Authored by the expert who managed and guided the team behind the Thailand Property Pack
Everything you need to know before buying real estate is included in our Thailand Property Pack
Buying property in Thailand as a foreigner comes with a unique set of costs, taxes, and fees that can catch first-time buyers off guard.
From the 2% transfer fee at the Land Department to the tricky question of whether Specific Business Tax or stamp duty applies, understanding Thailand's property cost structure is essential before you commit to a purchase.
We constantly update this blog post to reflect the latest regulations, fee changes, and market practices so you always have current information.
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 Thailand.
Fact-checked and reviewed by our local expert
Attaya Suriyawonghae 🇹🇭
Real Estate Broker, Zest Real Estate
Overall, how much extra should I budget on top of the purchase price in Thailand in 2026?
How much are total buyer closing costs in Thailand in 2026?
As of early 2026, total buyer closing costs in Thailand typically range from 3% to 5% of the purchase price, which means on a THB 5 million condo (about USD 145,000 or EUR 135,000), you should budget roughly THB 150,000 to THB 250,000 (USD 4,400 to USD 7,300, or EUR 4,000 to EUR 6,750) for all closing expenses.
The minimum extra budget possible when keeping expenses to the bare legal minimum is around 1% to 2% of the purchase price, or about THB 50,000 to THB 100,000 (USD 1,450 to USD 2,900, or EUR 1,350 to EUR 2,700) on that same THB 5 million property, but this only happens when the seller or developer agrees to cover most Land Office charges.
On the high end, foreign buyers in Thailand should realistically plan for closing costs of 6% to 8% of the purchase price, which translates to THB 300,000 to THB 400,000 (USD 8,700 to USD 11,600, or EUR 8,100 to EUR 10,800) on a THB 5 million property, especially when buying from private sellers who may negotiate less favorably.
The main factors that determine whether your closing costs fall at the low or high end in Thailand include who pays the transfer fee (often split 50/50 but negotiable), whether the seller covers Specific Business Tax or stamp duty, how much legal work your transaction requires, and whether you need extra documentation like powers of attorney or additional translations.
What's the usual total % of fees and taxes over the purchase price in Thailand?
The usual total percentage of fees and taxes over the purchase price in Thailand for foreign buyers is around 3% to 5% on the buyer side, though this can shift depending on how costs are negotiated between buyer and seller.
The realistic low-to-high percentage range that covers most standard property transactions in Thailand spans from about 2% (when developers cover fees as part of promotions) to 8% (when buyers absorb most transfer-related costs plus extensive legal work).
Of that total percentage in Thailand, roughly 2% to 3.3% typically goes to government taxes and Land Department fees like the transfer fee and either Specific Business Tax or stamp duty, while professional service fees such as lawyers, translators, and bank charges account for roughly 0.5% to 2% depending on complexity.
By the way, you will find much more detailed data in our property pack covering the real estate market in Thailand.
What costs are always mandatory when buying in Thailand in 2026?
As of early 2026, the mandatory costs when buying property in Thailand include Land Department registration and transfer charges (even if the seller pays some portion), a conveyancing lawyer to conduct due diligence, bank transfer and foreign exchange documentation fees for condo purchases, and proper checks on title, encumbrances, permits, and condo juristic person documents.
Costs that are optional but highly recommended for buyers in Thailand include an independent property inspection (especially for houses), an independent valuation if you are uncertain about the price or need financing, and a tax advisor consultation if you plan to rent out the property or might become a Thai tax resident.
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What taxes do I pay when buying a property in Thailand in 2026?
What is the property transfer tax rate in Thailand in 2026?
As of early 2026, the property transfer tax rate in Thailand is commonly described as 2% of the official Land Department appraised value or the contract price, whichever is higher, and this transfer fee is often split between buyer and seller though the exact arrangement is negotiable.
There is no special "foreigner transfer tax" in Thailand, so foreign buyers pay the same statutory rates as Thai nationals, though foreigners often face higher process costs due to extra paperwork, translation needs, and the requirement to prove foreign currency inflows for condo purchases.
