From all of us at Hua Hin Property 2009, we hope you had a wonderful Christmas and wish you a prosperous New Year.
In keeping with true festive colours, I thought it would be timely to address a topic that often causes confusion: the difference between the red and green title deeds—Chanote, known as the Red Eagle, and Nor Sor Sam Gor, known as the Green Eagle.
This confusion isn’t limited to foreign buyers; even Thai nationals can be hesitant about the green title. In many parts of Thailand, buying land with a green title is often discouraged, and it’s not uncommon for family members to advise against it. However, with proper legal guidance and a visit to the local land office, these concerns can usually be put to rest, opening up more property options.
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So, how do these titles differ? Let’s look back a bit. Over a decade ago, the safest title to buy was the Chanote, or Red Eagle. This title had its boundaries clearly marked using satellite measurements and permanent boundary markers. It was seen as the gold standard for land ownership. In contrast, the green title relied on older, less precise measurements, which sometimes led to disputes over boundaries. Back then, buying green title land without thorough checks carried a higher risk.
Andy Dyett, the Hua Hin Property Expert
Fast forward to today, and the situation has changed significantly. Both red and green titles are now GPS-measured, providing clear and accurate boundary markers.
For buyers concerned about the green title, a simple way to gain peace of mind is to check whether banks will approve loans for the plot.
If the banks accept it, you can feel confident the land is safe to buy.
Can a green title be upgraded to a red title? Yes, this is possible. Owners can apply for the change at the land office. However, there’s no guaranteed timeline for the process, as both titles are now widely accepted as legally safe. With this general acceptance, the urgency to convert titles has diminished.
Over the years, Hua Hin’s property landscape has evolved dramatically. Twenty years ago, Hua Hin was a small fishing village with limited housing options. Anything more than a few kilometres from the Hilton Hotel was considered far out of town. Most homes were concentrated near Soi 116 to the south and Smorprong (Soi 6) to the north. By 2008, development was largely limited to the Pala-U Road heading west.
After the financial crisis, the influx of expatriates and developers reshaped Hua Hin. With a growing demand for homes closer to the town centre, green title land became increasingly popular. Although concerns about boundary disputes persisted in the early days, these issues were rare and manageable. Some misinformation circulated, claiming green title owners could lose their land or homes, but this was never the case.
Today, such concerns are outdated. Both red and green titles are GPS-measured, ensuring accuracy. That said, for buyers unfamiliar with Hua Hin, especially Thai nationals from other parts of the country, it’s important to explain these changes. Insisting solely on red titles can unnecessarily limit the range of available properties.
As always, I strongly recommend seeking reliable legal advice before purchasing property. There are plenty of legal advisors out there, but some are better than others, so don’t hesitate to ask for recommendations. Ensure the land is correctly registered in your name, and register property ownership as well. Expats can own houses, lease the land, and register the lease for the contracted period. If you’re married to a Thai national, you can co-own the land as a couple. For added security, I suggest having a Thai will, a usufruct agreement, and any other necessary paperwork in place.
With the right advice and preparation, you can relax and enjoy life in this wonderful part of the world.
Yours sincerely,
Andy Dyett
The Hua Hin Property Expert
📧 andy@huahinpropertyagent.com
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