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Buying property in Pattaya as a foreigner comes with extra costs beyond the purchase price, and understanding these fees upfront can save you from unpleasant surprises at the Land Office.
This guide breaks down every tax, fee, and hidden cost you should expect when purchasing residential property in Pattaya in 2026, whether you're buying a beachfront condo in Wongamat or a unit in Jomtien.
We constantly update this blog post to reflect the latest regulations and market conditions in Pattaya's real estate scene.
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 Pattaya.
Overall, how much extra should I budget on top of the purchase price in Pattaya in 2026?
How much are total buyer closing costs in Pattaya in 2026?
As of early 2026, total buyer closing costs in Pattaya typically range from 3% to 8% of the purchase price, which translates to roughly 150,000 to 400,000 THB (about 4,200 to 11,200 USD or 3,900 to 10,400 EUR) on a 5 million THB condo.
The minimum extra budget for closing costs in Pattaya, when keeping expenses to the bare legal minimum, is around 2.5% of the purchase price, or approximately 125,000 THB (3,500 USD / 3,200 EUR) on that same 5 million THB property, assuming you split the transfer fee with the seller and handle paperwork yourself.
The maximum extra budget buyers should realistically plan for in Pattaya is around 8% of the purchase price, which could reach 400,000 THB (11,200 USD / 10,400 EUR), especially if you agree to cover most Land Office charges and need extensive legal support.
The main factors determining whether your closing costs fall at the low or high end in Pattaya include how the transfer fee is split with the seller, whether you hire a lawyer for due diligence, the complexity of the title situation, and whether you're buying from a developer (who may cover some fees) or on the resale market.
What's the usual total % of fees and taxes over the purchase price in Pattaya?
The usual total percentage of fees and taxes over the purchase price in Pattaya for a typical foreign condo buyer is around 4% to 6%, assuming a standard resale transaction with negotiated fee splits.
The realistic low-to-high percentage range that covers most standard property transactions in Pattaya spans from 2.5% (buyer-friendly developer deals where the seller covers most taxes) to 8% (when the buyer agrees to pay nearly all closing costs and needs full legal support).
Of that total percentage in Pattaya, government taxes and Land Office fees typically account for 2% to 4% (mainly the transfer registration fee), while professional service fees like lawyers, translators, and condo office charges make up the remaining 1% to 3%.
By the way, you will find much more detailed data in our property pack covering the real estate market in Pattaya.
What costs are always mandatory when buying in Pattaya in 2026?
As of early 2026, mandatory costs when buying property in Pattaya include the Land Office registration fees (your allocated share of the 2% transfer fee), bank documentation proving foreign currency inward remittance for condo purchases, and any condo juristic person fees such as maintenance fund prepayment and sinking fund contributions.
Optional but highly recommended costs for buyers in Pattaya include hiring a conveyancing lawyer for independent legal review (especially for resale properties), professional title and encumbrance checks, and translation or interpreter services if you're not fluent in Thai for signing documents.
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What taxes do I pay when buying a property in Pattaya in 2026?
What is the property transfer tax rate in Pattaya in 2026?
As of early 2026, the property transfer registration fee in Pattaya is 2% of the government-assessed value or declared price (whichever is higher), collected by the Land Office at the time of ownership transfer.
There are no extra transfer taxes specifically for foreigners buying property in Pattaya, as the 2% transfer fee applies equally to Thai nationals and foreign buyers, though foreigners cannot benefit from the temporary 0.01% fee reduction available to Thai citizens on properties under 7 million THB.
Buyers pay VAT (currently 7%) on residential property purchases in Pattaya when buying new-build units directly from a VAT-registered developer, though the VAT is typically included in the quoted price, so you should always confirm whether the developer's price is "VAT inclusive" or not.
Stamp duty in Pattaya is 0.5% of the property value and applies only when Specific Business Tax (SBT) does not apply, which means you'll usually see stamp duty on resale properties where the seller has owned the unit for more than five years.
Are there tax exemptions or reduced rates for first-time buyers in Pattaya?