Buyers in Thailand do not typically pay a separate VAT line item on resale properties, but when purchasing new-build condos from a VAT-registered developer, the 7% VAT (extended through September 2026) is usually already included in the sticker price rather than added on top.
Stamp duty in Thailand is charged at 0.5% of the higher of appraised or contract value, but it only applies when Specific Business Tax does not apply, meaning you generally pay one or the other at transfer but not both.
Are there tax exemptions or reduced rates for first-time buyers in Thailand?
Foreign individual buyers in Thailand should not rely on first-time buyer tax discounts because the widely publicized fee reductions (such as the 0.01% transfer fee) typically have eligibility conditions tied to Thai citizenship, price caps of THB 7 million, and specific time limits through June 2026.
Buying property through a Thai company instead of as an individual changes how the transaction is viewed by authorities, affects income tax and withholding treatment on rental income or sale proceeds, and adds ongoing compliance and accounting costs that often outweigh any perceived tax benefits for amateur buyers.
There is a practical tax difference between new-build and resale properties in Thailand because new-builds from developers typically have VAT embedded in the price while resale transactions are dominated by transfer fees and either Specific Business Tax or stamp duty.
To qualify for any available exemptions in Thailand, buyers must provide documentation proving eligibility such as Thai citizenship papers, property value below the threshold, and registration within the specified timeframe, but most foreign buyers will not meet these requirements.
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 Thailand in 2026?
How much does a notary or conveyancing lawyer cost in Thailand in 2026?
As of early 2026, a conveyancing lawyer in Thailand typically costs between THB 30,000 and THB 120,000 (about USD 870 to USD 3,500, or EUR 810 to EUR 3,240) for a straightforward condo purchase, with complex transactions involving ownership structures, missing documents, or disputes pushing fees to THB 150,000 or more (USD 4,350 or EUR 4,050).
Lawyer fees in Thailand are usually charged as a capped fixed fee for simple deals (roughly 0.5% to 1% of the property price) or as an hourly rate plus fixed components for complex transactions (effectively 1% to 2% of the price once extra work is added).
Translation and interpreter services for foreign buyers in Thailand cost approximately THB 2,000 to THB 6,000 (USD 60 to USD 175, or EUR 55 to EUR 160) per half-day for an interpreter at signing or transfer, plus THB 500 to THB 1,500 (USD 15 to USD 45, or EUR 14 to EUR 40) per page for certified document translation.
A tax advisor is not strictly necessary for a plain property purchase in Thailand, but if you plan to rent out the property, might become Thai tax resident, or are buying through a company, expect to pay THB 5,000 to THB 20,000 (USD 145 to USD 580, or EUR 135 to EUR 540) for a one-off consultation or THB 15,000 to THB 50,000 (USD 435 to USD 1,450, or EUR 405 to EUR 1,350) for setup plus annual filing support.
We have a whole part dedicated to these topics in our our real estate pack about Thailand.
What's the typical real estate agent fee in Thailand in 2026?
As of early 2026, the typical real estate agent commission in Thailand is 3% to 5% of the sale price, which on a THB 5 million property would be THB 150,000 to THB 250,000 (about USD 4,350 to USD 7,250, or EUR 4,050 to EUR 6,750).
In Thailand, the seller almost always pays the agent commission rather than the buyer, so buyers typically do not see this as a separate invoice since it is built into the listing price economics.
The realistic low-to-high range for agent fees in Thailand spans from about 2% for highly motivated sellers or direct developer sales up to 5% or occasionally higher for exclusive or complex listings, though buyers only pay directly if they specifically hire a buyer's agent under a separate agreement.
How much do legal checks cost (title, liens, permits) in Thailand?
Legal checks including title search, liens verification, and permits review in Thailand typically cost THB 5,000 to THB 20,000 (about USD 145 to USD 580, or EUR 135 to EUR 540) for basic checks, and THB 15,000 to THB 50,000 (USD 435 to USD 1,450, or EUR 405 to EUR 1,350) or more for deeper investigations into building compliance or condo juristic person issues.
