Thailand Property Transfer Fees and Taxes in 2026: Complete Buyer's Guide
Full breakdown of Thailand property transfer fees, stamp duty, withholding tax, and specific business tax in 2026. Learn who pays what, current rates, and how to reduce costs legally when buying in Phuket.
One of the most common surprises for first-time buyers in Thailand is the transaction cost layer on top of the purchase price. Unlike some markets where fees are minimal or rolled into the mortgage, Thailand imposes a structured set of transfer fees, taxes, and duties that can add 2–7% to the total acquisition cost. Here is the complete breakdown as of April 2026.
The Four Costs at Transfer
1. Transfer Fee — 2% of Appraised Value
The Land Department’s transfer fee is 2% of the government’s appraised value of the property. This appraised value is typically lower than the actual transaction price — often 40–70% of market value for condominiums in Phuket. By convention, the transfer fee is split 50/50 between buyer and seller, though this is negotiable and should be specified in the purchase contract.
Example: Unit appraised at 4,000,000 THB → Transfer fee = 80,000 THB → Each party pays 40,000 THB.
2. Stamp Duty — 0.5% of Transaction Value
Stamp duty applies when the property has been held for over 5 years by the seller, or when the seller is an individual (not a company). It is calculated on the higher of the transaction price or the appraised value.
Key point: Stamp duty and Specific Business Tax (SBT) are mutually exclusive — only one applies per transaction.
3. Specific Business Tax (SBT) — 3.3% of Transaction Value
SBT applies when the seller has owned the property for under 5 years, or when the seller is a company. It is 3% base rate plus a 10% surcharge, totalling 3.3%. This is calculated on the higher of the transaction price or appraised value.
For new developer sales, SBT almost always applies, as developers hold properties for under 5 years by definition. In practice, many developers absorb this cost as part of their sales terms — buyers should confirm whether the quoted price is SBT-inclusive.
4. Withholding Tax — Variable (1–35%)
Withholding tax is paid by the seller on the capital gain element of the sale. For individual sellers, it is calculated on a sliding scale of 1–35% applied to the appraised value, factoring in the number of years held. For corporate sellers, it is a flat 1% of transaction value. This is the seller’s cost, not the buyer’s.
Summary Table: Who Pays What
| Cost | Rate | Who Pays | Basis |
|---|---|---|---|
| Transfer Fee | 2% | Split 50/50 by convention | Appraised value |
| Stamp Duty | 0.5% | Seller | Higher of appraised / transaction |
| Specific Business Tax | 3.3% | Seller | Higher of appraised / transaction |
| Withholding Tax | 1–35% | Seller | Appraised value (sliding scale) |
What Buyers Actually Pay in Practice
For a foreign buyer purchasing a new-build condo from a developer in 2026, the typical buyer-side costs at transfer are:
- Transfer fee share: ~1% of appraised value
- Legal fee (lawyer): 30,000–60,000 THB
- Translation / notarisation (if required): 5,000–15,000 THB
- Total buyer cost at transfer: approximately 1.0–1.5% of purchase price
If the developer offers to pay all transfer fees (common in promotional campaigns), the buyer’s transaction cost can be reduced to legal fees only.
Developer Promotions: Transfer Fee Coverage
In Q1–Q2 2026, several major developers including Origin Property, Sansiri, and VIP Thailand are running campaigns covering all or part of the transfer fees on selected projects. This is particularly common for units priced above 5 million THB. Always request a written breakdown of which fees are covered before signing.
Currency Considerations for Foreign Buyers
Funds for property purchase in Thailand must be transferred from overseas in foreign currency to qualify for the Foreign Exchange Transaction Certificate (FETF) — a critical document required to repatriate proceeds when selling. Buyers paying in THB sourced from a local account will not receive the FETF and may face restrictions on repatriation.
MORE Group’s team can guide buyers through the complete transfer process, including coordinating with Thai lawyers, handling title deed verification, and managing payment timelines.
Frequently Asked Questions
The main costs are: Transfer Fee (2% of appraised value, typically split 50/50), Specific Business Tax (3.3% paid by seller for properties held under 5 years), Stamp Duty (0.5%, alternative to SBT), and Withholding Tax (paid by seller). For buyers, the out-of-pocket cost at transfer is typically 1.0–1.5% of the purchase price plus legal fees.
Many developers in 2026 are offering promotions where they cover all or part of the transfer fee as a sales incentive. This is negotiable and should be confirmed in writing before signing. Always request a full fee breakdown specifying which party covers each cost item.
The FETF (also called the Thor Tor 3 form) is issued by a Thai bank when you transfer foreign currency into Thailand to purchase property. It proves the funds came from abroad and is essential for repatriating sale proceeds when you sell. Always remit funds from overseas in foreign currency — never pay from a local Thai bank account if you plan to repatriate funds later.
Get Your Phuket Property Shortlist
Tell us your budget and goals — our expert sends a shortlist within 2 hours.
MORE Group Editorial
Phuket Real Estate Experts
The MORE Group team has helped 500+ European and American buyers purchase property in Thailand. We provide legal support, 0% commission, and on-the-ground expertise with 8 years in the Phuket market.
Get Your Phuket Property Shortlist
Tell us your budget and goals — our expert sends a shortlist within 2 hours.