As of early 2026, the main reduced rate available in Thailand is the temporary 0.01% transfer fee (down from 2%) for properties valued up to 7 million THB, but this only applies to Thai citizens, so foreign first-time buyers in Pattaya should not expect to qualify and must budget for the standard 2% rate.
If you buy property through a company instead of as an individual in Pattaya, the Land Office fees still apply, but some seller-side taxes like withholding tax are calculated differently, and you'll face ongoing accounting and compliance costs that personal ownership avoids.
There is a tax difference between buying new-build versus resale property in Pattaya: new-builds from developers typically include VAT in the pricing and may have promotional fee packages, while resale transactions focus on transfer fees plus either stamp duty or SBT depending on how long the seller owned the property.
To qualify for the temporary Thai citizen fee reduction, buyers must prove Thai nationality, the property must be residential and priced at 7 million THB or below, and the transfer must occur between April 22, 2025 and June 30, 2026.
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Which professional fees will I pay as a buyer in Pattaya in 2026?
How much does a notary or conveyancing lawyer cost in Pattaya in 2026?
As of early 2026, a conveyancing lawyer in Pattaya typically costs between 30,000 and 80,000 THB (840 to 2,240 USD / 780 to 2,080 EUR) for a straightforward condo purchase, rising to 80,000 to 200,000 THB (2,240 to 5,600 USD / 2,080 to 5,200 EUR) for more complex transactions involving leasehold structures or title issues.
Lawyer fees in Pattaya are typically charged as a flat rate rather than a percentage of the property price, though some firms may quote a percentage (usually around 1%) for higher-value transactions or comprehensive service packages.
Translation and interpreter services for foreign buyers in Pattaya cost between 5,000 and 20,000 THB (140 to 560 USD / 130 to 520 EUR), depending on the number of documents requiring translation and whether you need a live interpreter present at the Land Office signing.
A tax advisor in Pattaya is recommended if you plan to rent out the property or have questions about tax residency, with basic personal tax setup consultations costing around 10,000 to 50,000 THB (280 to 1,400 USD / 260 to 1,300 EUR).
We have a whole part dedicated to these topics in our our real estate pack about Pattaya.
What's the typical real estate agent fee in Pattaya in 2026?
As of early 2026, the typical real estate agent fee in Pattaya ranges from 3% to 5% of the sale price, though this varies depending on whether the property is a resale listing or a new developer project.
In Pattaya, the agent fee is commonly paid by the seller rather than the buyer, which means foreign buyers usually don't pay a direct commission unless they've hired a dedicated buyer's agent under a separate fee agreement.
The realistic low-to-high range for agent fees in Pattaya spans from 3% (standard resale listings) to 5% (complex transactions or properties that required significant marketing), with developer sales often having different commission structures built into the pricing.
How much do legal checks cost (title, liens, permits) in Pattaya?
Legal checks including title search, liens verification, and permits review in Pattaya typically cost between 10,000 and 30,000 THB (280 to 840 USD / 260 to 780 EUR) for a standard condo purchase, with prices increasing for properties with complicated histories or multiple encumbrances.
Property valuation fees in Pattaya range from 5,000 to 15,000 THB (140 to 420 USD / 130 to 390 EUR), and are usually required when a Thai bank is involved in the transaction or when you want an independent assessment of fair market value.
The most critical legal check that should never be skipped in Pattaya is verifying the foreign ownership quota status of the condominium building, because if the building has exceeded its 49% foreign ownership limit, you cannot register the unit in your name as a foreigner.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Pattaya.
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What hidden or surprise costs should I watch for in Pattaya right now?
What are the most common unexpected fees buyers discover in Pattaya?
The most common unexpected fees buyers discover in Pattaya include condo juristic person charges (move-in fees, keycard deposits, maintenance fund prepayment often billed annually in advance), utility meter setup deposits, sinking fund contributions, and the price premium sometimes paid for units within the foreign ownership quota in popular buildings around Wongamat, Pratumnak, and Jomtien.
