Money & taxes
Taxes and Fees When Buying a Condo in Thailand
There is no single-number answer to "how much tax will I pay", but the system is easy to understand. We go through each payment at the Land Office, who usually pays it, and what an owner pays every year.
In short
- At registration: a 2% fee on the appraised value, plus 3.3% SBT or 0.5% stamp duty, plus withholding tax from the seller.
- The contract decides who pays what: in new developments the 2% fee is often split 50/50 with the developer.
- The annual tax on a condo is small: for a non-primary residence up to 50 million ฿, the rate is 0.02% of the appraised value.
Payments on registration day
All fees and taxes are paid at the Land Office on the day the transfer of ownership is registered. They are calculated not from the contract price but from the appraised value set by the Land Department, or, for taxes, from whichever of the two is higher.
| Payment | Rate | Base | Usually paid by |
|---|---|---|---|
| Transfer fee | 2% | Appraised value | Per contract, often 50/50 |
| Specific Business Tax | 3.3% | Higher of price and appraisal | Seller |
| Stamp duty, if no SBT | 0.5% | Higher of price and appraisal | Seller |
| Withholding tax, corporate seller | 1% | Higher of price and appraisal | Seller |
| Withholding tax, individual seller | Progressive scale | Appraised value | Seller |
What is Specific Business Tax
This is a tax on selling property within 5 years of acquiring it: such a sale is treated as commercial. The rate is 3% plus a local tax of 10% of that amount, 3.3% in total. If the seller has owned the unit for more than 5 years, there is no SBT, and 0.5% stamp duty is paid instead. Developers always pay SBT, since they sell units as a business.
Example: new development
A condo for 4,000,000 ฿, with a Land Department appraised value of, say, 3,600,000 ฿. The contract: transfer fee split 50/50, taxes paid by the developer.
- 2% fee on the appraisal, 72,000 ฿ in total
- buyer 36,000 ฿
- SBT 3.3% of 4,000,000 ฿
- developer 132,000 ฿
- Withholding tax 1%
- developer 40,000 ฿
- Total for the buyer at the Land Office
- 36,000 ฿
Example: resale
A condo for 3,000,000 ฿, the seller is a private individual who has owned it for 7 years, appraisal 2,800,000 ฿. Transfer fee split 50/50 by agreement.
- 2% fee on the appraisal, 56,000 ฿ in total
- buyer 28,000 ฿
- Stamp duty 0.5% of 3,000,000 ฿ (no SBT)
- seller 15,000 ฿
- Withholding tax on an individual
- seller, on the scale
- Total for the buyer at the Land Office
- 28,000 ฿
On resale, the split of costs is often part of the negotiation, so it can be different.
The 0.01% discount is not for foreigners
In 2025–2027 Thailand has a discount that cuts the transfer fee from 2% to 0.01% for homes priced up to 7 million ฿. But it applies only to buyers with Thai citizenship. A foreigner pays the standard 2%.
Annual property tax
Under the Land and Building Tax Act B.E. 2562, the owner pays an annual tax. It is calculated from the appraised value as of January 1 and is usually paid by the end of April to the local administration, which in Pattaya is Pattaya City.
| Appraised value, non-primary residence | Annual rate |
|---|---|
| Up to 50 million ฿ | 0.02% |
| 50–75 million ฿ | 0.03% |
| 75–100 million ฿ | 0.05% |
| Over 100 million ฿ | 0.1% |
For a condo appraised at 3,000,000 ฿, that is 600 ฿ a year. There are exemptions for a primary residence with a registered address; whether they apply to a foreigner we check case by case.
Tax on rental income
If you rent out your condo, the income is subject to personal income tax on a progressive scale from 0 to 35%, with a 30% deduction for expenses. Details in the article Long-term or short-term rental.
FAQ
How much does it cost to transfer a condo in Thailand?
The main fee is 2% of the appraised value. On top of that, the seller pays 3.3% SBT or 0.5% stamp duty, plus withholding tax. The contract decides who pays what.
Does the 0.01% discount apply to foreigners?
No. The reduced fee for homes up to 7 million ฿ is available only to buyers with Thai citizenship.
What tax is paid on a condo every year?
The land and building tax. For a non-primary residence appraised at up to 50 million ฿, the rate is 0.02% a year; for a 3 million ฿ condo that is about 600 ฿.
Sources
- Revenue Department: Specific Business Tax on sales within 5 years
- Revenue Department: 10% local tax on SBT
- Revenue Department: stamp duty on property contracts
- Revenue Department: withholding tax on property sales
- Thai PBS: 0.01% fee relief extended to 30.06.2027, Thai nationals only
- Krungsri: calculating land and building tax, 2026 rates
This article is for general information and is not legal or tax advice. Laws, fees and project terms change: before a deal we check the current conditions for the specific property.
