Philippines Thailand
Overview Overview
The political uncertainty and public protests in 2009–2010
Rural-to-urban migration and lack of access to land and have slowed Thailand‘s progress and emphasize the need
housing by the poor has led to the swelling of squatter for the government to ensure that the property rights of
colonies or informal settlements in public and privately all citizens are recognized and that local communities
owned lands in urban and peri-urban areas. participate in and benefit from the sustainable
Unequal access to land and natural resources by poor people development of the country‘s natural resources.
is a key driver of conflict and an obstacle to national In an effort to address high percentages of tenancy and
development, fueling social unrest and armed uprisings. landlessness, the country embarked on a 20-year Land
Indigenous peoples are marginalized and have been pushed Titling Program (LTP) that upgraded the land rights of and
out of their ancestral lands by the government for issued title deeds to large portions of the country‘s
infrastructure projects, and by private farming interests and population.
natural resource concession holders. Local communities with insecure tenure or unrecognized
The Constitution recognizes the rights of indigenous peoples land rights lack the bargaining power and the skills and
to their customary ownership of ancestral lands and domains, experience to negotiate with investors to secure local
and the right to self-determination of the Muslim minority, participation in and control of development projects and
through the creation of an autonomous region in Mindanao. an appropriate share of the benefits.
Despite this legislation and various land reforms, however, In addition, the program did not address the rights of
the majority of rural people remain landless, and there is a occupants of the country‘s forestland, a good portion of
swelling urban population living in informal settlements. which has been settled and cultivated by local
Outdated land administration laws, an inefficient land communities for generations.
administration and adjudication infrastructure, and a poor The rights of many forest communities are insecure, and
land information system have resulted in problems of encroachment of forestland for cultivation is the leading
fraudulent, overlapping and duplication of land titles and to cause of deforestation and degradation of forest
widespread land-grabbing. Under the 1987 Constitution, all resources.
public domain lands and natural resources belong to the However, Thailand faces continuing challenges in the areas
State. of land rights and natural resource governance.
Public domain lands are classified into agricultural, forest or Natural-resource degradation is a concern in Thailand;
timber, mineral lands, and national parks; only public urbanization, industrialization, corruption, and population
agricultural lands are alienable or may be subject of private growth strain the country‘s natural resource base.
ownership. In addition to forest degradation, the country‘s water
The Philippines is an archipelago of 7,107 islands covering resources are ineffectively managed, unevenly distributed
300,000 square kilometers (30 million hectares) – 298,170 and increasingly polluted.
square kilometers of land and 1,830 square kilometers of While some areas have developed community forest
water. programs, participatory forest management has not
Its participatory irrigation efforts in the 1970s, its early matured in Thailand as an approach to sustainable use of
successes with community-based coastal resource forest resources.
management on Apo and Sumilon islands and its legislation At a national level, the country still awaits final adoption of
on social and later community forestry provide models for the Community Forest Act, which will give some forest
much of Asia. communities the right to enter into contracts with the
Forest Department for regulated userights.
Land The mining law and regulatory framework do not address
land rights and investors may negotiate directly with
Land Use landholders for access to land.
Land degradation exacerbates the effects of natural 1 Based
respectively on Philippine Government Statistics as of 2009 LAND
and the Food and Agriculture Organization of the United
In the same period, the state allocated 3.7 million hectares of
Nations 2010 Global Forestry Statistics.
public land to 1.5 million beneficiaries, who received either
The Philippines is an archipelago of 7,107 islands covering freehold title or use-rights recognized by formal law (Suehiro
300,000 square kilometers (30 million hectares) – 298,170 2007; Giné 2004; Childress 2004).
square kilometers of land and 1,830 square kilometers of Much of the land occupied by indigenous tribes is classified as
water. state forestland, and while the current law does not grant the
It is also one of the world‘s hotspots, with a large number of tribes automatic rights under the formal law, politicians have
endangered and threatened species making it a global called for some form of regularization of collective rights, and
conservation priority area. the pending Community Forest Bill provides a contractual
The country‘s labor force is around 38 million people, or framework for participatory forest management and attendant
60.1% of the total population age 15 and over, of whom 34% rights of forestland access and use (Vejjajiva 2008; Childress
are in agriculture, 15% in industry, and 51% in services 2004; USDOS 2006; USDOS 2008; Liddle 2008).