Property valuation fees in Thailand run approximately THB 3,000 to THB 10,000 (USD 90 to USD 290, or EUR 80 to EUR 270) for a bank valuation if you are financing, or THB 10,000 to THB 30,000 (USD 290 to USD 870, or EUR 270 to EUR 810) for an independent valuation, with houses and unique properties costing more.
The most critical legal check that should never be skipped in Thailand is the title and encumbrance verification at the Land Department, because confirming clean ownership and checking for mortgages, liens, or other claims protects you from inheriting someone else's debts or disputes.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Thailand.
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What hidden or surprise costs should I watch for in Thailand right now?
What are the most common unexpected fees buyers discover in Thailand?
The most common unexpected fees buyers discover in Thailand include the "appraised value versus contract price" surprise where taxes are calculated on whichever value is higher, condo juristic person fees and arrears including unpaid common area charges or sinking fund obligations, building move-in deposits and access card fees, and utility connection or meter transfer charges.
Yes, buyers in Thailand can inherit unpaid property taxes, common area fee arrears, or special assessments from previous owners, so you should always require proof of no arrears in your contract and consider including a holdback clause to protect yourself.
Scams involving fake listings or fake fees do occur in Thailand, most commonly as fake "reservation fees" paid to individuals rather than registered developers or brokers, so your best defense is to only pay into verified accounts and let a qualified lawyer handle escrow-like controls and due diligence.
Fees that are usually not disclosed upfront by sellers or agents in Thailand include condo building move-in deposits, utility connection and meter transfer fees, key or access card deposits, and various "admin fees" charged by building management that are not statutory but commonly applied.
In our property pack covering the property buying process in Thailand, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Thailand?
Extra fees when buying a tenanted property in Thailand typically include additional legal work costing THB 10,000 to THB 30,000 (about USD 290 to USD 870, or EUR 270 to EUR 810) to review the lease terms and tenant rights, plus potential negotiation costs or compensation payments if you need the tenant to vacate early.
When purchasing a tenanted property in Thailand, the buyer inherits the existing lease agreement and must honor its terms, which means you become the new landlord responsible for the security deposit and any obligations the previous owner agreed to.
Terminating an existing lease immediately after purchase in Thailand is generally not possible unless the lease has a specific early termination clause or the tenant agrees to leave, because Thai law protects tenants' rights under valid rental contracts.
A sitting tenant typically affects the property's market value in Thailand by potentially lowering the price by 5% to 10% because many buyers prefer vacant possession, though it can also be an advantage if you want immediate rental income and the tenant is reliable.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Thailand.
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 Thailand?
Which closing costs are negotiable in Thailand right now?
The closing costs that are negotiable in Thailand include the transfer and registration fee split (commonly defaulting to 50/50 but adjustable), whether the seller covers costs tied to Specific Business Tax or stamp duty, who pays certain condo building admin fees, and how professional costs like extended legal work are shared.
Closing costs that are fixed by law and cannot be negotiated in Thailand include the statutory tax rates themselves (2% transfer fee, 3.3% SBT, 0.5% stamp duty), government filing fees, and bank transfer charges, though you can negotiate who pays these amounts.
Typical discounts or reductions buyers can realistically achieve on negotiable fees in Thailand include getting the seller to cover the full transfer fee (saving you 1% to 2%), having the developer absorb registration costs on new-builds, or negotiating a 10% to 20% reduction on lawyer fees for straightforward transactions.
Can I ask the seller to cover some closing costs in Thailand?
The likelihood that a seller in Thailand will agree to cover some closing costs is moderate to good, especially if you are paying close to the asking price, the seller is motivated by timeline or cash needs, or the property has any due diligence issues you are taking on.
Specific closing costs sellers are most commonly willing to cover in Thailand include the transfer and registration fee (often as a 50/50 split or even 100% seller-paid), Specific Business Tax or stamp duty obligations that are technically seller liabilities, and sometimes building-related admin fees on condos.
Market conditions that make sellers more likely to accept covering closing costs in Thailand include slow sales periods, properties that have been listed for extended periods, motivated sellers facing deadlines, and buyers making competitive offers without excessive contingencies.
