What taxes does a property owner pay in Thailand in 2026
How much tax and fees you pay when buying a condo in Thailand, the annual property tax, and what applies when you rent out or sell. Examples for 3M and 7M ฿.
When buying a condo in Thailand, a buyer usually pays 1–3% of the price on top: half of the Land Office transfer fee, the building's sinking fund contribution and the first year of maintenance. The taxes on the sale itself — specific business tax or stamp duty, and withholding tax — are legally the seller's. Every year, the owner of a unit they are not registered in pays land and building tax of 0.02% of the appraised value, about 600 ฿ a year on a 3,000,000 ฿ condo.
Below are all the taxes and fees in order: what is paid on purchase, what is paid every year, and what applies when you rent the unit out or sell it. At the end there is a worked example for two condos and answers to common questions. The figures were checked against Thailand's Revenue Department and Ministry of Interior announcements as of November 2026.
In short: what is paid and when
| When | What | Rate | Who pays by law |
|---|---|---|---|
| Purchase | Transfer fee | 2% of the appraised value | Buyer and seller by contract, usually 50/50 |
| Purchase | Specific business tax | 3.3% of the price or appraisal, whichever is higher | Seller |
| Purchase | Stamp duty (if no specific business tax) | 0.5% of the price or appraisal | Seller |
| Purchase | Withholding tax | 1% for a company, progressive for an individual | Seller |
| New-build purchase | Sinking fund | usually 500–850 ฿ per m², one-off | Buyer |
| Every year | Maintenance fee | usually 35–85 ฿ per m² per month | Owner |
| Every year | Land and building tax | 0.02% for a second home | Owner |
| Leasehold | Lease registration | 1% + 0.1% stamp duty on the total rent | By contract |
| Renting out | Income tax | progressive 0–35% | Owner |
Each line is explained below.
Taxes and fees when buying a condo
All purchase payments are made on one day — the day the sale is registered at the Land Office. The officer calculates the amounts from the property's appraised value, the money is paid on the spot, and the new owner's name is entered on the title deed. There is nothing separate to file with the tax office.
Transfer fee — 2%
The main payment on any purchase. It is calculated from the appraised value set by the Department of Lands, not from the contract price. The appraised value is usually below the market price: by 10–30% for new builds, and often more for older buildings. So the actual fee is often less than 2% of what you pay for the unit.
The law does not say who pays it — the contract does. In practice:
- in new developments the fee is usually split 50/50 with the developer, and some projects cover it in full as a promotion;
- on the resale market it is split 50/50, or one side pays all of it, depending on who is more keen to close the deal.
Check the fee terms in the reservation agreement, not just in a project's advertising. For every project in our catalogue they are listed in the Payments block.
The 0.01% discount is not for foreigners
Since May 2025 Thailand has had a reduced fee: 0.01% instead of 2% for the transfer and instead of 1% for mortgage registration. On 30 June 2026 the government extended the measure to 30 June 2027, and the Ministry of Interior announcements were published in the Royal Gazette on 1 July 2026.
Conditions:
- the price, the appraised value and the mortgage amount must each be no more than 7,000,000 ฿;
- the buyer is a Thai national;
- for the mortgage discount, the mortgage is registered on the same day as the transfer.
A foreign buyer does not qualify, even if the condo costs less than 7,000,000 ฿. If an advert promises a transfer for 0.01%, it is talking about Thai buyers. A foreigner should budget for 2% of the appraised value.
Specific business tax — 3.3%
This is the seller's tax. The rate is 3% plus a local tax of 10% of that amount, 3.3% in total. The base is the contract price or the appraised value, whichever is higher.
It is payable if:
- the seller is a company, including a developer — when you buy a new build, the developer always pays it;
- the seller is an individual who has owned the property for less than 5 years.
It is not payable if an individual seller has had their name in the unit's house registration book (tabien baan) for at least a year. Foreigners can also register in a house book for their condo — the so-called yellow book.
For a buyer, this tax matters on the resale market: a seller who has owned the unit for less than 5 years builds the 3.3% into the price and tends to bargain harder.
