Selling Property in Thailand: Fees, Taxes and the Transfer Process

Selling property in Thailand as a Thai owner involves Land Office transfer procedures, seller-side taxes, and — if the buyer is foreign — quota and currency-remittance rules. A temporary fee-reduction scheme cuts transfer and mortgage registration fees to 0.01% each for qualifying low-value residential transactions through 30 June 2027[1][2]. Sellers remain liable for withholding tax, and either specific business tax or stamp duty, at the time of transfer[3].

Rules and requirements

• Fee scheme: transfer fee 0.01% (normally 2%) and mortgage registration fee 0.01% (normally 1%) apply when price, assessed value, and any loan amount are each ≤ THB 7 million, the property is a house, townhouse, shophouse, or condo, and the buyer is a Thai individual. Extended to 30 June 2027 by cabinet resolution (30 June 2026) and Royal Gazette publication (1 July 2026)[1][2].
• Seller taxes on transfer: progressive personal income withholding tax for individual sellers (flat 1% for corporate sellers), plus specific business tax of 3.3% if the property was held under five years, or stamp duty of 0.5% if held five years or more[3][4].
• Selling to a foreign buyer (condo): foreign freehold ownership across a condominium project is capped at 49% of total saleable unit area under the Condominium Act — still in force in 2026[6][7]. A cabinet-level proposal to raise this to 75%, possibly with zoning or price-floor conditions, has been under study since late 2024, but no bill has been submitted to parliament[8][9].
• Selling land to a foreigner: foreigners cannot own land under the Land Code, other than the BOI investment route (minimum THB 40 million investment, up to 1 rai, ministerial approval). Nominee ownership structures used to work around this are illegal[6][13].
• Currency documentation for foreign buyers: condo purchase funds must arrive from abroad in foreign currency, and for amounts of USD 50,000 or more the Land Office requires a Foreign Exchange Transaction form as part of the transfer documents[1].
• Nominee scrutiny: cabinet reviewed stronger enforcement in February 2026, including AI-assisted screening at the Land Department; a Foreign Business Act amendment went through public consultation that closed in April 2026; the Ombudsman reported on 23 July 2026 that amendments carrying penalties of up to three years' imprisonment and roughly THB 3 million in fines had been submitted to cabinet; a Land Code proposal to allow forfeiture to the state is also under study. Sellers should be cautious with buyers who appear to be using nominee structures[10][11][12].

Costs, taxes and timelines

At transfer, a seller typically budgets for: withholding tax (calculated on the assessed value using a progressive schedule for individuals, or a flat 1% for companies), specific business tax of 3.3% (properties held under five years) or stamp duty of 0.5% (five years or more), and — where the qualifying-price fee scheme does not apply — the standard transfer fee of 2% and mortgage fee of 1%, normally split by negotiation between buyer and seller[3][4][5]. Agent commission on a sale is customarily around 3% of the sale price, though this is a market convention rather than a statutory rate and remains negotiable[5].

Land and Building Tax, paid by the owner while holding the property (not at transfer), is capped by law at 0.15% for agricultural use, 0.3% for residential use, and 1.2% for other or vacant land, with exemptions for a principal residence (up to THB 50 million for house-and-land, THB 10 million for a building-only owner). As of January 2026 there was no across-the-board Royal Decree rate reduction in force; a proposed 50% cut for 2026 remained unconfirmed pending publication of a decree[13][14][15].

Transfer transactions at the Land Office are generally same-day once documents and taxes are settled, though sellers should allow time beforehand to obtain tax assessments, settle any mortgage, and — for foreign buyers — confirm the incoming funds and Foreign Exchange Transaction form are in order[1].

Step by step

1. Confirm the offer and, if listing through an agent, agree commission terms (commonly around 3%, negotiable)[5].
2. Gather title documents (chanote or other title deed), ID/house registration, and, if applicable, the condominium juristic person's debt-free and foreign-quota certificates.
3. If a mortgage exists, coordinate an early settlement or transfer with the lender so the loan can be cleared at the Land Office.
4. Obtain a tax assessment from the Revenue Department / Land Office to determine withholding tax and specific business tax or stamp duty due[3].
5. If the buyer is foreign, confirm quota eligibility for a condo (49% cap)[6][7] or, for land, confirm the buyer is not attempting a nominee structure or falls under the BOI route[6][13]; verify the required foreign currency remittance and Foreign Exchange Transaction form for amounts of USD 50,000 or more[1].
6. Attend the Land Office together with the buyer to sign the transfer, pay the applicable fees (0.01% scheme where it qualifies, otherwise standard rates) and taxes, and register the change of ownership[1][2].
7. Settle agent commission and any remaining mortgage payout after funds are received.

Common pitfalls

• Assuming the 0.01% fee scheme applies automatically: it only applies when price, assessed value, and loan are each ≤ THB 7 million, the property type qualifies, and the buyer is a Thai individual[1][2].
• Miscalculating specific business tax versus stamp duty by getting the five-year holding threshold wrong[3][4].
• Underestimating the condo foreign-quota check — a project already near the 49% cap may not be able to accept a foreign buyer, regardless of what the seller and buyer agree[6][7].
• Accepting a buyer who proposes a nominee arrangement for land: nominee structures are illegal, and 2026 enforcement (AI screening, proposed forfeiture-to-state rules) has raised the risk for anyone involved[6][10][11][12].
• Treating a possible 75% foreign quota increase or a 50% Land and Building Tax cut as already in effect — both remain proposals or unconfirmed as of the dates in this overview[8][9][14].

What changed recently

The 0.01% transfer and mortgage fee scheme for qualifying low-value residential deals was extended to 30 June 2027, confirmed by cabinet resolution on 30 June 2026 and Royal Gazette publication on 1 July 2026[1][2]. On the foreign-ownership side, nominee-structure enforcement intensified through 2026 — cabinet-reviewed measures including AI screening in February, a closed Foreign Business Act consultation in April, and an Ombudsman report in July on amendments proposing prison terms up to three years and fines around THB 3 million — while a proposal to raise the condo foreign quota to 75% remains under study with no bill filed[8][9][10][11][12]. A proposed 50% cut to Land and Building Tax for 2026 had not been confirmed by decree as of January 2026[14][15].

This guide is maintained by TPN's research team and AI agents from official and reputable sources. It is provided for general information only and is not legal, tax or immigration advice — always confirm details with a licensed professional or the relevant government office before acting.