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Try it free →By the BAANLYY Editorial Team · Last reviewed 4 November 2026
Thailand property buying costs and taxes for foreigners
Foreign buyers of a Thai condominium typically face a 2% Land Office transfer fee on the official appraised value, then either specific business tax of 3.3% or stamp duty of 0.5% (not both), plus withholding tax — figures published by the Department of Lands and the Revenue Department. Visa costs that sit alongside a purchase are a separate government fee. Common-area and sinking-fund amounts are set by each building, not a national rate.
What does it cost a foreigner to buy a Thai condo and hold the visa that usually sits with it?
The Land Office charges a 2% transfer fee on the official appraised value; specific business tax of 3.3% or stamp duty of 0.5% (not both) and withholding tax sit on the seller. Common-area and sinking-fund amounts are set by each building, not a national rate. Visa costs that usually sit alongside a purchase range from the Non-O extension of THB 1,900 a year, to the LTR fee of THB 50,000 when collected in Thailand, to Thai Privilege membership fees published in hundreds of thousands of baht. Figures below are taken from the named official source on the date shown; anything we could not source is listed as a gap, not estimated.
Read the full answer
One-time buying costs at the Land Office are the 2% transfer registration fee, then either specific business tax of 3.3% or stamp duty of 0.5%, plus withholding tax (1% for a company seller; a progressive formula for an individual). Who pays the 2% fee is not named on the Department of Lands page; the Revenue Department names the seller as the taxpayer for specific business tax, stamp duty and withholding. Annually, a Non-O holder pays THB 1,900 per extension of stay, and a condominium juristic person collects common-area fees at the rate that building set. Figures below are taken from the named official source on the date shown; anything we could not source is listed as a gap, not estimated. This page does not repeat the foreign-buyer market report or the visa guides; it lists sourced figures and links those pages.
As of 2026-10-30. Sourced from Department of Lands, Revenue Department, Condominium Act s.19 bis, as published on the Royal Thai Government portal, Board of Investment — LTR, Thailand Privilege Card Co., Ltd., Samut Prakan Immigration Office, Immigration Bureau, Samut Prakan Immigration Office, Immigration Bureau, Ministry of Foreign Affairs — visa types checklist (Apr 2025), Samut Prakan Immigration Office, Immigration Bureau, Royal Thai Embassy, London (MFA) and Ministry of Foreign Affairs — DTV checklist.
Last checked 30 Oct 2026 against Department of Lands, Revenue Department, BOI LTR, Thai Privilege Card Co., Immigration Bureau and MFA pages opened 2026-10-30
This page is a figure list. For how the 49% quota works in the market, nationality mix and hotspots, read the foreign-buyer report. For eligibility, documents and mistakes, start at the visas hub. Transfer mechanics live on condo transfer costs; quota checks on foreign ownership quota; visa fee context on Thai visa fees; building charges on sinking fund vs common-area fee.
Buying a condo
Land Office costs and the 49% quota
Rates reused from the Department of Lands and Revenue Department pages already cited in BAANLYY's buying-cost data. Common-area and sinking-fund amounts are not in this table — they are a gap.
