Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Chiang Mai's property market is included in our pack
Buying property in Chiang Mai as a foreigner comes with extra costs that many first-time buyers overlook, and knowing these fees upfront can save you from unexpected surprises on closing day.
This article covers all the taxes, fees, and hidden costs you need to budget for when purchasing residential property in Chiang Mai in 2026.
We constantly update this blog post to reflect the latest regulations and market practices in Chiang Mai's real estate market.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Chiang Mai.
Overall, how much extra should I budget on top of the purchase price in Chiang Mai in 2026?
How much are total buyer closing costs in Chiang Mai in 2026?
As of early 2026, foreign buyers purchasing residential property in Chiang Mai should budget between 3% and 7% of the purchase price for total closing costs, which translates to roughly 150,000 to 350,000 THB (about 4,300 to 10,000 USD or 4,000 to 9,300 EUR) on a typical 5 million THB condo.
The minimum extra budget possible in Chiang Mai is around 1% to 2% of the purchase price (roughly 50,000 to 100,000 THB, or 1,400 to 2,900 USD, or 1,300 to 2,700 EUR) if you negotiate for the seller to cover most taxes and you handle the paperwork yourself without professional help.
The maximum extra budget you should realistically plan for in Chiang Mai is around 7% to 9% of the purchase price (roughly 350,000 to 450,000 THB, or 10,000 to 13,000 USD, or 9,300 to 12,000 EUR) when you cover all transfer taxes, legal fees, building funds, and advance common area payments.
The main factors that push your Chiang Mai closing costs toward the low or high end include who pays the transfer taxes (negotiated in your contract), whether you hire a lawyer, and whether the condo building requires upfront sinking fund and advance maintenance payments at transfer.
What's the usual total % of fees and taxes over the purchase price in Chiang Mai?
The usual total percentage of fees and taxes for a Chiang Mai property purchase in 2026 falls between 3% and 6% of the purchase price, depending on how costs are split between buyer and seller.
The realistic low-to-high range that covers most standard transactions in Chiang Mai is 2.5% to 8%, with the lower end applying to favorable negotiations and the higher end covering situations where buyers absorb most Land Office costs plus professional fees.
Of that total percentage in Chiang Mai, roughly 60% to 80% typically goes to government taxes and Land Office fees (transfer fee, stamp duty, or specific business tax), while 20% to 40% covers professional services like lawyers, translators, and building fund contributions.
By the way, you will find much more detailed data in our property pack covering the real estate market in Chiang Mai.
What costs are always mandatory when buying in Chiang Mai in 2026?
As of early 2026, the mandatory costs when buying property in Chiang Mai include your agreed share of the Land Office transfer fee (typically 1% to 2% of appraised value), any applicable stamp duty or specific business tax portion you negotiate to pay, and for foreign condo buyers, the bank documentation fees required under the Bank of Thailand's foreign exchange regulations.
Optional but highly recommended costs in Chiang Mai include hiring an independent property lawyer (especially for foreigners), getting a professional title search and encumbrance check, and paying for document translation services if you do not read Thai.
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What taxes do I pay when buying a property in Chiang Mai in 2026?
What is the property transfer tax rate in Chiang Mai in 2026?
As of early 2026, the standard property transfer fee in Chiang Mai is 2% of the government appraised value (or contract price, whichever is higher), typically split 50/50 between buyer and seller, though this split is negotiable in your purchase contract.
There are no extra transfer taxes specifically for foreigners buying property in Chiang Mai, as the Land Office fees are based on the property and transaction type rather than the buyer's nationality.
VAT is generally not a separate line item for residential property purchases in Chiang Mai because it is typically embedded in the developer's sale price for new builds, and resale transactions follow the transfer fee and stamp duty or specific business tax framework instead.
Buyers pay stamp duty of 0.5% in Chiang Mai when the specific business tax does not apply (these two taxes are mutually exclusive), which usually means the seller has owned the property for more than five years.
Are there tax exemptions or reduced rates for first-time buyers in Chiang Mai?
Thailand has introduced temporary transfer fee reductions (from 2% to 0.01%) running until June 2026, but these reduced rates apply only to Thai nationals buying properties valued at 7 million THB or less, so foreign buyers in Chiang Mai should budget using standard rates.
Buying through a Thai company in Chiang Mai changes your tax situation significantly because you will face corporate compliance costs, annual accounting fees, and potentially the 20% corporate income tax rate, which often makes personal ownership simpler for residential buyers.
There is a tax difference between new-build and resale properties in Chiang Mai because resale transactions commonly involve the stamp duty versus specific business tax switch (depending on seller ownership period), while new developments may structure costs differently within their pricing.