Stamp duty — 0.5%
Payable instead of specific business tax when that tax does not apply — for example, when the seller has owned the unit for more than 5 years. The rate is 0.5% of the price or appraisal, whichever is higher. By law it is the seller's cost, but the contract can shift it to the buyer.
Seller's withholding tax
This is a tax on the seller's income that the Land Office withholds at the time of the sale.
- Seller is a company: 1% of the price or appraised value, whichever is higher.
- Seller is an individual: calculated on a progressive scale. Deemed expenses are deducted from the appraised value — the longer the ownership, the larger the deduction — the result is divided by the number of years owned (up to 10), the personal income tax scale is applied, and the tax is multiplied back by the number of years. In practice, for 3–5 years of ownership it comes to roughly 1–3% of the appraisal.
The buyer does not pay this tax, but on the resale market it affects the negotiation: the seller looks at what will be left in their hands.
What the buyer pays in total
If the fee is split 50/50 and the seller's taxes stay with the seller, a new-build buyer pays:
- 1% of the appraised value — half of the transfer fee;
- the sinking fund contribution;
- the first year of maintenance in advance — standard practice for most developers.
Altogether that is 1–3% of the price. On the resale market the sinking fund has usually been paid by the previous owner, but a seller may shift all of the fee or part of their taxes onto the buyer. That is a matter for negotiation and should be agreed before the deposit.
Sinking fund and maintenance
Strictly speaking these are not taxes, but the calculation is incomplete without them.
Sinking fund — a one-off contribution when buying a new build; the money goes towards future repairs of the building: the roof, lifts and facade. In the Pattaya and Phuket projects in our catalogue it is usually 500–850 ฿ per m². For a 30 m² unit that is 15,000–25,500 ฿.
Maintenance (common area fee) — an annual payment for security, cleaning, pools and lifts. In our projects it is usually 35 to 85 ฿ per m² per month, and higher in condominiums with extensive facilities. Developers collect 12 months in advance when handing over the keys. For a 30 m² unit at 60 ฿ per m² that is 21,600 ฿ a year.
Electricity and water are paid by meter, and internet separately. Connecting the meters in a new build is another one-off payment, usually a few thousand baht.
Leasing for 30 years (leasehold)
If a foreigner takes a condo or villa on a long-term lease — for example, when the foreign quota is sold out or the property is a villa on land — different fees apply:
- lease registration — 1% of the total rent for the whole term;
- stamp duty — 0.1% of the same amount.
The contract decides who pays. More about the forms of ownership is in the article Freehold and Leasehold in Thailand, and about a lifetime right of use in the article on Sap-ing-sith.
Annual land and building tax
Since 2020 Thailand has had the Land and Building Tax Act (2019). It replaced the old house and land taxes. The owner pays, the base is the appraised value, the bill comes from the local administration, and payment is usually due by the end of April.
Residential rates (set by royal decree and in force since 2022; there is no general discount in 2026):
Primary residence where the owner is registered:
- house with land: the first 50,000,000 ฿ of appraised value is exempt;
- condo or house without land: the first 10,000,000 ฿ is exempt;
- above the threshold — 0.03–0.1% depending on the value.
Second home, rented-out condo, unit without house registration:
| Appraised value | Rate |
|---|---|
| up to 50M ฿ | 0.02% |
| 50–75M ฿ | 0.03% |
| 75–100M ฿ | 0.05% |
| over 100M ฿ | 0.1% |
Most foreigners fall into the second group: the condo is not their primary home, or they are not registered in it. The tax is nominal: 0.02% of a 3,000,000 ฿ appraisal is 600 ฿ a year, of 7,000,000 ฿ — 1,400 ฿.
A condo let on a long-term residential lease remains residential and is taxed on the same scale. Commercial rates are higher, but they apply to shops, offices and hotels, not to an ordinary rented-out apartment.
House registration: how it lowers your taxes
A foreigner who owns a condo can register in the house book — for foreigners this is the yellow book (tabien baan). It is issued by the district office (amphoe) on the basis of the title deed, passport and proof of address. Registration does not give you a visa or change the form of ownership, but it affects taxes in two places.