| Item | Rate or amount | Who customarily pays | Source | Date read |
|---|---|---|---|---|
| Transfer registration fee (condominium) | 2% of the official appraised value (minimum THB 20) | Not named on the Department of Lands fee page | Department of Lands | 2026-10-30 |
| Specific business tax | 3.3% of the higher of the sale price or the official appraised value, when the sale is treated as commercial (including an individual sale within 5 years of acquisition, unless another exemption applies) | The seller, paid at the Land Office | Revenue Department | 2026-10-30 |
| Stamp duty | THB 1 per THB 200 (0.5%) of the higher of the sale price or the official appraised value. Not charged when specific business tax has been paid. | The seller, paid at the Land Office | Revenue Department | 2026-10-30 |
| Withholding tax — individual seller | Progressive personal-income-tax method on the official appraised value after a statutory holding-period deduction, then multiplied by years held (capped at 10). Not a single percentage. | Withheld from the seller at the Land Office | Department of Lands | 2026-10-30 |
| Withholding tax — company seller | 1% of the higher of the sale price or the official appraised value | Withheld from the seller at the Land Office | Revenue Department | 2026-10-30 |
| Foreign-ownership quota | Not more than 49% of the total space of each condominium building (Condominium Act s.19 bis) | Not a fee — an ownership cap | Condominium Act s.19 bis, as published on the Royal Thai Government portal | 2026-10-30 |
Visas buyers actually use
LTR, Thai Privilege, Non-O and DTV
Figures reused from the BOI LTR page, Thai Privilege Card Co., Thai Immigration Bureau and MFA / Thai embassy pages. Full guides: LTR, Thai Privilege, retirement, marriage, DTV.
| Visa | Government fee | Financial requirement | Validity |
|---|---|---|---|
| LTR (Long-Term Resident) | THB 50,000 per person when the 10-year multiple-entry visa is collected in Thailand. Collected overseas or via e-Visa, BOI says the fee may vary and be more expensive; no overseas figure is published. Board of Investment — LTR · read 2026-10-30 | Four BOI categories, each with its own test. Wealthy Global Citizen: USD 1 million in assets AND USD 500,000 invested in Thailand. Wealthy Pensioner (50+): USD 80,000/year unearned income, or USD 40,000 plus USD 250,000 Thai investment. Every category: health insurance of USD 50,000, or Thai social security, or a USD 100,000 deposit held 12 months. Board of Investment — LTR · read 2026-10-30 | Permission to stay is granted the first time for five years and can be extended for 5 more years if qualifications are met (10 years in total). Multiple entry. Board of Investment — LTR · read 2026-10-30 |
| Thai Privilege — Gold | Membership fee THB 900,000 Thailand Privilege Card Co., Ltd. · read 2026-10-30 | No income, asset or deposit amount is published on the official membership page. The membership fee is the published cost. Thailand Privilege Card Co., Ltd. · read 2026-10-30 | 5 years Thailand Privilege Card Co., Ltd. · read 2026-10-30 |
| Thai Privilege — Platinum | Membership fee THB 1,500,000 Thailand Privilege Card Co., Ltd. · read 2026-10-30 | No income, asset or deposit amount is published on the official membership page. The membership fee is the published cost. Thailand Privilege Card Co., Ltd. · read 2026-10-30 | 10 years Thailand Privilege Card Co., Ltd. · read 2026-10-30 |
| Thai Privilege — Diamond | Membership fee THB 2,500,000 Thailand Privilege Card Co., Ltd. · read 2026-10-30 | No income, asset or deposit amount is published on the official membership page. The membership fee is the published cost. Thailand Privilege Card Co., Ltd. · read 2026-10-30 | 15 years Thailand Privilege Card Co., Ltd. · read 2026-10-30 |
| Thai Privilege — Reserve (invitation only) | Membership fee THB 5,000,000 Thailand Privilege Card Co., Ltd. · read 2026-10-30 | No income, asset or deposit amount is published on the official membership page. The membership fee is the published cost. Thailand Privilege Card Co., Ltd. · read 2026-10-30 | 20 years Thailand Privilege Card Co., Ltd. · read 2026-10-30 |