To qualify for any applicable Thai first-time buyer programs, the buyer must typically be a Thai citizen, provide identification documents, and prove the property value falls within program limits, which effectively excludes most foreign purchasers.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which professional fees will I pay as a buyer in Chiang Mai in 2026?
How much does a notary or conveyancing lawyer cost in Chiang Mai in 2026?
As of early 2026, a property lawyer or conveyancing service in Chiang Mai typically costs between 30,000 and 120,000 THB (about 850 to 3,400 USD or 800 to 3,200 EUR), with simpler condo purchases at the lower end and complex transactions involving title issues or leasehold structures at the higher end.
Lawyer fees in Chiang Mai are typically charged as flat rates for standard residential transactions rather than as a percentage of the property price, though complex deals may involve hourly billing for additional work.
Translation and interpreter services for foreign buyers in Chiang Mai cost around 2,000 to 8,000 THB (about 60 to 230 USD or 55 to 215 EUR) for Land Office day assistance, plus 300 to 800 THB (about 9 to 23 USD or 8 to 21 EUR) per page for document translation.
Most foreign buyers purchasing a Chiang Mai condo for personal use do not need a separate tax advisor, but if you plan to rent out the property or have multi-country tax residency, a focused tax consultation typically costs 10,000 to 40,000 THB (about 290 to 1,150 USD or 270 to 1,070 EUR).
We have a whole part dedicated to these topics in our our real estate pack about Chiang Mai.
What's the typical real estate agent fee in Chiang Mai in 2026?
As of early 2026, the typical real estate agent commission in Chiang Mai ranges from 3% to 5% of the sale price, but this fee is almost always paid by the seller, not the buyer.
In Chiang Mai and throughout Thailand, buyers usually do not pay any agent commission because the standard market practice is for the seller to compensate the agent who brought the buyer.
The realistic low-to-high range for agent fees in Chiang Mai is 2% to 5%, with lower rates sometimes seen on higher-value properties and the standard 3% applying to most residential transactions.
How much do legal checks cost (title, liens, permits) in Chiang Mai?
Legal checks including title search, liens verification, and permits review in Chiang Mai typically cost between 5,000 and 60,000 THB (about 145 to 1,700 USD or 135 to 1,600 EUR), with basic condo title checks at the lower end and comprehensive land due diligence for houses at the higher end.
Property valuation fees in Chiang Mai, when needed for financing or independent assessment, typically cost 5,000 to 20,000 THB (about 145 to 570 USD or 135 to 535 EUR) depending on property type and report detail.
The title search is the most critical legal check in Chiang Mai that should never be skipped because it confirms the seller actually owns what they claim to sell, reveals any encumbrances or liens, and verifies foreign ownership quota availability for condos.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Chiang Mai.
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What hidden or surprise costs should I watch for in Chiang Mai right now?
What are the most common unexpected fees buyers discover in Chiang Mai?
The most common unexpected fees buyers discover in Chiang Mai include condo sinking fund contributions (often 500 to 800 THB per square meter paid upfront), advance common area fee payments (sometimes 6 to 12 months required at transfer), and juristic person move-in or administration fees that buildings charge new owners.
Yes, there is a risk of inheriting unpaid property taxes or common area fee arrears in Chiang Mai, so you should always request written confirmation that the previous owner has paid all dues before completing the transfer.
Scams with fake listings and fake fees do occur in Chiang Mai, particularly targeting foreigners through "reservation deposits" paid to individuals rather than companies, or vague "processing fees" not specified in contracts, so always verify agent credentials and insist on proper invoices.
Fees that are usually not disclosed upfront in Chiang Mai include building transfer administration charges, utility meter transfer costs, interpreter time overruns on Land Office day, and the full scope of advance common area payments some buildings require.
In our property pack covering the property buying process in Chiang Mai, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Chiang Mai?
Extra costs when buying a tenanted property in Chiang Mai can include legal fees for contract assignment or new lease drafting (typically 5,000 to 20,000 THB or about 145 to 570 USD or 135 to 535 EUR), plus potential negotiations around security deposit handling and transfer.
When you buy a tenanted property in Chiang Mai, you typically inherit the existing lease obligations, meaning you must honor the rental terms until the lease expires and manage the tenant relationship as the new landlord.
Terminating an existing lease immediately after purchase in Chiang Mai is generally not possible unless the lease has a specific early termination clause, so buyers wanting vacant possession should negotiate this condition before signing the purchase contract.
A sitting tenant in Chiang Mai can affect the property's market value both ways: it may lower the price if buyers want vacant possession, but it can also demonstrate rental income potential and justify a higher price for investors seeking immediate cash flow.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Chiang Mai.
We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Chiang Mai?