Unpaid property taxes or debts can indeed be inherited when purchasing in Pattaya, with the bigger practical risk being unpaid common area fees rather than municipal taxes, so your lawyer should require the seller to clear all balances and produce evidence from the juristic office before transfer.
Buyers do get scammed with fake listings or fake fees in Pattaya due to the high tourist and expat volume, so you should never wire money to an individual without a clear paper trail, always insist that payments align with the sale and purchase agreement, and work only with reputable agents and lawyers.
Fees usually not disclosed upfront by sellers or agents in Pattaya include the exact condo juristic person charges, the "who pays what" split of Land Office taxes unless clearly stated in the contract, translation and power-of-attorney costs for overseas buyers, and utility deposit requirements.
In our property pack covering the property buying process in Pattaya, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Pattaya?
Extra fees when buying a tenanted property in Pattaya can include tenant deposit transfer administration (typically the deposit amount itself, ranging from one to three months' rent), lease handover documentation, and potential legal costs if the tenancy situation is complicated.
When purchasing a tenanted property in Pattaya, the buyer inherits the existing lease agreement and must honor its terms until expiration, meaning you become the new landlord with all associated obligations including returning the tenant's security deposit at the end of the lease.
Terminating an existing lease immediately after purchase in Pattaya is generally not possible unless the lease contains an early termination clause, so you would need to wait until the lease expires or negotiate a buyout agreement directly with the tenant.
A sitting tenant in Pattaya can affect the property's market value in both directions: it may be attractive to investors seeking immediate rental income, but it can reduce the pool of interested buyers and sometimes provide negotiating leverage to push the price down by 3% to 5%.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Pattaya.
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Which fees are negotiable, and who really pays what in Pattaya?
Which closing costs are negotiable in Pattaya right now?
Negotiable closing costs in Pattaya include the allocation of the 2% transfer registration fee between buyer and seller, who pays stamp duty or SBT, lawyer fees, translation costs, and condo office administrative charges.
Closing costs that are fixed by law and cannot be negotiated in Pattaya include the actual percentage rates themselves (2% transfer fee, 0.5% stamp duty, 3.3% SBT), as these are set by Thai law and collected by the Land Office at transfer.
Typical discounts or reductions buyers can realistically achieve on negotiable fees in Pattaya include getting the seller to cover half or all of the transfer fee (saving you 1% to 2% of the property value), having the seller pay the SBT or stamp duty entirely, and negotiating lower lawyer fees by comparing quotes from multiple firms.
Can I ask the seller to cover some closing costs in Pattaya?
The likelihood that a seller will agree to cover some closing costs in Pattaya is relatively high, especially in a buyer's market or when units have been listed for an extended period, with many transactions seeing sellers cover at least half the transfer fee.
Specific closing costs sellers are most commonly willing to cover in Pattaya include their share of the transfer registration fee (often agreeing to a 50/50 split or even paying the full 2%), the SBT or stamp duty (which is traditionally considered seller-side anyway), and sometimes utility deposit settlements.
Sellers are more likely to accept covering closing costs in Pattaya when properties have been on the market for several months, during off-peak seasons, when you're paying cash quickly, or when developers are running promotional campaigns advertising "free transfer fees" or similar bundles.
Is price bargaining common in Pattaya in 2026?
As of early 2026, price bargaining is common and expected in Pattaya's property market, with most resale listings having some flexibility built into the asking price, especially compared to tighter markets like central Bangkok.
Buyers in Pattaya typically negotiate between 3% and 10% below the asking price, which translates to 150,000 to 500,000 THB (4,200 to 14,000 USD / 3,900 to 13,000 EUR) on a 5 million THB property, with deeper discounts possible on stale listings and near-zero flexibility on the best-priced foreign-quota units in premium beachfront buildings.
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What monthly, quarterly or annual costs will I pay as an owner in Pattaya?
What's the realistic monthly owner budget in Pattaya right now?
