Property Selling Tax in Thailand 2026: How to Calculate, Who Pays? Complete Guide
April 11, 2026
What Taxes Apply When Selling Property?
When selling a house or condo in Thailand, costs at the Land Department on transfer day fall into 4 main categories:
- Transfer Fee
- Specific Business Tax (SBT) OR Stamp Duty
- Withholding Tax
1. Transfer Fee
| Rate | Calculated On | Who Pays |
|---|---|---|
| 2% of appraised value | Government appraised value | As agreed (typically split 50/50) |
Example: Condo appraised at 3,000,000 THB → Transfer fee = 60,000 THB
2. Specific Business Tax (SBT) or Stamp Duty
SBT — If owned less than 5 years
| Rate | Calculated On |
|---|---|
| 3.3% (including local tax) | Selling price or appraised value (whichever higher) |
Exemptions: No SBT if:
- Owned for more than 5 years (from registration date)
- Name registered in house book for more than 1 year
Stamp Duty — If owned more than 5 years (no SBT)
| Rate | Calculated On |
|---|---|
| 0.5% | Selling price or appraised value (whichever higher) |
*Pay either SBT or Stamp Duty, never both
3. Withholding Tax
The most complex calculation, differs for individuals vs. companies:
For Individuals
Calculated based on:
- Government appraised value (not selling price)
- Standard deduction based on years held:
| Years Held | Standard Deduction |
|---|---|
| 1 year | 92% |
| 2 years | 84% |
| 3 years | 77% |
| 4 years | 71% |
| 5 years | 65% |
| 6 years | 60% |
| 7 years | 55% |
| 8+ years | 50% |
Calculation Example
Selling condo, appraised at 3,000,000 THB, owned 4 years:
- After 71% deduction → Net income = 3,000,000 × 29% = 870,000 THB
- Divide by years → 870,000 ÷ 4 = 217,500 THB/year
- Apply progressive tax rates (0-35%)
- Tax/year ≈ 7,125 THB
- Total tax = 7,125 × 4 years = 28,500 THB
Total Cost Summary — Example
Selling condo at 3,000,000 THB (appraised = selling price), owned 4 years:
| Item | Amount | Who Pays (typical) |
|---|---|---|
| Transfer fee 2% | 60,000 | Split (seller 30,000) |
| SBT 3.3% | 99,000 | Seller |
| Withholding tax | 28,500 | Seller |
| Total seller pays | 157,500 THB |
Legal Tax-Saving Strategies
- Wait until 5 years — avoid 3.3% SBT (saves 99,000 THB in this example)
- Register your name in house book for 1+ year — also exempts SBT
- Negotiate buyer pays full transfer fee — slightly increase asking price instead
- Sell through a company — holding company may offer tax advantages
Additional Notes
- All taxes are paid at the Land Department on transfer day (one-time payment)
- Appraised values available on Treasury Department website
- "Who pays what" is negotiable per contract
- Seller must report income in annual tax return (PND.90) but can choose to exclude it since withholding tax was already deducted