Building a house on farmland that has a Chanote?

[Resa]

We look for 10 rai or more somewhere on a hill or similar with a nice view somewhere in the woods. Most pieces of land we checked out so far (in Ratchaburi) have only Sor Por Gor but some have a Chanote title as well (but they are still considered farmland).

Of course the owner promised us we can build a house on this kind of land and it seems many Thais do that. Some even build small resorts.

I did A LOT of reading in this forum and other Thai real estate related forums and websites but didnt find a good answer. I understand you would only want Nor Sor Sam or Chanote land but it seems in rural areas with hills you can only find farmland more or less.

So what are our options? We looked up some zoning maps online (what areas are farmland and so on) but they are pretty outdated and incomplete.

It would be fantastic if someone could give us some advice.

1. When is a Chanote a real Chanote and I can build more or less what I want?

2. Is it unrealistic to expect to find proper Chanote land somewhere in the woods? (We have a budget of 2 million for about 10 rai we want to get)

3. What areas would you recommend to research? We think about Chiang Rai at the moment because it also has an airport and daily flights to Bkk (we would fly frequently to stay at our place in Bkk for a few days 1 or 2 times a month).

[bocceball1]

First off.....you want to visit your house in BKK, one to two times a month! Why then are you looking in Northern Thailand and not somewhere closer? Kao Yai, Rayong, Chantaburi etc....ie...somewhere within a short drive of BKK. I have a house in BKK (which I visit once a month) but stay mostly in our beach house (Beachfront property) in Rayong....1 1/2 hour drive to our house.

Secondly....not an expert...but if you buy land ...you can build almost anything you want. As I said before I have a beach house. Bought the property 3 years ago...subdivided it into 4 lots. Built a house on one...am getting plans done to build duplexes on the other 3. My only limitation is I cannot build over 7 stories without going to the government for review.

Other beach properties have ...factories, Restaurants, Hotels...etc. ....I'm not so sure that there anything like zoning laws which restrict land use. Maybe up North but if your thinking of buying land then you must have a Thai wife.....ask her to talk to the government land office as to any restrictions on the land you're interested in.

[bocceball1]

Found the following on the Internet regarding title....

It is highly recommended that an independent legal representative makes sure that the land title is correct and free of any claims before purchasing or leasing. Have a surveyor check that the land area on the title is correct. In recent times there have been court cases where even correct land title deeds were shown to be issued by corrupt land department officials.

1. Chanote: the premium title issued by the Land Department. The survey is GPS-verified and matched with aerial photographs. A Certificate of ownership is issued and it is favourable for bank loans
2. Nor Sor Saam Gor: gives a clearer title and a better survey than the Nor Sor Saam. A certificate of ownership is issued and the land can be used by that person
3. Nor Sor Saam: allows for rights to use the land and a certificate of ownership is issued. It is surveyed, although not as accurately as the Nor Sor Saam Gor and can often be the subject of boundary disputes

There are only two types of land holdings in Thailand:

• Right of Ownership: entitles the individual or corporation to sell, lease or transfer the property. A title deed and documents of ownership are held for the property
• Right of Possession: entitles the holder to use the land for agricultural purposes. The land cannot be sold, only transferred to the direct next of kin of the owner. Building permits will not be issued

Hope this helps ....sorry didn't see that you were originally looking in Ratchaburi which is within an easy drive to BKK....my previous comments were directed to your possible search in Northern Thailand (Chiang Rai)

[SSSlongtime]

do what you like ,thers no building control on farm land ,maybe one day there will be,when its all gone ,

[rgs2001uk]

do what you like ,thers no building control on farm land ,maybe one day there will be,when its all gone ,

Tell that to the guys who built resorts in Petchabun, they were then declared illegal.

I believe the same problem exists at Wang Nam Khiao, still not resolved as far as I can remember.

I remember watching the news as an illegal housing development was cleared in Rayong province.