Which closing costs are negotiable in Chiang Mai right now?
Negotiable closing costs in Chiang Mai include who pays the 2% transfer fee (buyer, seller, or split), who absorbs the stamp duty or specific business tax burden, small administrative items like juristic person transfer fees, and the scope of legal services you engage.
Closing costs that are fixed by law and cannot be negotiated in Chiang Mai include the actual government-set percentages (2% transfer fee, 0.5% stamp duty, 3.3% specific business tax), though you can negotiate which party pays them.
Typical discounts buyers achieve on negotiable professional fees in Chiang Mai range from 10% to 25%, particularly when bundling services like legal review and translation with the same provider or negotiating flat-fee arrangements upfront.
Can I ask the seller to cover some closing costs in Chiang Mai?
Yes, asking the seller to cover some closing costs is common and often successful in Chiang Mai, especially in the current buyer-friendly market where motivated sellers frequently agree to favorable terms to close deals.
Sellers in Chiang Mai are most commonly willing to cover the specific business tax or stamp duty (as these are traditionally seller burdens), their share of the transfer fee, and sometimes common area fee arrears or outstanding building dues.
Sellers in Chiang Mai are more likely to accept covering closing costs when the property has been listed for several months, during slower market periods, when the unit is in a building with high vacancy, or when they need to sell quickly for personal reasons.
Is price bargaining common in Chiang Mai in 2026?
As of early 2026, price bargaining is normal and expected in Chiang Mai, with sellers typically building negotiation room into their asking prices and buyers routinely making offers below list price.
Buyers in Chiang Mai typically negotiate 3% to 8% below the asking price (roughly 150,000 to 400,000 THB off a 5 million THB property, or about 4,300 to 11,500 USD, or 4,000 to 10,700 EUR), with larger discounts possible on properties that have sat on the market for extended periods.
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What monthly, quarterly or annual costs will I pay as an owner in Chiang Mai?
What's the realistic monthly owner budget in Chiang Mai right now?
A realistic monthly owner budget for a typical Chiang Mai condo in 2026 is around 3,000 to 8,000 THB (about 85 to 230 USD or 80 to 215 EUR), covering common area fees and basic utilities, though larger units or houses will cost more.
The main recurring expense categories that make up this monthly budget in Chiang Mai include common area management fees, electricity (especially air conditioning during hot season), water, internet, and occasional maintenance or repairs.
The realistic low-to-high range for monthly owner costs in Chiang Mai is 1,500 to 15,000 THB (about 45 to 430 USD or 40 to 400 EUR), with small studio condos at the low end and larger houses with gardens and pools at the high end.
The monthly cost that varies the most in Chiang Mai is electricity, which can spike dramatically during the hot season (March to May) when air conditioning runs heavily, sometimes tripling normal monthly bills.
You can see how this budget affect your gross and rental yields in Chiang Mai here.
What is the annual property tax amount in Chiang Mai in 2026?
As of early 2026, the annual property tax (Land and Buildings Tax) for a typical Chiang Mai residential property ranges from 2,000 to 20,000 THB (about 60 to 570 USD or 55 to 535 EUR), depending on the government appraised value and property use classification.
The realistic low-to-high range for annual property taxes in Chiang Mai is roughly 1,000 to 50,000 THB (about 30 to 1,430 USD or 27 to 1,340 EUR), with modest condos at the low end and high-value properties at the higher end.
Property tax in Chiang Mai is calculated based on the government appraised value (set by the Treasury Department and Land Office, updated every four years) multiplied by rates ranging from 0.02% to 0.1% for residential properties under the Land and Buildings Tax Act.
There are exemptions available in Chiang Mai, including a primary residence exemption for properties valued up to 50 million THB (for owners whose names appear on the house registration), though foreign owners typically cannot qualify for this exemption.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
If I rent it out, what extra taxes and fees apply in Chiang Mai in 2026?
What tax rate applies to rental income in Chiang Mai in 2026?
As of early 2026, rental income from Chiang Mai property is taxed under Thailand's progressive personal income tax rates ranging from 0% to 35%, or at a flat 15% withholding rate for non-resident foreign owners who do not file Thai tax returns.
Yes, landlords in Chiang Mai can deduct expenses from rental income, with a standard 30% deduction available automatically (no receipts needed), or actual documented expenses if they exceed 30% of gross rental income.
The realistic effective tax rate after deductions for typical Chiang Mai landlords ranges from 5% to 20%, depending on total taxable income, residency status, and whether they file returns to claim deductions and allowances.
Foreign property owners in Chiang Mai pay the same progressive tax rates as Thai residents if they file returns, but non-residents who do not file face a 15% withholding tax on gross rental income, which may actually be higher than the effective rate for those who file.
