 1600 Square Metres
1 Ngan = 400 Square Metres
1 Wah = 4 Square Metres
In order to relate this to a familiar size from Europe:
1 Acre = 2.5 Rai approx.
1 Hectare = 6.25 Rai approx.
With regards to construction issues here in Koh Samui, you will find that the measurements follow the metric system.
Land prices are usually given or quoted in Baht per Rai or for smaller plots, Baht per Wah or Square Meter.
Due Diligence is an important issue
The real estate purchase system in Thailand is straightforward, safe and secure, provided all concerned parties understand the process involved.
Prior to committing to any purchase agreement, I would strongly advise to acquire a lawyer of good standing all prospective purchasers to thoroughly familiarize themselves with all the relevant ownership and title deed information regarding foreign national real estate possession in Thailand.
We also reccomend Ms Nonsee's team who deals with all our legal and accounting with Thai law. contact Ms Nonsee at email@example.com
It is essential that the lawyers/accountants verify all the legal specifications of the proposed real estate purchase; i.e. total area, plot boundaries, access route and the precise location of the land plot as recorded at the local District Office. If required Ms Nonsee's team are able to carry out a detailed survey of the proposed land plot in order to verify all specifications show on the land title deed.
When purchasing land plots on title deeds on a Chanote/Nor Sor Jor 4
Register of records
Ms Nonsee's office can verifiy the register of records on the land title deed to check it is free from all encumbrances.
she can also verify these details by obtaining copies of title deeds, land layout and access from the local district Offices on the clients' behalf.
Ms Nonsees team also can confirm the location, dimensions and size of the proposed real estate accurately correspond to the title being transferred.
The District Office maintain a record of any legal action pursuant to the real estate being transferred, the lawyer must confirm that there is no outstanding legal action.
Rights of adjacent owners
Her Team, will confirm whether there are any rights of access over the proposed real estate.
Koh Samui is zoned into areas defining permitted real estate usage; i.e. commercial, residential, industrial, entertainment, etc. Therefore, it must be verified that the intended real estate purchase can be utilized for the desired purpose. In addition, where differing zones are located in close proximity, the permitted real estate usage of neighboring zones must also be considered to ensure that activities carried out will not detrimentally affect the value of the intended real estate purchase
Construction methods regulations
Each area of the island has different construction restrictions that determine factors such as; the structures height, area, proximity to neighbouring real estate, etc. In addition, many construction plots have specific restrictions applied by the real estate vendors, ensuring all structures conform to a certain style and specification (these imposed restrictions are generally beneficial as they ensure undesirable structure designs, that may detrimentally affect the real estate value, are not permitted.
New infrastructure projects
Ms Nonsee's team will examine the proposed development master plan at the local District Office, to establish whether any planned infrastructure projects could detrimentally affect the value of the proposed real estate purchase.
On site services
Ms Nonsee's team can confirm what services are readily available on the proposed real estate, i.e. roads, electric, water, sewerage systems, etc, and what action is required to establish these servicesif they are not currently available. In addition, all searchs should also establish the ongoing cost of maintaining existing services and who is responsible for them, e.g. private estates may require an annual maintenance contribution for such utilities.