rightwaygroup.co/object/RW-L0074 · WhatsApp +66843627784 · hello@rightwaygroup.co · Koh Phangan, Thailand
RW-L0074 · Land
What we check before listingDevelopment-Ready 1.47-Rai Plot in Chaloklum, Koh Phangan — Subdivided, 350 m to the Beach
≈ 14% above the Chaloklum average per rai
See ROI projection →About this property
Why this one
Chanote title
The strongest form of land title in Thailand. Boundaries are GPS-surveyed and registered with the Land Department.
Freehold-eligible
Available for direct ownership via Thai company or transfer to qualifying buyers — clean exit path.
Specifications
Pricing
- Asking price
- ฿12,000,000
Property
- Type
- Land
- District
- Chaloklum
- Plot area
- 1.47 rai · 2,352 m²
- Terrain
- Flat
Legal
- Document type
- Chanote
- Tenure
- Freehold
Features
- On site
- Mountain view · Flat land
Infrastructure
- Electricity
- Yes
- Water
- Village + government mains
- Road access
- Main public road (paved)
What it costs to buy
The honest math for this property — standard Land Office rates and typical professional fees, beyond the asking price.
| Item | Typical cost |
|---|---|
| Land Office transfer fee2% of appraised value — commonly split between parties | ≈ ฿120K–฿240K |
| Independent lawyer (due diligence, contracts, transfer) | 80K–150K THB |
| Licensed surveyor (GPS boundary check) | 15K–30K THB |
| Translation & notarisation | 5K–15K THB |
| Typical total beyond the price | ≈ ฿220K–฿435K |
Specific Business Tax, withholding tax and most transfer costs fall on the seller by law and practice — they are not on this list.
Indicative figures. We confirm the exact breakdown for this property before you commit to anything.
Good to know
Can I build on RW-L0074 in Chaloklum?
The city-plan zone for RW-L0074 is not yet classified — confirmed in DD.
Building permit is issued by the local Tessaban; an environmental assessment is required for builds over 500 m².
Before you build, check: Hillside (Mountain zone): slope-based limits, road-access requirements and environmental approvals may apply.
Exact height, footprint, setbacks and permitted use are confirmed in our due diligence before any deal.
Can foreigners own land in Thailand?
No — foreigners cannot directly own land (Chanote / NS3) in their personal name in Thailand. This is a national law (Land Code Act, 1954) and applies everywhere, including Koh Phangan.
Foreigners can, however, hold land indirectly through three legal structures: a Thai company, a long-term lease (Leasehold), or — in rare cases — a usufruct or inheritance arrangement. Each has trade-offs in cost, control, and resale.
Foreigners can own buildings (villas, houses) in their personal name, separately from the land underneath. This is why most villa purchases involve a buildings-only transfer plus a long-term land lease.
What is a Chanote, and how is it different from NS3 or other documents?
Thai land documents form a hierarchy of certainty:
- Chanote (Nor Sor 4 Jor) — the highest-quality freehold title. GPS-surveyed boundaries, full legal protection, registered at the Land Office. ~80% of marketable Phangan land is Chanote.
- Nor Sor 3 Gor (NS3 Gor) — confirmed possession with surveyed boundaries, can be upgraded to Chanote in many cases. Marketable but with slight title risk.
- Nor Sor 3 (NS3) — confirmed possession, boundaries not GPS-surveyed (walking boundaries with markers). More risk on boundary disputes.
- Sor Kor 1 — informal possession rights, very limited transfer ability, generally not recommended for foreign buyers.
- Por Bor Tor 5 — tax payment document, not a title document. Walking away from these is wise.
Right Way works almost exclusively with Chanote and Nor Sor 3 Gor. We will flag and explain any exception.
Can I build whatever I want on the land I buy?
No — buildable plots have constraints:
- Zoning (per Phangan May 2025) — height, density, setback rules vary by zone (Coastal, Mountain, Wellness-Community, etc.). Some plots are limited to 1 storey only.
- Building permit — issued by the local Tessaban (municipal office). Architects submit plans, environmental assessment for >500 sqm builds, ~2–4 months approval timeline.
- Special protections — within 200 m of the high-water line: extra restrictions. Within national parks (some south-east Phangan): no new builds. Coastal zone B: typically 6 m height max.
What's typical for a residential Phangan villa:
- 1–2 storeys, often 1.5 storey to maximise sea view from upper deck
- Pool, garden, low-impact materials (wood, glass, concrete with green roof)
- Sustainable additions (solar, rainwater) often encouraged by Tessaban, sometimes giving a zoning bonus
What's typically problematic:
- 3+ storeys (rarely permitted)
- Direct beachfront with structural foundations < 200 m from high-water line
- High-density residential subdivisions — Phangan May 2025 limits these
Right Way provides zoning data per plot, but specific design and build-permit work is done by your architect.
Location
Chaloklum · Koh Phangan, Thailand
- Haad Khom ≈ 1.1 km
- Thong Sala ≈ 8.5 km
- Koh Phangan Hospital ≈ 5.6 km
What you can build here
Estimated build limits
- Allowed use
- private villa / house
- Max height
- 12 m
- Max plot coverage
- 70%
- Setback from boundary
- ≥ 2 m (walls with windows) · ≥ 0.5 m (blank wall, eaves)
- Hotels must leave ≥ 50% of the plot as green space.
- Developments of 10+ units need wastewater treatment.
Based on: ~356 m to sea · ~9 m elevation · ~2° slope (estimated)
Source: Thai Building Control Act (Ministerial Reg. 55) + MNRE environmental protection regulation for Surat Thani (Ko Samui / Ko Phangan / Ko Tao, in force 21 May 2025) — indicative, confirmed in due diligence.
- Permit
- Building permit is issued by the local Tessaban; an environmental assessment is required for builds over 500 m².
Check before you build
- Hillside (Mountain zone): slope-based limits, road-access requirements and environmental approvals may apply.
Indicative. Zone use is read from the Phangan city-plan; the precise limits come from the May-2025 environmental protection law applied to the estimated sea distance, elevation and slope. The exact figures for this plot are verified in our due diligence before any offer.
Investment outlook
Project this property's value over time. Set your own growth outlook — every figure is illustrative.
Your assumptions
Pre-filled with typical Koh Phangan figures — adjust to your case.
For land: Phangan median ≈ ฿6.95M/rai (across current listings)
Presets from TH house-price index (BoT/REIC) + Phangan demand premium (2026). An indicative band — adjust to your own outlook; not a forecast.
Projected value in 10 years
฿19,546,736
Total ROI
+41.1%
Projected value in 10 years
฿19,546,736
Deal scoreWeak≈ ฿14,544,607 in today's money
Weak.beats a bank deposit by ฿2.41M · profitable on resale from year 2.5 · CAGR +3.5%/yr.
Total ROITotal profit over the whole period as a % of the cash you put in.
+41.1%
CAGR / yearThe smoothed average annual growth rate of your money.
+3.5%
Net profit
฿5.17M
Real CAGR, net of 3% inflation: +0.5%/yr
Turns a profitThe year a resale would first clear your costs and show a profit.
Year 2.5
vs a bank deposit
฿2.41M more than the bank over 10 years
฿7.01M less than an index fund
Break-even vs the bank
At about 3.5%/yr growth this matches the bank deposit — above it, the property wins.
Properties for this budget
Around ฿12M — 3 matches
Illustrative projection based on the assumptions you enter — not a forecast or guarantee of future returns. Currency conversion is for display only; figures are computed in THB. Speak with Right Way for a property-specific assessment.
