Cadastral Report of Thailand by Geomatics Engineering Student

1. Cadastral System of Thailand
Prakash Gharti Magar, Sajan Balami,
Prabin Das, Rajendra Raj Paudel
Department of Geomatics Engineering
Western Region Campus, Lamachaur, Pokhara
Institute of Engineering, Tribhuvan University, Nepal
E-mail: prakashgm668@gmail.com, saajanbalami07@gmail.com,
dasprabin123@gmail.com, rajendrapaudel161@gmail.com
“An official record of land ownership, the value and quantity of land in a jurisdiction of the country concerned” is called
cadastre. (Land Administration and Management by Baburam Acharya-B.S. 2077 Mangshir)
KEY WORDS:
Cadastre, Land Code 1954, Datum, Surveying, Digital Cadastre, 2D Cadastre, 3D Cadastre,
LIS, Land Parcel, Cadastre Principle and Statistics
ABSTRACT:
The solution of issues raised in the management of land in different sectors for different
purposes can be solved on the basis of the jurisdiction of related country concerned. This
paper mainly focuses on the explanation about the development in cadastral system from
traditional system to present (digital system) in Thailand. So, we have gathered as much as
many trending information about the cadastral system in Thailand from different articles,
references and research papers published in different websites in different time series. All the
legal/illegal land right issues faced by Thai people has been handling by the Department of
Land (DOL) under the Land Code 1954 of the Ministry of Interior of Thailand.
HISTORY OF CADASTRE:
An important natural resource whose
surface can be changed but can’t be
destroyed means constant is called land. In
the beginning of an ancient era, people in
the earth (especially in Egypt) were in small
counting so land were used for the crop
cultivation. At that time, being a small
population, there were no importance of
land so people were used the land as per
their capacity. After slowly increase in
population, the land was unallocated by the
people. As a result, individual ownership of
land was developed on the basis of priority
of land value. Later, due to drastic increase
in population, land was considered as an
important part of the country means rights
of land were under the nation. Due to
which, the concept of cadastre began.

2. INTRODUCTION:
Thailand (Kingdom of Thailand) is an Asian
country which is positioned in South East
Asia encircled by the countries namely,
Myanmar in the West, Lao People
Democratic Republic in the North and
North East, Cambodia in the East and
Malaysia in the South. In the geographic
context, Thailand is located at 150
latitude
and 1000
longitude. Thailand has the total
area about 198,120 square miles covering
the 77 provinces. It ranks as the 50th
largest
country in the world. Thailand is almost
wholly composed of land regions (99.6%
of land) and only about 0.04% of the
country is made up of water. The
population of Thailand is about 69,950,850
people as of the year 2021. 71% of
agricultural land of Thailand is held in
private ownership. Thailand is the 20th
largest country in the world in terms of
population size and with an annual growth
rate of about 0.22% as well as the 88th
most
densely populated country in the world. It
has a long history, a rich culture and was
never colonized by a European power. The
predominant religion in the country is
Buddhism. The national language, calling
code, currency and capital of Thailand are
Thai, 66, Thailand Baht and Bangkok.
Thailand is not landlocked country. It is at
sea level with the Gulf of Thailand, means
the lowest point of elevation is 0 feet above
sea level. It has highest altitude of 8,415
feet above the sea level.
World view of Thailand Continent view of Thailand

3. THAILAND CADASTRAL SYSTEM BACKGROUND:
Kingdom of Thailand, being a larger
country in the world in terms of land and
people, there is necessity of cadastral
system. Because there is large amount of
undocumented land and high number of
boundary disputes due to internal or
external migration of people. There is a
long history of Land Administration System
in case of Thailand. In 1872, King
Chulalongkorn inaugurated the protocols
to find out the rights in private land in
Thailand and Department of Lands (DOL)
was established. Therefore, the Civil and
Commercial Code (1932) has been
handling the private land under the Land
Code (1954) which contains the main legal
and valid provisions covering the tenure
and administration of land. Under the Land
Code 1954, the Department of Land
(DOL) is responsible for all cadastral
surveys, including subdivision offices for
maintaining the land registers and for
dealing or issuing all land title documents.
The Land Code of 1954 identifies various
tenure types, including ownership and land
use rights. The Land Code established a
national Land Allocation Committee
responsible for identifying land allocation
as well as implementing land reallocation
plans for state and private land. Private land
can be divided into three categories
(Angus-Leppan and Williamson).
1.) Land held by title deed (NS4) which are based on a fully survey work and adjudication.
2.) Land held by certificates of utilization within some circumstance, these are negotiable
documents and can be mortgage (legal agreement with any governmental offices,
refers to a loan used to purchase or maintain home, land, or any other types of real
estate), they have limited legal standing. The plan consists of a sketch based on
traditional survey (NS3) or identification of boundaries on non-rectified photograph.
3.) Undocumented land which are used by households or occupiers may have a legal-rights
to claim the land within ceiling limit.
The title deeds and certificates of utilization which are two main documents which are both
negotiable and can be registered in the Department of Land (DOL). The transfer and any
other dealing of land titles are managed by individual Land Offices of related province. There
are various indexes which help in the process of recording the registration system like
proprietorship index, province or district. The Survey file gives the all information about the
landholdings as well as related inner information.