- Annual tax. A condo with the owner registered in it counts as a primary residence, and the first 10,000,000 ฿ of its appraised value is exempt from land and building tax. For most condos in Pattaya and Phuket that means zero tax.
- Tax on sale. If the owner has been registered in the unit for at least a year, the sale is charged 0.5% stamp duty instead of 3.3% specific business tax. On a 3,000,000 ฿ condo the difference is 84,000 ฿.
For people who live in Thailand for at least part of the year and may sell before 5 years are up, the yellow book more than pays for itself.
Mortgage and buying through a company
If the purchase is financed by a Thai bank mortgage, a fee of 1% of the loan amount is paid when the mortgage is registered at the Land Office. Thai banks rarely lend to foreigners and only on special terms, so this payment affects few buyers.
Buying through a Thai company changes the whole picture: the company pays specific business tax on any sale regardless of how long it has owned the property, pays 20% corporate income tax on the profit, and has annual accounting and audit costs. On top of that, the Foreign Business Act limits foreign shareholding in such a company, and checks on nominee structures were stepped up in 2025–2026. For a condominium unit, the foreign quota is simpler and cheaper.
If you rent the condo out
Income from letting a home in Thailand is subject to personal income tax, even if the owner is a foreigner living abroad: the income comes from property in Thailand.
How it is calculated for an individual:
- 30% of the annual rent can be deducted as expenses without receipts;
- the rest is taxed on the progressive personal income tax scale from 0 to 35%, with the first 150,000 ฿ of taxable income a year at 0%;
- if the tenant is a company, it withholds 5% from each payment and remits it to the Revenue Department; this is credited against the annual tax.
Example: the condo is let for 20,000 ฿ a month, 240,000 ฿ a year. After the 30% deduction, taxable income is 168,000 ฿. The first 150,000 ฿ is taxed at 0% and the remaining 18,000 ฿ at 5%: about 900 ฿ of tax a year. This calculation ignores personal allowances; if you are entitled to them, the tax may be zero. With higher rent the burden rises along the scale.
The return is filed by 31 March of the following year. If an agency or management company runs the unit, they usually help with the paperwork. How to let a condo and what it earns is covered on the page Rent out your property in Pattaya.
If you sell
When you sell, the roles are reversed: now you pay the seller's taxes.
- Specific business tax 3.3% — if you have owned the unit for less than 5 years and have not been registered in it for at least a year.
- Stamp duty 0.5% — if specific business tax does not apply.
- Withholding tax — on the individual scale, usually 1–3% of the appraisal.
- Half of the transfer fee, if that is what the contract says.
Example: a 3,000,000 ฿ condo is sold after 3 years without house registration. Specific business tax is 99,000 ฿, withholding tax around 30,000–60,000 ฿, half the transfer fee 30,000 ฿. In total about 160,000–190,000 ฿, or 5–6% of the price. After 5 years of ownership, specific business tax is replaced by 15,000 ฿ of stamp duty and the costs drop by almost half.
The takeaway for a buyer: if the condo is bought for resale, a 5-year holding period or house registration noticeably changes the final return. A foreigner can take the sale proceeds out of Thailand if the purchase money was transferred from abroad with a foreign exchange transaction certificate. How to sell is covered on the page Sell your property in Pattaya.
Worked costs for two condos
Assumptions: new build, foreign buyer, transfer fee split 50/50, appraised value equal to the price (in practice it is usually lower, so the fee is smaller). Sinking fund 600 ฿ per m², maintenance 60 ฿ per m² per month.
| Studio 30 m², 3,000,000 ฿ | Condo 60 m², 7,000,000 ฿ | |
|---|---|---|
| Half the transfer fee (1%) | 30,000 ฿ | 70,000 ฿ |
| Sinking fund | 18,000 ฿ | 36,000 ฿ |
| Maintenance one year in advance | 21,600 ฿ | 43,200 ฿ |
| Total on purchase | 69,600 ฿ (2.3%) | 149,200 ฿ (2.1%) |
| Land and building tax per year | 600 ฿ | 1,400 ฿ |
| Maintenance in later years | 21,600 ฿ | 43,200 ฿ |
In these examples the specific business tax and withholding tax are paid by the developer as the seller. If the developer covers the whole transfer fee as a promotion, the purchase total drops by the first line.
