Work out the full cost of buying a condo or house in Thailand: transfer fee, mortgage registration fee, sinking fund, common area fees, legal fees and the seller’s taxes. Enter the price and a few details, and the calculator shows your buying costs, the total cost and how much cash you need. The defaults are set for a foreign buyer.
Costs of buying property in Thailand
The following table lists the government fees and taxes charged when property is transferred at the Land Office, and who customarily pays them. Who pays is negotiable and set by your sale contract.
| Fee or tax | Rate | Usually paid by |
|---|---|---|
| Transfer fee | 2% of the Land Department appraised value | Split 50/50 between buyer and seller |
| Mortgage registration fee | 1% of the loan amount | Buyer |
| Specific Business Tax | 3.3% of the higher of the appraised value or sale price, if the seller has owned the property for less than 5 years (or is a company) | Seller |
| Stamp duty | 0.5% of the higher of the appraised value or sale price, only when Specific Business Tax is not due | Seller |
| Withholding tax | 1% for company sellers; for individuals, a progressive tax based on the appraised value and years owned | Seller |
Reduced fees for Thai buyers
Until 30 June 2027, Thai nationals buying a home where both the price and the appraised value are THB 7 million or less pay a reduced transfer fee and mortgage registration fee of 0.01%. Foreign buyers and companies pay the standard rates.
Condo costs: sinking fund and common area fees
When you buy a condo, the building usually collects a one-off sinking fund, often around THB 500 to 800 per sqm, plus common area fees paid 6 to 12 months in advance. Common fees in Bangkok typically range from about THB 20 to 90 per sqm per month, and more in luxury buildings.
Money from abroad and the FET form
To register a condo in your own name as a foreigner, you must bring the purchase money into Thailand from abroad in foreign currency. The receiving Thai bank issues a Foreign Exchange Transaction (FET) form for transfers of USD 50,000 or more, which the Land Office needs at transfer.
Frequently asked questions
How much are closing costs when buying property in Thailand?
For a foreign buyer paying half the transfer fee, buying costs are often around 1.5 to 3% of the price, depending on the appraised value, condo fees and legal fees. Use the calculator for your own figures.
Is the transfer fee based on the sale price?
No. The 2% transfer fee is based on the Land Department appraised value, which is often lower than the sale price. Specific Business Tax and stamp duty use whichever is higher.
Can foreigners get the 0.01% transfer fee?
No. The reduced 0.01% transfer and mortgage fees are for Thai nationals only.
Fee rates were checked in October 2026 against the Land Department rules, Revenue Department guidance and Thai law firm guides. This calculator gives estimates, not tax or legal advice. Confirm the figures with your lawyer before transfer. Next, see how much property you can afford or read how foreigners can own property in Thailand.