Is price bargaining common in Thailand in 2026?
As of early 2026, price bargaining is common and expected in Thailand's property market, particularly for resale units and properties from individual sellers rather than large developers with fixed pricing policies.
Buyers in Thailand typically negotiate 3% to 8% below the asking price on resale condos, which on a THB 5 million property would mean savings of THB 150,000 to THB 400,000 (about USD 4,350 to USD 11,600, or EUR 4,050 to EUR 10,800), with even larger discounts possible for stale listings or urgent sellers while prime CBD units may have less flexibility.
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What monthly, quarterly or annual costs will I pay as an owner in Thailand?
What's the realistic monthly owner budget in Thailand right now?
A realistic monthly owner budget in Thailand for a mid-range condo (excluding mortgage payments) is approximately THB 8,000 to THB 20,000 (about USD 230 to USD 580, or EUR 215 to EUR 540), covering common area fees, utilities, and basic maintenance.
The main recurring expense categories that make up this monthly budget in Thailand include common area or maintenance fees (typically THB 30 to THB 80 per square meter per month), electricity and water utilities, internet service, and contents insurance if you choose to carry it.
The realistic low-to-high range for monthly owner costs in Thailand spans from about THB 5,000 (USD 145, EUR 135) for a small studio with minimal usage to THB 35,000 or more (USD 1,015, EUR 945) for a large luxury condo or house with gardening, pool maintenance, security, and high utility consumption.
The monthly cost that tends to vary the most in Thailand is the common area fee, because it depends heavily on building age, amenities (pools, gyms, security), management quality, and whether special assessments are being collected for major repairs.
You can see how this budget affect your gross and rental yields in Thailand here.
What is the annual property tax amount in Thailand in 2026?
As of early 2026, the annual property tax in Thailand under the Land and Building Tax is calculated using banded rates starting at 0.02% for residential properties valued up to THB 40 million, which means a THB 5 million condo would owe roughly THB 1,000 to THB 5,000 per year (about USD 30 to USD 145, or EUR 27 to EUR 135).
The realistic low-to-high range for annual property taxes in Thailand spans from a few thousand baht (under USD 100 or EUR 90) for modest condos to potentially tens of thousands of baht for properties valued above THB 50 million, where higher rate bands apply.
Property tax in Thailand is calculated based on the official assessed or appraised value set by local authorities and the property's use classification (residential, commercial, agricultural), with residential properties generally receiving the most favorable rates.
Exemptions and reductions are available in Thailand for certain owners, including potential relief for owner-occupied primary residences with house registration, though foreign condo owners should not assume they automatically qualify and should verify their specific situation with the building's juristic person or a tax advisor.
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 Thailand in 2026?
What tax rate applies to rental income in Thailand in 2026?
As of early 2026, rental income in Thailand is taxed as personal income under progressive rates ranging from 0% to 35% for Thai tax residents, while non-resident landlords typically face withholding taxation that may be treated as final tax depending on their circumstances.
Landlords in Thailand can deduct expenses from rental income taxes, with most choosing between a standard deduction method (commonly 30% for property rental income) or itemizing actual expenses like maintenance, management fees, and depreciation where permitted.
The realistic effective tax rate range after deductions for typical landlords in Thailand is roughly 5% to 15% of gross rental income for mid-range earners, though this varies significantly based on total income, residency status, and deduction method chosen.
Foreign property owners who are not Thai tax residents may face different treatment, often experiencing withholding at source that functions as their final tax obligation, so non-resident landlords should work with a Thai tax advisor to understand their specific filing requirements and potential treaty benefits.
Do I pay tax on short-term rentals in Thailand in 2026?
As of early 2026, short-term rental income in Thailand is taxable just like long-term rental income, and property owners should assume all rental proceeds must be reported regardless of whether the rental is nightly, weekly, or monthly.
Short-term rental income is not taxed at a different statutory rate than long-term rental income in Thailand, though short-term rentals may trigger additional compliance concerns including building regulations, hotel licensing requirements, and platform reporting obligations that can increase your overall operating costs.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Thailand.