Do I pay tax on short-term rentals in Chiang Mai in 2026?
As of early 2026, short-term rental income in Chiang Mai is taxable under the same personal income tax framework as long-term rentals, but short-term rentals may trigger additional compliance requirements and potentially business-like tax treatment.
Short-term rental income in Chiang Mai can be treated more strictly than long-term rentals because it may be classified as business income rather than passive rental income, potentially requiring business registration and involving more complex withholding or reporting from platforms like Airbnb.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Chiang Mai.
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If I sell later, what taxes and fees will I pay in Chiang Mai in 2026?
What's the total cost of selling as a % of price in Chiang Mai in 2026?
As of early 2026, the total cost of selling a property in Chiang Mai typically ranges from 5% to 10% of the sale price, depending on agent commission arrangements, transfer tax allocation, and whether specific business tax applies.
The realistic low-to-high percentage range for total selling costs in Chiang Mai is 3% to 12%, with the lower end applying to sales after five years of ownership (no specific business tax) with favorable buyer negotiations, and the higher end covering quick resales with full agent commission.
The specific cost categories that make up selling expenses in Chiang Mai include agent commission (typically 3% to 5%), specific business tax or stamp duty (3.3% or 0.5% depending on holding period), withholding tax (variable based on ownership duration and appraised value), and your negotiated share of the transfer fee.
The single largest contributor to selling expenses in Chiang Mai is usually the specific business tax (3.3%) if you sell within five years of purchase, or the agent commission (3% to 5%) if you sell after five years when the specific business tax no longer applies.
What capital gains tax applies when selling in Chiang Mai in 2026?
As of early 2026, Thailand does not have a separate capital gains tax, but gains from selling Chiang Mai property are captured through withholding tax collected at the Land Office, calculated using a formula based on the appraised value and ownership duration.
Exemptions or reduced tax burdens in Chiang Mai may apply if you have owned the property for more than five years (avoiding specific business tax), if you sell at the government appraised value rather than a higher market price, or in certain inheritance scenarios.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in Chiang Mai, as the withholding tax calculation is based on the property and ownership period rather than the seller's nationality.
Capital gain in Chiang Mai is calculated by the Land Office using the government appraised value minus a standard deduction based on years of ownership (not actual purchase price or improvements), with the resulting amount taxed at progressive rates that decrease with longer holding periods.
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Chiang Mai, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Thailand Revenue Department (Specific Business Tax) | Official Thai tax authority explaining the law. | We used it to ground what specific business tax is and why it's collected at the Land Office. We paired it with practical rate guidance to produce buyer budgeting ranges. |
| Thailand Revenue Department (Income Tax) | Primary government source for Thailand's income tax rules. | We used it to anchor that withholding tax exists on property transfers. We cross-checked practical calculations with Big-4 summaries. |
| Thailand Revenue Department (Personal Income Tax) | Official PIT reference for how Thailand taxes individuals. | We used it as the baseline for rental income tax concepts. We triangulated practical rental taxation with Big-4 and specialist summaries. |
| Fiscal Policy Office (Land and Buildings Tax Act) | Thai Ministry of Finance agency hosting the law text. | We used it to anchor annual property tax obligations and legal basis. We estimated realistic yearly amounts using rate schedules from legal explainers. |
| Bank of Thailand (Foreign Exchange Regulations) | Central bank authority on FX rules for foreign buyers. | We used it to explain FX compliance for foreign condo buyers. We flagged admin and bank costs foreigners face more than locals. |
| PwC Thailand (Thai Tax Booklet 2024/25) | Big-4 firm summarizing Thai tax rules in a checkable format. | We used it to triangulate property-related income and withholding concepts. We used it as a sanity check against government law text. |
| LAFS Legal (Land Office Costs) | Practice-oriented guide matching Land Office procedures. | We used it to support practical rules buyers see for stamp duty and transfer fees. We built minimum and maximum closing cost scenarios from it. |
| RE/MAX Thailand | Major international brokerage on Thai market practices. | We used it to confirm buyers usually pay no agent commission. We highlighted where Chiang Mai deals can differ with developer promos. |
| FazWaz (Chiang Mai Condo Example) | Large regional property portal with itemized building fees. | We used it for concrete Chiang Mai common area fee examples. We used it only for typical ranges, not for legal or tax rules. |
| Forbes and Partners | Detailed property transfer guide for Thailand 2025/2026. | We used it to verify total transfer cost percentages. We cross-referenced their breakdown with government sources. |
| HLB Thailand | Professional advisory firm tracking Thai tax policy changes. | We used it to document current fee reduction programs. We noted their limitation to Thai nationals for foreign buyer guidance. |
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