(2008). Programs have been designed to upgrade the 5year use-rights
2 Group of countries identified as representing more than and Sor Por Kor (SPK) 4-01 certificates (giving possession rights
two-thirds or 70% of all (known) life forms and majority of to land allotted by the Land Reform Committee) held by some
the tropical rainforests, coral reefs and other priority forestland dwellers to title deeds, and the Prime Minister‘s
systems. Statement of the Council of Ministers at the end of 2008
In 2003, there was 15,500 square kilometers of irrigated land. specifically identified the need to accelerate the issuance of
The Philippines is recognized as one of the world‘s 17 mega- land rights certificates to farmers and communities living on
diversity countries2, with more than 50,000 species of flora state land that is no longer forestland.
and fauna (more than 65% of which are endemic). The priorities include government initiatives to: protect and
conserve farmland with developed irrigation infrastructure;
Land Distribution rehabilitate soil quality; provide land for poor farmers through
In Metro Manila, the largest urban center, more than 50% of the establishment of land banks and the acceleration of the
the population (1.4 million households) lives on riverbanks, issuance of land-rights certificates in the form of community
bridges, railroad easements, cemeteries, garbage dumps and land title deeds for poor farmers and communities living on
idle lands. state land that is no longer forestland; and support agricultural
While considerable swaths of land have been redistributed, development in the form of agricultural estates.
the most contentious private agricultural lands, which are Thailand‘s land administration services are renowned for their
also the most productive and fertile, remain with wealthy efficiency and transparency and are considered a model for the
private landowners. region (Childress 2004; Glenn and Johnson 2005; UNESCAP
With an estimated urban population of 58.6 million people, n.d.). The Ministry of Agriculture and Cooperatives operates
more than one-third of all people live in informal settlements through its departments: the Agricultural Land Reform Office,
or slum areas as squatters. Royal Irrigation Department, and Land Development
In the rural sector, there are an estimated 2.9 million small Department.
farms that average 2 hectares and 13,681 large private The state can only expropriate land pursuant to a specific law
landholdings of up to 20,000 hectares. providing for the public interest, including: national defense;
exploitation of natural resources; town and country planning;
Legal Framework promotion and preservation of the quality of the environment;
Presently, of the total land area, 14.19 million hectares agricultural or industrial development; land reform; and
(roughly 47%) are classified as alienable and disposable land conservation of historic sites.
– of which 9.67 million hectares remain devoted to The government can also acquire private land for allocation
agricultural use and 15.8 million hectares (roughly 53%) as either by voluntary sale and purchase or expropriation of idle
forestland. or ceiling-surplus land (KOT 2005a; Childress 2004; Giné 2004).
The Constitution classifies the public domain into agricultural, An estimated 12 million people live and work on Thailand‘s
forest or timber, mineral lands or national parks. forestland; some of these resided on the land prior to its
Alienable and disposable lands shall be classified according to classification as forestland and claim rights to the land under
use as agricultural, residential, commercial, industrial, customary law.
educational, charitable, or as reservations for public and The rights of households occupying land classified as forestland
quasipublic uses are considered less secure, whether or not the occupants have
Of these, only public agricultural lands may be alienable (i.e., certificates granting rights to occupy and use the land.
subject of private ownership) and further classified by law Unregistered rights in areas where there is little danger of land
according to use. expropriation for development or investment are also
The State shall determine by law the size of alienable public considered relatively secure.
lands as well as the specific limits of forest lands and national In areas such as forests where landholders have limited rights
parks. and the formal law prohibits the transfer of land, the formal
Under the Act, public domain lands are classified as either land market is not functioning, and landholders lack cash for
alienable or disposable (i.e., those open to acquisition and investment.
concession) or timber and mineral lands. In regions where traditional practice trumps formal law and
Under the 1987 Constitution, all lands of the public domain the youngest daughter who cares for her parents still receives
belong to the State. the largest share of property, male family members will likely
The 1987 Constitution also provides for: comprehensive land control the use of her land (SIGI/OECD n.d.; Childress 2004;
reform. FAO 2010; Tonguthai et al.
Under this doctrine, title to all lands became vested in the The Agricultural Land Reform Office (ALRO) is responsible for:
Crown, and private ownership was acquired only through allocating land to farmers pursuant to the Agricultural Land
royal grants or decrees. Reform Act; supporting land development in land-reform
State ownership is premised on the Regalian Doctrine (jura areas; establishing Agricultural Land Reform Cooperatives;
regalia), the legal concept employed by the Spanish Crown in providing credit and production inputs; and developing farm
claiming exclusive dominion over the Philippine archipelago and off-farm enterprises.
upon conquest in 1521. The 2004 tsunami created or exacerbated a number of coastal
These laws have yet to be enacted, and the land classification land disputes.
under the 1936 Public Land Act remains in force.
This was continued during United States (US) colonization, INTRA-HOUSEHOLD RIGHTS TO LAND AND GENDER
the Philippine Commonwealth period under the 1935 DIFFERENCES
Constitution, and upon independence in the 1973 and 1987 Historically, Thailand had a matrilineal and matrilocal system
Constitutions. under which the female line controlled family property and
assets.
