Property Selling Tax in Thailand 2026: How to Calculate, Who Pays? Complete Guide

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:

1. Transfer Fee
2. Specific Business Tax (SBT) OR Stamp Duty
3. 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:

1. Government appraised value (not selling price)
2. 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:

1. After 71% deduction → Net income = 3,000,000 × 29% = 870,000 THB
2. Divide by years → 870,000 ÷ 4 = 217,500 THB/year
3. Apply progressive tax rates (0-35%)
4. Tax/year ≈ 7,125 THB
5. 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

1. Wait until 5 years — avoid 3.3% SBT (saves 99,000 THB in this example)
2. Register your name in house book for 1+ year — also exempts SBT
3. Negotiate buyer pays full transfer fee — slightly increase asking price instead
4. 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