A realistic monthly owner budget in Pattaya for a typical 50 sqm condo is approximately 3,000 to 6,000 THB (85 to 170 USD / 80 to 155 EUR) for basic recurring costs, not including utilities or lifestyle expenses.
The main recurring expense categories that make up this monthly budget in Pattaya are common area maintenance fees (the largest component), building insurance contributions, security services, and amenity maintenance for pools and gyms.
The realistic low-to-high range for monthly owner costs in Pattaya spans from 1,500 THB (42 USD / 39 EUR) for a small studio in a basic building with 30 THB/sqm fees, up to 10,000 THB (280 USD / 260 EUR) or more for larger units in luxury resort-style developments charging 80 to 100 THB/sqm.
The monthly cost that tends to vary the most in Pattaya is electricity, which can swing dramatically based on air conditioning usage, with bills ranging from 1,000 to 5,000 THB depending on the season and your cooling habits.
You can see how this budget affect your gross and rental yields in Pattaya here.
What is the annual property tax amount in Pattaya in 2026?
As of early 2026, the annual property tax (Land and Buildings Tax) in Pattaya for a typical residential condo is very low, often just 0.02% to 0.05% of the government-assessed value, which translates to roughly 1,000 to 5,000 THB (28 to 140 USD / 26 to 130 EUR) per year for most mid-range condos.
The realistic low-to-high range for annual property taxes in Pattaya depends on assessed value and property use, spanning from a few hundred THB for small units classified as residential to tens of thousands of THB for high-value properties or those classified for commercial use.
Property tax in Pattaya is calculated based on the government-assessed value (not market value) and the property's use category, with residential properties benefiting from the lowest rates and commercial or vacant properties facing higher percentages.
Exemptions and reductions are available in Pattaya for owner-occupied primary residences (which enjoy reduced rates) and properties under certain value thresholds, though the exact relief depends on local implementation of the Land and Buildings Tax Act B.E. 2562.
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 Pattaya in 2026?
What tax rate applies to rental income in Pattaya in 2026?
As of early 2026, rental income from Pattaya property is taxed under Thai personal income tax rules, with progressive rates ranging from 0% to 35% for tax residents (those spending 180+ days in Thailand), while non-residents typically face a 15% withholding tax on rental payments.
Landlords in Pattaya can deduct expenses from rental income taxes, including a standard 30% deduction of gross rental income (no receipts required), or actual documented expenses such as repairs, management fees, and depreciation if these exceed the standard deduction.
The realistic effective tax rate after deductions for typical landlords in Pattaya ranges from 0% to 15%, with many foreign property owners finding that filing a Thai tax return and claiming the standard deduction results in a lower burden than the 15% withholding tax alone.
Foreign property owners do not pay a different rental income tax rate than residents in Pattaya per se, as Thailand applies the same progressive tax brackets to everyone, but the withholding and filing mechanics differ based on residency status and how rent is collected.
Do I pay tax on short-term rentals in Pattaya in 2026?
As of early 2026, short-term rental income in Pattaya is subject to the same personal income tax as long-term rentals, but operating short-term rentals (like Airbnb-style lets) can trigger additional compliance requirements and potentially business-like tax treatment depending on how the rental is operated.
Short-term rental income is not technically taxed at a different rate than long-term rental income in Pattaya, but the practical difference is that high-volume short-term rentals may be treated as a commercial activity subject to hotel licensing rules, which can affect both tax classification and legal compliance.
If you're considering short-term rentals, check our guide on Airbnb regulations in Pattaya.
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If I sell later, what taxes and fees will I pay in Pattaya in 2026?
What's the total cost of selling as a % of price in Pattaya in 2026?
As of early 2026, the total cost of selling property in Pattaya typically ranges from 6% to 10% of the sale price, depending on how long you've owned the property and how you negotiate the fee split with the buyer.
The realistic low-to-high percentage range for total selling costs in Pattaya spans from about 4% (if you've owned for over five years and the buyer pays most of the transfer fee) to 10% or more (if you sell within five years and cover most closing costs).