4. The front title document showing The back title document showing
Proprietorship index, Survey File The dealing file, Survey File
The Land Code 1954 also identifies the requirements for cadastral surveys, land titling and
land registration. The Land Code 1954 has set limit on landholdings ranging from 8 hectare
of agricultural land to 0.8 hectares for residential holdings. The Land Code has imposed limit
on an individual basis, allowing households to have multiple landholdings by registering
various plots in the names of individual family members. According to that Land Code (1954),
Landowners had seven years from the date of the Land Code 1954 inauguration to sell or
otherwise dispose of ceiling-surplus land (i.e., above ceiling limit). After that legal provision,
the state is authorized to purchase any ceiling-surplus land from the people who had more
ceiling surplus-land and distribute it to landless households in any place of the country or in
near-landless households if any. The Land Code 1954 authorizes foreigners to hold land in
lesser amounts than citizens. By a 1999 amendment, foreigners investing in the country are
permitted to own residential land so long as the land is used as their residence for at least three
years (KOT Land Code 1954; KOT Land Code Amendment Act 1999). For the mapping in
Kingdom of Thailand, Department of Land (DOL) has been taken out cadastral surveying and

5. registering of land titles on the basis of 1/4,000 scale which shows the graphical parcel in
meters and boundaries, cornerstones, and land information data. It is generated from
1/50,000 topographic map scale, under Loyal Thai Army Department (LTAD), called L7017
series. A 1/50,000 map is covered 15X15 minus (about 27X27 kms) and equal to 169 sheets
on ¼,000 scale. On 1/50,000 map, the grid lines are 1,000 meters apart in both rectangular
axis and showed UTM coordinate on India datum with two zones, 47 and 48, for each grid
line in the 10000th
and a 1000th
meter unit (the tenth and a kilometer unit) on bold capital
number. So, a 1/4,000 map sheet, 2,000 meters distance on ground is equal to four
rectangular grids on a 1/50,000 map sheets.
Cadastral Base Map in 1/4,000 and Zoom-in
The Land Tenure System in Thailand refers to the many rights and responsibilities under
which the land is used and transferred. Land Tenure is an important and multidimensional as
well as complex issue constituting of overriding, overlapping and complementary interests
between man and land. The physical boundaries of parcel are generally defined by the legal

6. boundaries based on the aerial photography. For the making of cadastral map of urban area,
first class survey is done as follows:
a.) Boundaries are adjudicated, adjudication documents have to be signed by all adjacent
owners and concrete blocks are kept at each corner for reference.
b.) All boundary corners are surveyed by radiation from the control traverse, using
theodolite and chain.
c.) All the calculations are checked in the field. The final calculation is done in head office
in Bangkok, where the cadastral map is plotted by the computer.
d.) The final plan is checked in the field, certificated of title prepared and issued by
temporary field office set up for the systematic survey.
The second-class surveys are based on the rectified photomap at 1:4,000 in rural area, on
traverse and tape survey at 1:1,000 in village and urban area.
There are four topics under the cadastral system which are:
 Purpose of Cadastral System:
Description if the cadastral system has a legal (land transfer, land market), fiscal (land
valuation, land tax), and/or multiple purpose role (planning, local government).
 Types of Cadastral System:
If there is only one cadastral system covering the complete territory (comprehensive
cadastre) or if there are several types of cadastre for different purposes, such as private
owned land, state owned land, urban vs. rural areas, forest areas, houses and
apartments and national parks. In this context, it is important to indicate if there are
problems with informal or illegal settlements.
 Cadastral Concept:
Description of the cadastral concept, that is what are the main units in the cadastral
system, which are surveyed and registered, and on what level (national or state level).
This may include the description of terms such as land parcel, ownership units,
properties, qualified titles, buildings, etc. as well as their meaning and their relation
to one another.
 Content of Cadastral System:
Description of the basic cadastral components and what kind of registers are operated
and maintained in the cadastral system (land book, land register, parcel register,
cadastral survey, etc.), their information content and level of computerization.

