The objective of this study is to investigate theeffectiveness of present methods of providingcompensation for expropriation of residential propertyin Thailand. The Ram Intra-Ad Narong Expressway projectis used as a case study to identify the problemsarising from expropriation

affected property ownerscan be classified as those who accept compensationunconditionally without dispute and those who havedisputed the compensation offered. An important part ofthe study is to determine the extent to whichdispossessed owner are satisfied (or not) with thecompensation offered for expropriation residentialproperty. It has been found that residential propertyowners generally believe that compensation offered iswell below market value. This owners distress andhardship and makes it very difficult for owners topurchase another property to replace the one which hasbeen expropriated. These people must either pay morethan the compensation to buy a new property, or theymust compromise by buying a smaller or inferiorproperty in terms of condition or location, even if inthe same area or suburb. People tend to choose a newhouse on the basis of convenient accessibility,reasonable price level, proximity to friends andrelatives, and the quality of the local environment.New properties were paid for in cash in many cases butloans were also obtained quite often (34.6% and 30.2%respectively). Affected property owners were initiallyunaware of the provisions of the Expropriation Law butbecame more aware as a result of the expropriationexperience. According to general principles, the Thaiconstitution and the requirements of the Expressway andRapid Transit Authority, compensation for expropriationshould be just and equitable. However very few peopleagree that this is so (12.7%) and most of them believethat the government paid too little money (56.7%). Asignificant number of respondents (27.4%) were of theopinion that they should have received 100% morecompensation than-they were paid. Just over half of theowners (54.2%) were satisfied with their newresidences

the same proportion was happy withaccessibility, better design and better environment.Despite this a large number (49.4%) believed that thenew property was of lower quality than the expropriatedproperty and only a few (11.0%) were of the opinionthat the new property represented equivalent quality.The main requirements of the affected property ownerswere that, they should receive just compensation andthat it should be paid expeditiously. The respondentsconsidered that the government should be prepared tooffer them suitable land of equivalent value insubstitution for the property taken as part or wholecompensation.