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Thailand property transfer fees 2026 + calculator

Rates checked against the Land & Revenue Departments on

A property transfer costs mainly the 2% transfer fee on the appraised value, plus 1% mortgage registration on the loan and the seller-side taxes. A government measure cuts the transfer and mortgage fees to 0.01% for residential property up to ฿7m bought by a Thai national (conditions below). Enter your figures to see the normal and reduced rates side by side.

Transfer-fee calculator

Enter a price to see the Land Department fees and taxes — normal rate versus the 0.01% reduced rate.

Enter a sale price to see the result

An estimate for budgeting, not tax or legal advice. Confirm the exact figures at the Land Office.

The 0.01% transfer & mortgage fee reduction

  • The buyer is a Thai natural person
  • Residential property (house/condo/townhouse/shophouse/land with a building) — not bare land
  • Sale price, appraised value and mortgage amount are each no more than ฿7 million per contract
  • Transfer and mortgage are registered together (the 0.01% mortgage rate depends on this)

Available until · The end date reflects the latest extension (was 30 June 2026). Confirm against the Land Department notice or the Royal Gazette before relying on it.

Withholding income tax (the seller's side)

Personal-income withholding tax is progressive — based on the appraised value and the number of years held — so the calculator above does not include it; it depends on each seller's tax position. Use the Revenue Department's calculator for the exact figure.

Revenue Department tax calculator

Who pays what (by convention, negotiable)

By convention the transfer fee is usually split between buyer and seller, the mortgage fee is the buyer's, and specific business tax / stamp duty and withholding tax are the seller's — but all of it can be agreed in the contract.

Transfer-fee FAQ

How is the transfer fee calculated, and who pays?

The transfer fee is 2% of the appraised value, by convention split between buyer and seller but negotiable in the contract. If the reduction measure applies it drops to 0.01%.

Is the 0.01% reduction still available?

Yes. The end date reflects the latest extension (was 30 June 2026). Confirm against the Land Department notice or the Royal Gazette before relying on it. It requires residential property up to ฿7m, a Thai buyer, and transfer registered together with the mortgage.

Does bare land get the 0.01% rate?

No. The measure covers residential property and land with a building; bare land pays the normal 2% fee.

What extra tax applies when selling within 5 years?

Specific business tax of 3.3% on the higher of price or appraised value, instead of the 0.5% stamp duty — plus withholding income tax.

Does this calculator include withholding tax?

No — it is progressive on the appraised value and years held, and depends on each seller. Use the Revenue Department's calculator for the exact figure.

Sources

Every rate here comes from the Land Department, the Revenue Department, or the government measure directly.

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