| Non-O retirement | Non-immigrant visa THB 2,000 single entry or THB 5,000 for multiple entries within 1 year. Extension of temporary stay THB 1,900 per application. Samut Prakan Immigration Office, Immigration Bureau · read 2026-10-30 | More than THB 800,000 in a Thai account 3 months before the application, plus an ATM slip on the filing day; OR income or pension of more than THB 65,000 a month shown by the embassy or consulate in Thailand. Aged 50 or older. Samut Prakan Immigration Office, Immigration Bureau · read 2026-10-30 | Non-Immigrant O retirement (O2): single entry, visa valid 3 months, for a stay of no longer than 90 days. The year-long stay is the later extension of stay inside Thailand. Ministry of Foreign Affairs — visa types checklist (Apr 2025) · read 2026-10-30 |
| Non-O marriage / Thai family | Non-immigrant visa THB 2,000 single entry or THB 5,000 for multiple entries within 1 year. Extension of temporary stay THB 1,900 per application. Samut Prakan Immigration Office, Immigration Bureau · read 2026-10-30 | More than THB 400,000 in a Thai account (applicant's name) 2 months before, with bank book and ATM slip on the filing day; OR income or pension of more than THB 40,000 a month shown by the embassy or consulate in Thailand. Samut Prakan Immigration Office, Immigration Bureau · read 2026-10-30 | Non-Immigrant O Thai-family route (O8): single entry, visa valid 3 months. Ministry of Foreign Affairs — visa types checklist (Apr 2025) · read 2026-10-30 |
| DTV (Destination Thailand Visa) | £300 at the Royal Thai Embassy, London. No baht amount is published on the MFA DTV checklist. Royal Thai Embassy, London (MFA) · read 2026-10-30 | A copy of the bank statement for the last 3 months with an ending balance of no less than 500,000 THB (or 65,000 MYR). Ministry of Foreign Affairs — DTV checklist · read 2026-10-30 | Visa validity 5 years, multiple entries. Period of stay 180 days per entry; one extension not exceeding 180 days per entry. Royal Thai Embassy, London (MFA) · read 2026-10-30 |
Gaps
What we could not source
A missing figure is listed here. It is not filled in from memory or from a secondary website.
- National sinking-fund or common-area-fee rate for condominiums. No THB-per-sqm or percentage figure appears on the Department of Lands, Revenue Department, Royal Gazette, Condominium Act or BOI pages read. Building juristic rules set the amount.
- Who customarily pays the 2% transfer fee (buyer, seller, or a split). The Department of Lands fee page states the 2% rate and does not name a customary payer.
- A single percentage for individual-seller withholding tax. The Department of Lands and Revenue Department state a progressive formula, not one rate. We list the method, not a made-up percentage.
- DTV government fee in THB. The MFA DTV checklist does not publish a baht amount. London publishes £300 in its own currency; other missions publish other local-currency fees.
- LTR fee when collected at a Thai embassy, consulate or via e-Visa. BOI states that fee may vary and be more expensive than THB 50,000 and publishes no overseas figure.
- DTV extension-of-stay fee inside Thailand. The London DTV page and the MFA checklist describe a one-time 180-day extension and do not publish what it costs.
- Whether Thailand Privilege Bronze still accepts new applications after 30 September 2026. TPC still published a Bronze membership fee of THB 650,000 on its membership page on 2026-10-30, but we could not source from an allowed page whether new applications remain open after the 30 September 2026 date TPC had announced. Bronze is therefore omitted from the table.
FAQ
Questions already answered on BAANLYY
Thailand property buying costs and taxes for foreigners
Foreign buyers of a Thai condominium typically face a 2% Land Office transfer fee on the official appraised value, then either specific business tax of 3.3% or stamp duty of 0.5% (not both), plus withholding tax — figures published by the Department of Lands (https://www.dol.go.th/en/dol-services/public-service-manual/land-registration/fees-taxes-duties/) and the Revenue Department (https://www.rd.go.th/20942.html). Visa costs that sit alongside a purchase are a separate government fee. Common-area and sinking-fund amounts are set by each building. The transfer-fee walk-through is on /learn/condo-transfer-costs-thailand.
Is the Thailand condo transfer fee always 2%?
Two percent of the official appraised value is the standard registration-fee baseline. A temporary government reduction may apply only when the transaction and parties meet the measure's conditions. Confirm the rate with the responsible Land Office for the actual transfer date.
