Thailand property transfer tax and fees
At Land Office transfer, government fees and taxes are calculated on registered value. Who pays what is negotiable in your sale and purchase agreement, but statutory liability follows Thai tax law regardless of SPA wording.
Foreign condo buyers still need FET documentation at transfer. Read our FET remittance guide and browse the property hub for broader tax context.
Commonly split between buyer and seller by SPA negotiation.
Often applies when seller owned less than five years.
Land Office uses appraised or declared price, whichever is higher.
Condo freehold still needs remittance proof at transfer.
Fee and tax table at Land Office
Your lawyer calculates the full stack before transfer day. Official rates sit with the Revenue Department and Land Office counters.
| Levy | Rate | Typical payer |
|---|---|---|
| Transfer fee | 2% | Split or buyer per SPA |
| Specific business tax | 3.3% incl. local | Seller if short hold |
| Withholding tax | Progressive formula | Seller (individual) |
| Stamp duty | 0.5% | Seller if ST exempt |
| Income tax (corp seller) | Corporate rate | Seller company |
Specific business tax exemption checklist
Often exempt if seller is individual owning more than five years and property was primary residence. Verify current RD guidance before relying on net price quotes.
- Individual seller owned the property more than five years
- Property was primary residence per Revenue Department criteria
- Seller meets current RD guidance on exemption documentation
- Lawyer verifies exemption before you rely on lower tax quotes in the SPA
Appraised vs contract price: Land Office appraisal may exceed contract price. Taxes use the higher amount in many cases. Budget above the net price shown in marketing materials.
Foreign condo buyer at transfer
Buyer still needs valid FET documentation. Transfer taxes are paid at Land Office before title issues to your name. Coordinate remittance timing with your lawyer so bank purpose lines match Land Department requirements.
Fund remittance detail: transfer money to Thailand guide.
Transfer tax workflow for expat buyers
Work through these steps with your property lawyer before signing the sale and purchase agreement. Transfer taxes are predictable when assessed value and seller history are known early.
Request pre-transfer tax estimate
Your lawyer calculates transfer fee, specific business tax, withholding tax, and stamp duty using assessed value before you agree final price.
Review SPA tax allocation
Confirm which party pays each levy at Land Office. Statutory liability and SPA wording are not always the same.
Verify seller holding period
Resales within five years often trigger specific business tax. Seller history drives the tax stack more than buyer nationality.
Budget cash for transfer day
Bring buyer share of fees to Land Office. Appraisal above contract price increases the counter total.
Complete FET and register title
Foreign condo buyers present remittance proof with tax payments. Coordinate timing with our transfer money and lifestyle planning guides.
Assessed value vocabulary: letter A glossary terms. Long-stay coordination: Thailand lifestyle guide.
Common mistakes
Expat buyers and long-stay residents encounter these errors when budgeting Land Office transfer taxes. Verify your facts with licensed counsel before signing or paying a deposit.
- Budgeting transfer costs using contract price when assessed value drives withholding tax
- Assuming seller pays all taxes without SPA allocation clause review
- Ignoring specific business tax on resale within five years of registered acquisition
- Arriving at Land Office without cash for buyer share of transfer fee and stamp duty
- Skipping pre-transfer tax estimate memo from property lawyer
Frequently asked questions
Q:Can buyer and seller split taxes 50/50?
Common in sale and purchase agreements, but Land Office collects per statute from the party legally liable. SPA wording does not change statutory liability.
Q:Are transfer taxes negotiable with Land Office?
Rates are statutory. Appraisal disputes follow a formal process. You cannot negotiate percentage rates at the counter.
Q:Do off-plan purchases pay transfer tax at reservation?
Transfer taxes are due at completion when title registers at Land Office, not when you pay the reservation deposit.
Q:Why is appraised value higher than my contract price?
Land Office maintains government appraisal schedules. When appraisal exceeds declared price, taxes often calculate on the higher amount.
Q:What does a foreign condo buyer pay?
Buyers commonly pay a share of transfer fee plus lawyer fees. Seller bears withholding and possible specific business tax. FET documentation is required regardless of tax split.
Q:When is specific business tax exempt?
Often exempt if seller is individual, owned more than five years, and property was primary residence. Verify current Revenue Department guidance with your lawyer.
Q:Who calculates taxes on transfer day?
Your property lawyer prepares the fee schedule, collects funds, and pays at Land Office counters before the new title issues.
Q:Where should I read about annual property tax?
Transfer taxes are one-time at sale. Annual land and building tax is separate. See our property taxes guide for ongoing owner levies.