[Morakot]

I think there is some confusion here. The titles refer to the level of specification of the size and location of the land and not to the designated purpose.

[Morden]

OP, get a copy of this book and ignore the BS here:

http://www.paiboonpublishing.com/details.php?prodId=52

Some lesser titles will be converted on request to chanoot now or, in some areas, within the next few years. It's worth researching this at the Land Office and Tessaban in the areas that interest you.

[swissie]

If your talking Ratchabury, especially west of it: Was discovered by the Bangkok Money-Crowd some 3 years ago. =Looks and feels like Chiang-Mai but is only 3 hours away from Bangkok by car.

Some short 30 years ago, Myanmar "terrorists" regularly came over to rob banks, businesses etc. So the Thai-Army, in order to fight this plague declared a good part of this border-region as "Army-Land". The war is long over and the army sells the land to private-investors from Bangkok and if the price is right, they supply the "Chanote". With the cooperation with the land-office, of course. Not cheap.

Every weekend an avalanche of Bangkok-Buyers arrive here with the sole purpose of grabbing some land before it's all gone. If I was to quote the price of 1 Rai some 3 years ago and what the current price for 1 Rai is, nobody would believe me.

So, if the OP wants to buy property around here (west of Ratchabury) he may be in for a price shock and may find certain Beach-Properties as "reasonably priced".

Cheers.

[jbrain]

Here in Pattaya, and I guess elsewhere in Thailand it will be the same, there are Chanotes with a red Garruda and with a green Garudda.

Red Garruda is allowed to build, green Garruda means restricted zone.

[jbrain]

Of course the owner promised us we can build a house on this kind of land and it seems many Thais do that. Some even build small resorts.

Some even get their resorts demolished

http://www.thaivisa.com/forum/topic/489954-thai-forest-officials-will-demolish-resorts-built-illegally/

[edwinchester]

do what you like ,thers no building control  on farm land ,maybe one day there will be,when its all gone , 

Some farmland needs no permission to build on other types do.

When we built our house 5 years ago on what was rice paddy we needed no permission to build as the area was controlled by the local Orbitor, lowest council admin. Since then the area is controlled by by the local Tessaban, a higher council admin, and although usually a formality permission does need to be gained for building.

Sent from my GT-I9003 using Thaivisa Connect Thailand mobile app

[Beetlejuice]

To the OP:

Are you Thai or a foreigner?

In who`s name would you be purchasing the land?

For what purposes do you require some land?

Would the land be purchased and owned in the name of your company or are you going to use a Thai to front your ownership of the land and real estate?

My advice is; that if you are not Thai, first visit a lawyer and check out the legalities of your ownership of property and land in Thailand, then worry about the land paperwork afterwards, otherwise you may have trouble ahead.

[AnotherOneAmerican]

Here in Pattaya, and I guess elsewhere in Thailand it will be the same, there are Chanotes with a red Garruda and with a green Garudda.

Red Garruda is allowed to build, green Garruda means restricted zone.

Just been looking at my chanotes.

My fields right in the middle of paddy have chanotes with Krut Deng, same as the chanote for the land with the family house.

Are you sure it means I could build on it, seems just wrong to me.

[jbrain]

Here in Pattaya, and I guess elsewhere in Thailand it will be the same, there are Chanotes with a red Garruda and with a green Garudda.

Red Garruda is allowed to build, green Garruda means restricted zone.

Just been looking at my chanotes.

My fields right in the middle of paddy have chanotes with Krut Deng, same as the chanote for the land with the family house.

Are you sure it means I could build on it, seems just wrong to me.

I think we all know that there are more things wrong in Thailand.

In Pattaya, especially around Mabprachan lake, but also other areas, there is a zoning in place. Some areas you can build, some not. When I bought land in that area about a decade ago when the zoning just was created, I was told that I could recognize the restricted zones as they had a chanote with green Garruda issued.