7. USED DATUM AND SURVEYING METHOD IN THAILAND:
The evolution of cadastral system in Thailand was began since the reign of king Chulalongkorn
by using the horizontal coordinate of the triangulation network from mount Kaleanper in India
pass Myanma in Thailand. The horizontal coordinates have related to some datum, the
development of datum in Thailand are as follows:
1. Ratchaburi Datum:
Since India has determined the origin system of ellipsoid Everest 1830 at Mount
Kaleanper and enlarged the triangulation network first order throughout the region
pass Myanma to the border of Thailand at Khao Laung, Ratchaburi Province.
2. Indian Datum 1916:
In year 1916 US Army Map Service has assigned US Coast and conducted geodetic
survey to rectified and produced new triangulation network in India, Myanma with the
help of exiting data. The modified datum generally named as Indian Datum 1916.
3. Indian Datum:
In 1954, Thai government cooperate with United States of America for producing
topographic map of scale 1:50,000 with the help of aerial photography.
4. South Asian Datum:
In 1957, in the 11th
international Ordinary Meeting of geodesy Association at Toronto,
Canada had set up committee to rectified triangulation traverse in South Asia region.
The result of this rectifies had been completed in year 1963 and named as South Asia
Datum.
5. Indian Datum 1975:
In 1975, Defence Mapping Agency Hydrographic/Topographic Centre (DMAHTC)
shift the origin of datum from India to Khao Sa Kea Krug, Uthai Thani Province.
6. WGS 84:
It is used as global reference datum which is developed by Ministry of Defence of USA
by using world gravity data.

8. To receive the Horizontal Coordinate, the method is classified as:
1.) Surveying, to expand Triangulation Traverse Network is to calculate the
coordinate of horizon with the of measured angle at each station. There are two types of
Triangulation traverse network, they are
i.) Big Triangle Mark (Deviation +/-1.7”)
ii.) La Plas Mark (deviation +/-0.5”)
2.) Surveying by marking Traverse First Order is to determine the angle and distance
of Triangulation Traverse Network using the instrument theodolite, Electronic Distance
Measurement (EDM).
3.) Surveying by Doppler Satellite is the method for determining the position between
the satellite receiver and centring point of satellite in orbit. Its main aim is to improve the
Indian Datum 1975.
4.) Surveying by Satellite GPS is same as the Doppler Satellite for determining the
position between the satellite receiver and centring point of satellite. In this system, WGS 84
and Datum Indian 1975 acts as reference datum.
DIGITAL CADASTRAL SYSTEM IN THAILAND:
Digital cadastral system is a digitized map showing the property boundaries and relation with
neighbouring parcels of land. In this system, the cadastral map is generally prepared by the
computer program that gives an outline of the legal boundaries of the property. In traditional
cadastral system, the cadastral map is generally prepared at once with define scale but in
digital cadastral system once the input map is proceeded, we can get output or softcopy output
as per required scale. Although the result of the digital cadastral system is in softcopy, for the
legal process, hardcopy output of the cadastral map is necessary.
2D Cadastral System
Cadastral system in Thailand based on 2D representation, in which land parcels are
represented by only parcel with general and fixed boundaries. This system consists of two
parts which are parcel and property registration and cadastral map. Beside registration, the
system gives the information about parcel identification of the owner, owner address,