Specific cost categories that make up the total selling expenses in Pattaya include agent commission (3% to 5%), withholding tax (variable based on ownership duration and seller type), either SBT (3.3% if owned less than five years) or stamp duty (0.5% if owned five years or more), and your negotiated share of the transfer fee.
The single largest contributor to selling expenses in Pattaya is typically the agent commission at 3% to 5%, followed closely by the Specific Business Tax (3.3%) if you sell within the first five years of ownership.
What capital gains tax applies when selling in Pattaya in 2026?
As of early 2026, Thailand does not have a separate "capital gains tax" label, but sellers in Pattaya effectively pay tax on their gain through the withholding tax collected at the Land Office, which is calculated using a progressive formula based on ownership duration and the seller's status (individual versus company).
Exemptions to capital gains taxation in Pattaya include reduced withholding for longer ownership periods (the longer you've owned, the lower the effective rate), potential relief for properties used as a primary residence with registered domicile for at least one year, and special treatment for inherited properties or gifts to legal heirs.
Foreigners do not pay extra taxes or a different capital gains rate when selling property in Pattaya, as the withholding tax formula applies equally to Thai and foreign sellers, though foreigners may face additional banking and foreign exchange documentation steps when repatriating sale proceeds.
The capital gain in Pattaya is calculated as the sale price (or assessed value, whichever is higher) minus allowable deductions based on ownership years, with the Tax Department applying a stepped formula that reduces the effective tax rate the longer you've owned the property.
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 Pattaya, 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 - Stamp Duty Schedule | Official Thai government tax authority providing the legal stamp duty framework. | We used it to confirm how stamp duty is calculated for property transfers and leases in Pattaya. We then mapped these rates to typical Land Office bills buyers encounter. |
| Thailand Revenue Department - Specific Business Tax | Official tax authority explaining SBT rules and when they apply. | We used it to anchor when SBT applies to Pattaya property transactions. We then cross-checked the common 3.3% real estate application with professional summaries. |
| Thai Fiscal Policy Office - Land and Buildings Tax Act | Ministry of Finance body providing the English text of Thailand's property tax law. | We used it as the legal basis for annual property tax calculations. We then translated the rates into practical payment ranges for Pattaya condo owners. |
| Bank of Thailand - Exchange Control Regulations | Central bank's official guidance on foreign exchange rules for Thailand. | We used it to explain why foreign buyers need bank evidence of inbound foreign currency for condo purchases. We then tied it to practical documentation requirements at transfer. |
| HLB Thailand - Registration Fee Reductions | Major international accounting network's Thai firm summarizing ministerial regulations. | We used it to confirm the temporary 0.01% fee reduction dates and eligibility conditions. We then explained why most foreigners should budget for the standard 2% rate. |
| Tilleke & Gibbins - Fee Reduction Updates | Leading regional law firm that tracks Thai regulatory changes closely. | We used it as independent confirmation of the fee reduction window and rates. We then cross-checked against HLB to avoid relying on a single secondary source. |
| PwC Thailand - Thai Tax Booklet 2024/25 | Top-tier global tax firm providing a standard reference for Thai tax rules. | We used it to verify income tax mechanics and withholding concepts affecting property owners. We combined it with Revenue Department sources to keep guidance aligned with official law. |
| Lorenz & Partners - Real Estate Transactions Guide | Long-standing regional legal and tax firm with detailed technical notes. | We used it to cross-check Land Office calculations and the "either SBT or stamp duty" logic. We then used it to support buyer-facing explanations of fee negotiations. |
| Tranio - Thailand Property Management | International property platform with verified maintenance cost data for Thailand. | We used it to establish common area fee ranges for Pattaya condos. We then incorporated utility cost benchmarks into our monthly budget estimates. |
| Thailand Revenue Department - Personal Income Tax | Official tax authority outlining personal income tax rules and rates. | We used it to explain rental income taxation for foreign property owners in Pattaya. We then combined it with professional guidance on filing and deduction strategies. |
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