What a Thai Condo Really Costs a Foreign Buyer: Transfer Fees, Taxes and Annual Charges
The short answer
Budget 3-6% of the price on top of the price. The transfer fee alone is 2% of the Land Office appraised value, and the seller's tax (3.3% specific business tax, or 0.5% stamp duty after five years of ownership) is negotiable — which in practice means it often lands half on the buyer. Then the building charges a monthly common-area fee and a one-off sinking-fund contribution at transfer.
One-off costs at transfer
| Cost | Rate | Usually paid by | Charged on |
|---|---|---|---|
| Transfer fee | 2% | Split 50/50 by custom | Land Office appraised value, which is usually below the sale price |
| Specific business tax | 3.3% | Seller | Applies when the seller has owned under five years; replaced by stamp duty otherwise |
| Stamp duty | 0.5% | Seller | Instead of specific business tax, after five years of ownership |
| Withholding tax | Progressive, or 1% for a company seller | Seller | An advance on the seller's income tax, from appraised value and years held |
| Sinking fund | Typically ฿300-฿1,000 per sqm, once | Buyer | New units from a developer; a resale unit has usually paid it already |
On a ฿5,000,000 condo
If the appraised value is ฿4,000,000, the transfer fee is ฿80,000. Split by custom, the buyer pays ฿40,000. The seller's 3.3% business tax is ฿165,000 — but a seller who insists on a net price moves it onto you, so agree in writing who pays what before the deposit. A 45 sqm unit's sinking fund at ฿500/sqm is ฿22,500.
What it costs every year
Common-area (CAM) fees run roughly ฿35-฿90 per sqm per month depending on the building's facilities — on a 45 sqm unit that is ฿19,000-฿48,000 a year. Land and building tax on a residential condo is 0.02-0.10% of appraised value for most owners. If you rent the unit out, rental income is taxable in Thailand, and a non-resident landlord is subject to 15% withholding on rent.
Our yield figures are gross: 12 x rent divided by price, before any of this. Net yield after CAM, vacancy and tax typically lands 1.5-3 points lower, which is why a 6% gross building is not a 6% return.
Freehold vs leasehold, priced honestly
Freehold means your name on the title deed, and it needs the building's foreign quota to have room. Leasehold is a registered lease of up to 30 years; renewal clauses are contractual promises, not rights the law guarantees. Price a leasehold unit as 30 years of use, not as ownership, and expect it to be cheaper than a comparable freehold unit in the same building.
Buying costs — frequently asked questions
What is the transfer fee on a Thai condo?▾
2% of the Land Office appraised value, not of the price you agreed. Custom splits it equally between buyer and seller, but it is negotiable and the contract decides.
What taxes does a foreigner pay when buying a condo in Thailand?▾
The buyer's own tax bill at transfer is small: the shared half of the 2% transfer fee. The seller owes specific business tax (3.3%) or stamp duty (0.5%) and withholding tax, though a seller quoting a net price is asking you to cover them. Annually, you owe land and building tax of 0.02-0.10% of appraised value, and tax on rental income if you let the unit.
How much are condo maintenance fees in Thailand?▾
Common-area fees are charged per sqm per month, typically ฿35-฿90 depending on facilities; a pool, gym and concierge cost more to run than a walk-up. Expect a one-off sinking-fund payment at transfer on a new unit, often ฿300-฿1,000 per sqm.
Is leasehold cheaper than freehold in Thailand?▾
It should be. A 30-year registered lease is a right to use, not ownership, and renewals are not guaranteed by law. If a leasehold unit is priced like the freehold unit next door, the discount you are owed has been priced away.
Do these costs change if I buy off-plan?▾
The sinking fund and first-year CAM are usually charged by the developer at handover, and transfer fees are sometimes promoted as 'free' — which means the developer absorbs them, so check the contract rather than the brochure.
Rates here are the standard published ones and the customary split; both change with government stimulus measures and neither is legal or tax advice. Confirm with a Thai property lawyer before you pay a deposit.