Tenure Types The Agricultural Land Reform Act of 1975 was enacted in an
Alienable and disposable lands (which include agricultural effort to address the high rate of tenancy in certain regions of
lands and reclassified lands) and privately owned lands the country, the large number of landless households, and the
(based on State grants or laws passed since colonization) are encroachment of public lands for cultivation.
subject to: 1) purchase which vests ownership; or 2) lease The youngest or unmarried daughter who cares for her parents
which vest only the right to occupy and use for the period in their old age generally received the largest share of land and
agreed upon. property.
Under the 1987 Constitution, only public agricultural lands The Prime Minister‘s Policy Statement of the Council of
may be leased up to 1000 hectares to private corporations, Ministers identified government priorities for 2009, including
and leased up to 500 hectares or acquired by purchase, actions in relation to land rights.
homestead or grant of up to 12 hectares by individual.
Farm workers in areas within the retention limit of KEY LAND ISSUES AND GOVERNMENT INTERVENTIONS
landowners and in private agricultural lands yet to be While the Land Titling Program succeeded in registering about
acquired by the government are granted leasehold rights 22% of the total land area, the project was limited to
with a 75:25 sharing in favor of the farmer-lessee. registration of private land, and occupants of forestland were
The Public Land Act and other special laws grant land patents not eligible to participate.
(e.g., homestead, sales or free patents) and concessions The Constitution specifically states that land distribution shall
vesting ownership in individuals and private corporations be fair and provide farmers with rights to land for farming (KOT
upon fulfillment of certain requirements. Constitution 2007).
Forest lands, including mineral lands and national parks, All land not held in private ownership is considered to be
belong to the State subject to usufruct and resource vested in the state (KOT Land Code 1954; KOT 2006b).
utilization rights under certain conditions. SECURING LAND RIGHTS Private land rights in Thailand are
Customary ownership rights over ancestral lands are acquired through purchase, lease and inheritance.
recognized in the Constitution and Indigenous Peoples‘ Rights The Land Code identifies various tenure types, including
Act. ownership and use rights.
Under the Comprehensive Agrarian Reform Law, farmer- On average, land registration procedures require less than a
beneficiaries are granted: 1) full or absolute ownership in the day and cost about 1% of the property‘s value (World Bank
form of Emancipation Patents upon full payment of 2008; Childress 2004; Giné 2004; Burns 2004).
amortizations; or 2) non-absolute ownership in the form of The program included components dedicated to: land
Certificates of Land Transfer or Certificates of Land surveying and demarcation; adjudication of land rights;
Ownership for those still completing payments. issuance of upgraded and new land titles; and improvement of
In 2003, 64.8% of lands classified as alienable and disposable service-delivery within the Department of Lands.
were privately owned.
In the Philippines, lands are either public domain (State- Land allocation and registration practices often reflect male
owned) or privately owned. control over productive assets; in many cases in Thailand land
Stock ownership under the Stock Distribution Option is is only registered in the name of the male head of household
granted to agrarian reform beneficiaries in large corporate (SIGI/OECD n.d.; Childress 2004; Tonguthai et al.
farms. The Land Code established a national Land Allocation
Committee responsible for identifying land for allocation and
Securing Land Rights reallocation and implementing land reallocation plans for state
Public grants include: 1) land patents (homestead, sales or and private land.
free patents) or leases conferred under special laws; 2) royal Formal rights to land can also be obtained through
grants/decrees issued during the colonial period; 3) titles prescription; after 10 years of continued possession and use of
acquired under agrarian reform laws; 4) title acquired under land, the occupant has the right to apply for ownership rights.
the urban land reform law (which grants the urban poor the About 25% of agricultural land in the Central region is leased,
right to purchase home plots in their existing settlements or while only about 2% of land in the South is leased (KOT Land
resettlement areas); and 5) title in the form of Certificates of Code 1954; KOT 2006b; Giné 2004).
Ancestral Domain Claim (CADC) and Certificates of Ancestral The Act authorizes the committee to: engage in land-use
Land Claims (CALC) acquired by indigenous peoples under the planning; develop programs to support farmers; conduct
Indigenous Peoples‘ Rights Act. surveys; and create plans for the improvement of soil (KOT
Land rights are acquired from the State by public grant or by Land Development Act 1983).
operation of law, or from private transactions or contracts Thailand’s Constitution provides that the state shall adopt land
involving private lands. policies, including policies relating to land use, land
Land rights are acquired by operation of law through distribution, town and country planning, and the sustainable
accretion, prescription, hereditary succession or inheritance, protection of land and other natural resources.
or marriage under the property regime of absolute
community of property (i.e., joint ownership of property DONOR INTERVENTIONS
brought into the marriage or acquired after). With the support of the World Bank and AusAid, Thailand
Land rights are secure insofar as they may be proved or implemented the 20-year Land Titling Program, which ended in
traced back to some State grant or lawful private. 2004.