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If I sell later, what taxes and fees will I pay in Thailand in 2026?
What's the total cost of selling as a % of price in Thailand in 2026?
As of early 2026, the total cost of selling a property in Thailand is typically 4% to 8% of the sale price, covering all taxes, agent commissions, legal fees, and transfer-related charges on the seller's side.
The realistic low-to-high percentage range for total selling costs in Thailand spans from about 3% (minimal agent involvement, favorable tax treatment) to 10% or more (full agent commission, unfavorable Specific Business Tax timing, and extensive legal work).
The specific cost categories that make up these selling expenses in Thailand include agent commission (commonly 3% to 5%), Specific Business Tax or stamp duty (0.5% to 3.3% depending on holding period), withholding tax based on appraised value and ownership duration, and legal or document preparation fees.
The single largest contributor to selling expenses in Thailand is typically the real estate agent commission at 3% to 5%, followed by the Specific Business Tax at 3.3% (including local surcharge) if you sell within five years of acquisition or registration.
What capital gains tax applies when selling in Thailand in 2026?
As of early 2026, Thailand does not impose a separate "capital gains tax" label on property sales for individuals, but sellers face withholding tax at the Land Department calculated based on appraised value and ownership duration, plus either Specific Business Tax (3.3% if held under five years) or stamp duty (0.5% if held longer).
Exemptions and favorable treatment are available in Thailand based on holding period, where selling after five years of ownership or name registration means stamp duty applies instead of the higher Specific Business Tax rate, effectively reducing your tax burden.
Foreign sellers in Thailand do not face a special "foreigner capital gains tax rate," but they may experience different withholding finality treatment as non-residents and additional friction proving compliance with banking and foreign exchange documentation requirements.
Capital gain in Thailand is effectively calculated through the withholding system using progressive rates applied to the appraised value divided by years of ownership, rather than a straightforward "sale price minus purchase price" formula, which is why many sellers consult a tax advisor before listing.
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 Thailand, 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 (SBT) | Official Thai tax authority defining Specific Business Tax scope and rules. | We used this as the legal anchor for when SBT applies to property sales. We then translated the legal language into practical budget impact for foreign buyers. |
| Thailand Revenue Department (Stamp Duty) | Official explanation of stamp duty under the Thai Revenue Code. | We used this to explain what stamp duty is and when it applies at transfer. We paired it with rate sources to make it practical for buyers. |
| CBRE Thailand Tax Infographic | Major global real estate firm with Thailand-specific buyer-friendly breakdowns. | We used this to convert tax code language into exact line items buyers see at transfer. We built budget ranges based on these practical transaction details. |
| Thailand.go.th (Condo Ownership) | Official Thai government portal summarizing foreigner purchase requirements. | We used this to explain the 49% foreign quota rule and required documentation steps. We turned these requirements into a cost and timing checklist for foreign buyers. |
| Fiscal Policy Office (Land & Buildings Tax Act) | Ministry of Finance agency hosting the official English translation of the Act. | We used this as the legal backbone for annual property tax information. We then relied on government portal summaries for user-friendly rate explanations. |
| HLB Thailand | Established accounting firm citing ministerial regulations with eligibility details. | We used this to warn foreign buyers about fee reductions they likely cannot access. We contrasted the headline rates with actual eligibility conditions. |
| PwC Worldwide Tax Summaries | Major global tax publisher with standardized country tax references. | We used this to corroborate SBT rates with international tax reference standards. We verified our rate assumptions against their published figures. |
| Bank of Thailand | Thailand's central bank and primary authority for foreign exchange rules. | We used this to justify why bank transfer documentation matters for foreign condo buyers. We translated regulatory requirements into budgeting line items. |
| Nishimura & Asahi | International law firm publishing dated Thai VAT policy updates. | We used this to timestamp VAT rate assumptions as of early 2026. We confirmed the 7% rate extension through September 2026 for new-build pricing context. |
| FazWaz | Major Thai property platform documenting standard agent commission practices. | We used this to establish typical commission ranges and who pays them. We verified that seller-paid commissions remain the market norm in Thailand. |
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