Does a seller always pay both specific business tax and stamp duty?
Generally no. Stamp duty is ordinarily relevant when specific business tax is not payable. The result depends on the seller, the transaction and any statutory exemption, so the Land Office should calculate the final amount from the transfer file.
Are condo transfer costs automatically split 50/50?
No. A 50/50 split is a contract convention, not an automatic rule. The sale agreement should identify each charge and who bears it. Tax liability and Land Office collection mechanics still follow Thai law even when the parties agree to reimburse one another.
What is the foreign ownership quota for a Thai condominium?
The Condominium Act B.E. 2522, section 19 bis, limits combined foreign ownership in a registered condominium to 49% of the total saleable floor area of that building. Buyers should verify the current quota position for the specific building with the condominium juristic person and responsible Land Office rather than relying on marketing material.
What does section 18 actually charge?
In ordinary speech the monthly common-area fee is the bill for staff, cleaning, security, shared utilities, routine maintenance and the juristic person's own running costs. The statute's words are narrower and more precise. Section 18 of the Condominium Act B.E. 2522, in the consolidated text hosted by the Department of Lands, says co-owners share taxes and duties on the common property according to the ownership ratio in section 14. They share the expenses of common services and of maintaining the common property by that same ratio, or by the benefit each unit receives if the regulations prescribe that instead. Units that have not been sold are paid for by the person who applied to have the land and building registered under section 6.
How much does a Thai visa cost?
It depends entirely on the visa. The government application fee alone ranges from about THB 1,000 for a single-entry tourist visa, to THB 10,000 for the 5-year Destination Thailand Visa (DTV), to THB 50,000 for the 10-year Long-Term Resident (LTR) visa, up to a THB 650,000-and-up membership for the Thailand Privilege (formerly Elite) program. But the application fee is only part of the picture: most long-stay visas also require a bank balance or monthly income, and carry recurring costs — one-year extensions (around THB 1,900), re-entry permits (THB 1,000 single / THB 3,800 multiple), and optional agent fees. Always confirm the current fee with the Thai embassy or immigration office before you budget; visa fees and rules change.
How much money do I need in the bank for a Thai retirement visa?
For the retirement route (Non-Immigrant O / O-A, one-year extension), the standard financial requirement is 800,000 THB held in a Thai bank account, OR a monthly income of at least 65,000 THB, OR a combination of savings and income totalling 800,000 THB per year. The 800,000 THB must typically be seasoned in the account for two to three months before and after the application. The visa and extension fees themselves are modest (around THB 2,000 and THB 1,900) — the financial requirement is the real gate. Details are in our retirement visa guide.
Do I pay visa fees again every year?
Not the original visa fee, but yes to the extension. Most long-stay foreigners enter on a visa, then extend their permission to stay one year at a time at a local immigration office — each extension costs about THB 1,900. On top of that you pay for re-entry permits whenever you travel, and you complete 90-day reports (free, but agents charge). Multi-year visas like the DTV (5 years) and LTR (10 years) dramatically reduce this annual churn, which is a big part of their value despite the higher upfront fee.
Sources & References
Last checked 30 October 2026
- Department of Lands
- Revenue Department
- Condominium Act s.19 bis, as published on the Royal Thai Government portal
- Board of Investment — LTR
- Thailand Privilege Card Co., Ltd.
- Samut Prakan Immigration Office, Immigration Bureau
- Samut Prakan Immigration Office, Immigration Bureau
- Ministry of Foreign Affairs — visa types checklist (Apr 2025)
- Samut Prakan Immigration Office, Immigration Bureau
- Royal Thai Embassy, London (MFA)
- Ministry of Foreign Affairs — DTV checklist
BAANLYY is a listing portal operated by BAANLYY LLC, not a law firm, tax adviser or visa agent; fees and rules change; confirm with the issuing authority or a Thai lawyer.