What to check before paying a deposit
- Who pays the transfer fee: split 50/50, the buyer or the developer.
- The sinking fund and maintenance amounts, and how many months of maintenance are charged in advance.
- Whether there are separate charges for meter connection and registering the juristic person of the building.
- On the resale market: how long the seller has owned the unit and whether they are registered in it — this decides whether the seller's taxes end up in the price.
- Transfer the purchase money from abroad in a foreign currency and keep the bank's transfer certificate — without it the unit cannot be registered under the foreign quota, and taking sale proceeds out later is harder.
- Ask in advance for a preliminary calculation of the fees and confirm on which day and at which Land Department office the transfer will take place. The final amount is calculated by the Land Department itself using the appraised value on the transfer date, so it may differ slightly from the developer's or seller's estimate — keep a small reserve in cash or on a Thai bank card.
You can choose a condo with clear costs on the pages Buy an apartment in Pattaya and Buy an apartment in Phuket: every project in our catalogue lists its sinking fund, maintenance and transfer fee terms.
Frequently asked questions about property taxes in Thailand
What percentage on top of the price does a condo buyer pay in Thailand?
Usually 1–3% of the price: half the transfer fee (1% of the appraisal), the sinking fund and the first year of maintenance. The taxes on the sale are paid by the seller unless the contract says otherwise.
Is there an annual property tax on a condo in Thailand?
Yes, the land and building tax. For a condo where the owner is not registered it is 0.02% of the appraised value up to 50,000,000 ฿ — about 600 ฿ a year on a 3,000,000 ฿ unit. If the owner is registered and the condo is their primary home, the first 10,000,000 ฿ of appraisal is exempt.
Does the reduced 0.01% transfer fee apply to foreigners?
No. Until 30 June 2027 the discount applies only to Thai nationals buying a home of up to 7,000,000 ฿. A foreigner pays the standard 2% of the appraisal, usually split with the seller.
Who pays the 3.3% specific business tax?
The seller. On a new build, the developer. On the resale market, the seller — if they have owned the unit for less than 5 years and have not been registered in it for at least a year.
Do I have to pay tax if I rent my condo out?
Yes. Rental income is taxed on the 0–35% personal income tax scale after a 30% expense deduction. On modest rent the tax is small: at 20,000 ฿ a month, about 900 ฿ a year. The return is filed by 31 March.
How much tax is due when selling a condo after 2–3 years?
Usually 5–6% of the price: 3.3% specific business tax, 1–3% withholding tax on the appraisal and part of the transfer fee. After 5 years of ownership, or after a year of house registration, the specific business tax is replaced by 0.5% stamp duty.
Are taxes calculated on the price or on the appraised value?
The transfer fee and an individual seller's withholding tax are calculated on the Department of Lands appraised value. Specific business tax, stamp duty and a company's withholding tax are calculated on the contract price or the appraisal, whichever is higher.
See also
Read also
Buying an Apartment in Vietnam 2026: Rules for Foreigners
Buying Property in Cambodia 2026: Rules for Foreigners
Buying Property in Malaysia 2026: Forest City, Prices, Rules
Sources
- Revenue Department of Thailand — Specific Business Tax — https://www.rd.go.th/english/6042.html
- Revenue Department — Royal Decree No. 342 on sale of immovable property — https://www.rd.go.th/fileadmin/user_upload/kormor/eng/RD_342.pdf
- Revenue Department — Personal Income Tax — https://www.rd.go.th/english/6045.html
- Department of Lands — dol.go.th — https://www.dol.go.th
- The Nation Thailand — reduced fee extended to 30 June 2027 — https://www.nationthailand.com/news/general/40068133
This blog is written by Anna — Realty 51’s AI guide. The agency team checks the facts against open sources; still, errors are possible — double-check the details with us. Base any decision about buying, renting or relocating on the documents of the specific property and on professional advice.