For private lands, rights may be acquired through voluntary The municipal courts and courts of first instance (trial courts
transactions such as sales and donations, transfer by will, or that are comprised of general courts, juvenile and family
involuntary transfer such as foreclosure or tax sales. courts, and specialized courts) hear disputes relating to land
These transactions are governed by general property and rights.
commercial laws. The Act also provided tenants with opportunities to lease or
Private corporations must be at least 60% Filipino-owned and purchase the land they cultivated and allowed for squatters
may lease land of not more than 1000 hectares for a period and others who had encroached on state land to regularize
of 25 years, renewable for the same term. their rights.
The state can allocate pubic land, including: degraded
INTRA-HOUSEHOLD RIGHTS TO LAND AND GENDER forestland; public common-use lands; voluntarily relinquished
DIFFERENCES idle lands; lands outside the boundaries of permanent forests;
The Magna Carta of Women (2009) grants equal property and land classified as available for allocation by the state.
and inheritance rights to wives and common law spouses, The holder cannot convert the license into a title deed or
and equal access to agrarian and customary lands. transfer the land, except by inheritance (UNHCR 2008; Giné
Although women have the legal right to independently enter 2004; Childress 2004).
into contracts, many financial institutions require the Registered land rights in Thailand are considered secure.
husband or male partner to co-sign loans and financial Preemptive Certificates (NS-2) allow temporary occupation of
contracts; women‘s access to creditis limited to smaller land, and transfers of rights are limited to inheritance.
amounts as they usually have less property to provide as In January 2003, the government of former Prime Minister
collateral. Thaksin Shinawatra implemented the Baan Mankong and Baan
The Women in Development and Nation Building Act (1992) Ua-Arthorn initiatives to provide low-income and poor
expressly grants women, regardless of civil status, the same households with secure land tenure and improved housing.
capacity to act and enter into contracts as men, and equal In rural areas, knowledge of the formal law is limited, and men
treatment in agrarian reform and land resettlement dominate ownership and management of agricultural land.
programs. The balance is public land, which includes: land used by the
The Comprehensive Agrarian Reform Law guarantees state; land open to the public; land identified for allocation
women, regardless of civil status, equal rights to own land,
equal shares of farm produce, and representation in advisory under land reform plans (also known as public settlement
and decision-making bodies. land); and forestland.
19–20) However, despite the laws, patriarchal attitudes and The Land Development Department is responsible for macro
deep-rooted stereotypes regarding the role of women persist and local land-use planning, conducting soil surveys and
(The OECD rankings [see Box 3] are based simply on the classifying land for development purposes (KOT 2005b; KOT
question on whether women can own land and property, as 2005a).
indeed they can). The Land Titling Program (LTP) issued freehold title deeds (NS-
Within marriage, the property regime is absolute community 4) to eligible landowners who possessed no documents or
of property – unless a different regime is stipulated in the possessed only preliminary documents, such as Preemptive
marriage settlements – and both spouses jointly administer Certificates and Claim Certificates (NS-2 and SK-1).
family. The land is, however, subject to the formal legal framework
Under property law and under family and succession law, governing land rights.
men and women have equal property rights. The highest percentages of ownership are in the South, where
In case of legal separation, the terms of dissolution of about 83% of land is freehold (KOT Land Code 1954; KOT
community property are determined by guilt, not by. 2006b; Giné 2004).
Married women may make wills without the consent of their In many cases, tribes have occupied the same land for
husband, and dispose of their separate property and share of generations, and, within tribes and neighboring tribes,
community property. customary law governs the rights of access and use of the land.
In practice, men are still the primary property owners, and The Act reaffirmed the state‘s support for the allocation of
some laws and government policies that are neutral on its state and private land to landless and near-landless
face upon implementation work to discriminate against households.
women. NGOs have protested the expropriations of land for public
Tribes in the north and center of the country give women utilities and the seizure of about 1600 hectares of land used by
equal right to land ownership, but it is the men who the Akha indigenous people in Chiangrai Province for
principally administer and manage conjugal properties. construction of a Highland Development Station.
The order of priority of agrarian beneficiaries under the The Department of Public Welfare, also within the Ministry of
Agrarian Reform Law disadvantages women, as they are the Interior, implements land settlement projects that allocate
mostly seasonal farm workers and thus rank third in priority public land to farmers and poor families as part of the social
of distribution. welfare program.
Customary laws practiced in rural areas and by various ethnic Half of Thailand‘s cropped land is under rice cultivation, and
groups generally grant men greater access to land than the country is a leading global exporter of rice (World Bank
women. 2009; USDOS 2010; Trading Economics 2010).