Thailand Condo Stamp Duty and Transfer Fees 2026: Rates and Exemptions

Since 1 July 2026, Thailand has reinstated a reduced rate on property transfer registration: 0.01% instead of the standard 2%. For a buyer of a 5 million THB condo, that difference amounts to nearly 100,000 THB, roughly $2,800. But not everyone qualifies for this discount, and foreign buyers in particular need to understand exactly where they stand.

The Cabinet approved the extension of this relief on 30 June 2026¹. Two Ministry of Interior regulations, one covering residential and commercial buildings and another for condominiums, took effect after publication in the Royal Gazette². The program now runs through 30 June 2027.

The key issue for international buyers: the reduced rate applies only to Thai nationals. Non-residents pay the full 2% transfer fee on the standard scale. Below is a complete map of taxes and fees when buying a condo in Thailand, with concrete figures and scenarios for different transaction types.

Quick Answer

• Transfer fee: 2% of the assessed value for foreigners; 0.01% for Thai nationals on transactions up to 7 million THB³
• Specific Business Tax (SBT): 3.3% of the sale price or assessed value (whichever is higher), charged when the seller has owned the property for less than 5 years
• Stamp duty: 0.5% of the sale price or assessed value (whichever is higher), applied only when SBT does not apply
• Withholding tax: 1% of the assessed value for corporate sellers; a progressive scale for individual sellers
• The reduced-rate program has been extended through 30 June 2027, but remains available only to Thai individual buyers²
• Cap on eligibility: purchase price, assessed value, and mortgage amount must each stay under 7 million THB per contract⁴

Scenarios and Options

Scenario 1: A foreigner buys a new-build condo

A non-resident buyer purchases a unit directly from a developer for 4.5 million THB in Phuket. The 2% transfer fee comes to 90,000 THB. In most off-plan deals, the developer covers the transfer fee or splits it 50/50 with the buyer. The 0.5% stamp duty is typically paid by the seller. Total buyer costs for taxes and fees range from 45,000 to 90,000 THB depending on contract terms. The 0.01% reduced rate is not available.

Trade-off: predictable cost structure and developer cost-sharing, but no access to the reduced-rate program, so the full 2% applies.

Scenario 2: A foreigner buys on the resale market

A buyer purchases a unit from a private owner for 6 million THB in Bangkok. If the seller has owned the unit for less than 5 years, SBT of 3.3% applies, amounting to 198,000 THB (paid by the seller). The 2% transfer fee comes to 120,000 THB, usually split evenly. Withholding tax is calculated on a progressive scale for an individual seller.

Trade-off: room to negotiate price against the seller's tax burden, but overall transaction costs are higher due to SBT and more negotiation points to manage.

Scenario 3: Registering through a Thai spouse or partner

Some investors register the purchase under a Thai spouse's name. At a price up to 7 million THB, the transfer fee drops to 0.01%, just 700 THB instead of 140,000 THB³. Mortgage registration also falls to 0.01%⁴.

Trade-off: savings of up to 139,300 THB on the transfer fee, offset by legal risks tied to third-party ownership and the need for proper legal structuring.

Scenario 4: Buying a high-end condo above 7 million THB

A unit priced at 12 million THB in a premium Sukhumvit development. Even a Thai buyer pays the full 2%, which is 240,000 THB, because the eligibility threshold is exceeded². For a foreign buyer, the situation is identical.

Trade-off: in the premium segment, 2% remains a predictable and moderate share of the total price, but the reduced rate is off the table regardless of nationality.

Comparison Table

Main Risks and Mistakes

1. Assuming the reduced rate applies as a foreign buyer. The 0.01% program is available only to Thai individuals. Foreign buyers pay the full 2%. Mitigation: budget for the full 2% transfer fee before signing any contract.

2. Not checking which value the tax is calculated on. The transfer fee is based on the official assessed value, not the contract price. Assessed value can be higher or lower than market value. Mitigation: request the Land Department's assessed value before placing a deposit.

3. Overlooking SBT on resale purchases. If the seller has owned the unit for under 5 years, SBT of 3.3% applies to the deal, and sellers often try to shift it onto the buyer. Mitigation: fix the tax allocation clearly in the sale and purchase agreement.

4. Confusing stamp duty with SBT. These two charges are mutually exclusive. When SBT (3.3%) applies, stamp duty (0.5%) is not charged. Double-charging is an error. Mitigation: verify the calculation directly at the Land Office.

5. Registering the property under a Thai acquaintance just to claim the discount. Nominee ownership without a marriage contract or a proper legal structure creates a real risk of losing the asset entirely. Mitigation: use only legitimate structures, such as usufruct, long-term lease, or a marriage contract with proper legal support.

6. Ignoring the annual property tax. Beyond one-time purchase fees, owners pay an annual Land and Building Tax ranging from 0.02% to 0.3% depending on the property's use and value. Mitigation: factor the annual tax into your yield calculations.

7. Missing the program deadline. The relief runs strictly through 30 June 2027¹. If title transfer registration happens after that date, the full rate applies. Mitigation: track the registration date at the Land Office, not the contract signing date.

FAQ

What is the transfer fee for buying a condo in Thailand as a foreigner?

The standard rate is 2% of the assessed value. The 0.01% reduced rate is available only to Thai nationals, provided the property price does not exceed 7 million THB³.

Who pays the transfer fee in Thailand, the buyer or the seller?

The law does not fix a strict rule. In off-plan sales, developers often absorb the fee or split it 50/50. On the resale market, allocation is set out in the contract.

What is Specific Business Tax and when does it apply?

SBT is 3.3% and applies when the seller has owned the property for less than 5 years. SBT and stamp duty are mutually exclusive, so only one of them is charged.

How much is stamp duty when buying a condo in Thailand?

Stamp duty is 0.5% of the sale price or assessed value, whichever is higher. It applies only when SBT does not.

Can a foreigner get the 0.01% reduced rate through a Thai company?

No. The program applies exclusively to individuals holding Thai nationality². Corporate entities of any jurisdiction pay the standard rates.

Does the reduced-rate program apply to condos priced above 7 million THB?

No. The 7 million THB threshold applies to three parameters: purchase price, assessed value, and mortgage amount. If any one exceeds the cap, the standard rate applies⁴.

What annual taxes does a condo owner in Thailand pay?

Owners pay Land and Building Tax, ranging from 0.02% for an owner-occupied residential unit up to 0.3% for commercial property. The tax is calculated on the assessed value.

How do I calculate total costs when buying a condo in Thailand?

Add to the purchase price: transfer fee (2%), possible SBT or stamp duty (0.5%), withholding tax (1% for a corporate seller), plus legal and due diligence fees. For a 5 million THB property, total fees typically run around 125,000 to 290,000 THB, depending on how the deal is structured. Timing matters too: stamp duty is generally settled directly at the Land Office cash desk on the day of registration, with no advance payment option[1].

Until when does the reduced transfer fee rate apply?

The 0.01% reduced rate runs through 30 June 2027. The determining date is the title transfer registration at the Land Office, not the signing date of the sale and purchase agreement¹.

Source: Bangkok Post

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