9. attributes of parcel etc. Generally, 2D cadastre represent the projection of earth surface in
XY plane. The 2D cadastral map is complex to record, process, manipulate and display due
to its attributes. The representation of legal boundaries of parcel used for registering the legal
status is fixed in 2D parcel base on a natural reference system. The main drawback of 2D
cadastral system is the vertical drawing of the physical attributes.
3D Cadastral System
3D cadastral system mainly focuses on the geographical attributes and topological relationship
between the features. In this system a complete topological model is built to express the body
construction and spatial relationships among 3D property units. This system provides more
flexibility while organizing, storing, managing, manipulating and displaying the cadastral map.
In this system, sketched up method used for the cadastral management system. The main aim
of sketch up is to construct 3D models with attributes and topological information from 2D.
To support a 3D legal framework, it is necessary to have spatial data systematized on 3D
cadastre. All the 3D Cadastre information of features are described in legal format including
ownership of parcels, attributes of land etc. In Thailand, there is only condominium
registration as a 3D situation on a parcel with definition boundaries as a property right. In 3D
system, the land parcel is registered or stored in the legal vertical dimension which is the legal
separation from the existing parcel.
LAND INFORMATION SYSTEM:
A LIS is a special type of GIS focused tool in which Ownership, Quality use etc. of land are
included. In other words, it is the system that capture, process, store, analyze, disseminate
and share land information. Primary focus will be in a parcel of land. According to FIG,” LIS
is a tool for legal, administrative and economic decision making and an aid for planning and
development which consists on the one hand of a database containing spatially referenced land
related data for a defined area, and on the other hand of procedures and techniques for the
systematic collection, updating, processing and distribution of data”. A Land Information
System is a tool for legal, administrative and economic decision making and an aid for planning
and development which consists on the one hand of a database containing spatially referenced
land-related data for a defined area, and on the other hand of procedures and techniques for
the systematic collection, updating, processing and distribution of the data. The LIS should
able to give the fundamental information about land unit, up-to-date data etc. The dual system
of Land Offices, with the Provincial Offices holding title deeds and District Offices holding
NS3K and documents of lower security, is being unified into a system of Provincial and Branch
Offices.

10. The main aim of LIS is to maintain the land in a legal way and to guarantee the ownership of
land. Land valuation information, which is being built up rapidly and will eventually include
valuation rolls for all local authority areas in Thailand. A complete new set of cadastral maps,
based on the photomaps and at the same scales generally use a total of 100000 maps to cover
total area. The model for the LIS is a center connected to all the other data systems which
directs all enquiries. An enquiry from one of the official users will be directed to the
appropriate database or databases.
The components of Land Information System are:
i.) Data sets
ii.) PBGIS Process or Functions
iii.) Hardware and Software
iv.) People
The different layers of LIS are:
i.) Parcels
ii.) Zoning
iii.) Floodplains
iv.) Wetlands
v.) Land Cover
vi.) Soils
vii.) Reference Framework
viii.) Composite Overlay
The benefits of LIS are:
• Guarantee of land ownership and security of tenure.
• Support for land and property taxation.
• Provide security for credits.
• Develop and monitor land markets.
• Protect state and public lands.
• Reduce land dispute.
• Facilitate rural land reform.
• Mortgage, collateral for leasing and financing
• Monitoring land markets and housing
• Land consolidation and cooperative farming
• Infrastructure development and construction planning
• Effective, efficient, transparent, accountable and Reliable land administration
• Sustainable land record keeping and achieving
• Other land related development activities

11. INSTITUTIONAL FRAMEWORK:
1.) Government Organizations:
The Department of Lands, Ministry of Interior is the agency responsible for the
registration and surveying. The Department of Lands has a total of 77 of the provincial
land offices and sub-offices in each province which are responsible for the management
and maintenance of land parcel maps and land ownership. The Geo-Informatics and Space
Technology Development Agency (Public Organization), the Department of Lands, and
the Royal Thai Survey Department are the main agencies responsible for policies,
development of state mapping systems, ground control points, and base maps.
2.) Private Sector Involvement:
The private surveyor board office provides contractors of cadastral survey for the land
ownerships. The land ownerships can show the surveying contracts to the officers at
provincial land office or branch/district land office for cadastral surveying by their
requirements according to the regulation of private surveyor board on the operational
control of private surveyors the private surveyor board office.
3.) Professional Organization or Association:
Surveyor Association (about 2891 members):
● The center promotes friendship relations and occupations among members of the
association.
● To promote research and education in the field of science in the survey in order to
provide members with expertise in the academic standards and plans.
● To disseminate knowledge and information regarding surveying.
● To help each other among members.
● To promote health, sports, entertainment and recreation among members.
● To promote public charity and cooperate with the government in the assembly.
● Other public affairs which do not relate to politics.
4.) Licensing:
There is no issuance of work licenses by qualification, diploma in surveyor field for
working at the Department of Lands. Private surveyors must qualify under Section 19 of
the Private Surveyors Act of B.E. 2535. Qualifications and backgrounds are as follows.
● Have a minimum high school vocational or graduate study program relating to survey
and mapping according to the private surveyor board certification and experience in
the field of surveying and mapping not less than two years, or

12. ● Have a minimum high school vocational or graduate study program relating to survey
and mapping according to the private surveyor board certification and passed the
training courses as defined by the private surveyor board, or
● Held a surveyor position at the Department of Land for not less than five years.
● The applicants under (1) and (2) must pass must pass knowledge tests defined by the
private surveyor board
● The applicants must provide a certificate of conduct at least two people who are private
surveyors for not less than five years or government officers (level 6 up) to certify that
candidates are not as incompetent or lacking in morality.
5.) Education:
Description of the education system for cadastral surveying professionals, the number of
universities offering degrees, and the approximate average annual number of students
graduating from those universities. None of the education systems for cadastral surveying
in high professional level.
LAND PARCEL IDENTIFICATION:
A Cadastral Parcel is an unambiguously
defined unit of land within which right and
interests are legally recognized and the
fundamental unit of land. Parcel
identification is a number which is given to
the parcel/land to identify. A unique
number is given to each land parcel to
provide a unique identification in space and
time. The LPI system is advised in two
parts as primary key to indicate parcel
location and SAO, secondary key to link to
databases for interest record. It is
recommended that LPI should be
compatible with the cadastral system which
tax maps are based on. By examination
most of digital tax maps produced by usage
of orthophotos as a basic map and cadastral
map coverage as a data source, LPI should
be digital system in 5 parts as province -
SAO UTM coordinate parcel number multi
owner number. The reason for this
suggesting system is similar to the land
records under Department of Lands
cadastral system due to the unique parcel
identification of Thailand's land
administration but difference in the format,
digital on tax map and letter on cadastral
map.

13. Land Parcel Identification in Thailand
CADASTRAL PRINCIPLES:
1.) Type of Registration System
There are two types of land registration system in Thailand as follows:
i.) Title Registration
ii.) Deeds Registration
Among them, Title Registration System is followed in Thailand for the registration of
land.
2.) Legal Requirement for Registration of Land Ownership
Legal requirement for registration of land ownership is compulsory in Thailand.
3.) Approach for establishment of cadastral records
There may be four options related to this title as follows:
i.) Systematic
ii.) Sporadic
iii.) Both, Systematic and Sporadic
iv.) All properties already registered

14. CADASTRAL STATISTICS:
1.) Population
According to data of 2021, the population of Thailand is about 69,950,850.
2.) Population Distribution
The percentage of population living in urban areas is 50.68.
The percentage of population living in urban areas is 49.32.
3.) Number of Land Parcel
There are 36,600,000 numbers of land parcels in Thailand.
Total number of land parcels per 1 million population in Thailand is 562,200.
4.) Number of registered strata titles/condominium units
There are 699,995 Number of registered strata titles/condominium units in Thailand.
Total number of Number of registered strata titles/condominium units per 1 million
population in Thailand is 10,700.
5.) Legal status of land parcels in URBAN areas
The percentage of parcel that are properly registered and surveyed is about 100. About
0% of parcel that are legally occupied, but not registered or surveyed. About 0% of
parcels that are informally occupied without legal title.
6.) Legal status of land parcels in RURAL areas
About 94% of parcels that are registered and surveyed. About 3% of parcels that are
legally occupied but not registered or surveyed. About 3%of parcels that are informally
occupied without legal title.
7.) Number of active professional land surveyors
According to 1970, there are 3770 no of total surveyors.
8.) Proportion of time that active professional land surveyors commit for
cadastral matters (%)
Almost 100 surveyors
9.) Number of active lawyers/solicitors
There are 4742 no of active lawyer/solicitors.

15. 10.)Proportion of time that active lawyers/solicitors commit for cadastral
matters (%)
Almost 100
CURRENT ISSUES OF CADASTRAL SYSTEM IN THAILAND:
 Land Coverage Issue
 Forest Land Rights
 Computerization and Registration
 Lack of Land Record Management Center
 Security of Land Tenure
 Cost in Data Capture
 Unable to Agree Current Legal Situation
 Online Registration
CONCLUSIONS:
The Cadastral System is the only one way from the ancient era to digital era for solving the
problems and different types of issues raised in the field of land management.
ACKNOWLEDGEMENTS:
We would like to express our special thanks to our respected teacher Er. Saurav Gautam
(Deputy HOD of Department of Geomatics Engineering, IOE, Pashchimanchal Campus,
Pokhara) for his motivation towards the reading and writing of various articles or reports.
This paper has been prepared by our group members for the mark evaluation of Cadastre
(B.E. Geomatics, Third Year, First Semester).
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