Pattaya Condo Purchase Fees: 7 Government Costs

In Chonburi Province, foreign buyers completed over 11,000 condo transactions in recent years, with Pattaya accounting for the majority of deals. Every one of those buyers paid several distinct government fees to the Thai state, with the combined total reaching 6-7% of the registered property value. Many international investors only discover the full breakdown when they are already sitting at the Land Office counter.

This guide breaks down every government fee involved in buying a condo in Pattaya, clarifies which party pays which charge, and shows exactly what the bill looks like on a 3,000,000 THB (approximately 80,000 USD) purchase.

Quick answer

Transfer fee is set at 2% of the registered value and is conventionally split equally between buyer and seller.
Withholding tax falls on the seller. The rate depends on whether the seller is an individual (progressive scale) or a company (1% of the registered value or sale price, whichever is higher).
Specific Business Tax (SBT) at 3.3% applies to sellers who have held the property for fewer than 5 years. When SBT does not apply, a stamp duty of 0.5% is charged instead.
Land and Building Tax for investment condos valued below 50 million THB runs at 0.02-0.3% of the appraised value annually.
Rental income generated in Thailand is taxable locally. Investors who are also tax residents in other jurisdictions should seek local tax advice regarding double-taxation treaty obligations.
The buyer's share of total transaction costs is typically 1-2% of the purchase price. The seller bears the remainder.

Options and scenarios

Scenario 1: Buying a new condo from a developer

Most Pattaya developers set out the cost allocation in the reservation agreement. The standard arrangement is for the buyer to pay 1% transfer fee (half the 2% rate), while the developer covers the other half, its own withholding tax, and any applicable SBT. On larger projects, developers will sometimes absorb the entire transfer fee as a marketing incentive. Always check the contract clause - there is no statutory rule here, only market convention.

Additional buyer costs at handover include the sinking fund (a one-time capital reserve contribution of approximately 500-800 THB per square metre) and utility meter connection fees. These are not government charges, but they appear on the same settlement statement.

Scenario 2: Buying a resale condo from a private seller

Fee-sharing negotiations are more flexible in secondary market transactions. The 50/50 split on transfer fee is standard, but a buyer with strong negotiating leverage may shift more costs to the seller, or in a competitive market the seller may insist the buyer absorbs 100% of the transfer fee.

The critical question to ask is whether the seller has owned the unit for fewer than 5 years. If so, they will pay 3.3% SBT rather than 0.5% stamp duty. This materially changes the seller's net proceeds and directly influences the price they will accept.

Scenario 3: Purchasing through a Thai company

Some investors consider structuring ownership through a Thai limited company (Thai Co., Ltd.), primarily for land-title properties but occasionally for condos as well. The corporate withholding tax rate is a flat 1%, rather than the progressive individual scale. Annual company maintenance costs (statutory audit, accounting, filings) run approximately 15,000-30,000 THB per year. For a single Pattaya condo, this structure rarely makes financial sense.

Comparison table

Parameter	New from developer	Resale - individual seller	Resale - via Thai company
Transfer fee 2%	50/50 or 100% paid by developer	50/50 (negotiable)	50/50 (negotiable)
Withholding tax	Paid by developer (1%)	Paid by seller (progressive scale)	Paid by seller (flat 1%)
SBT 3.3%	Paid by developer (if held under 5 years)	Paid by seller (if held under 5 years)	Paid by seller (if held under 5 years)
Stamp duty 0.5%	Replaces SBT if held over 5 years	Replaces SBT if held over 5 years	Replaces SBT if held over 5 years
Typical buyer cost	~1% of price	1-2% of price	1-2% of price + company upkeep
Land Office registration time	1-3 working days	1-3 working days	3-7 working days

Worked example: 3,000,000 THB condo purchase

Consider the purchase of a 35 sqm resale condo in Pattaya for 3,000,000 THB (approximately 80,000 USD) from a private seller who has held the unit for fewer than 5 years.

Government fees breakdown:

Transfer fee 2%: 60,000 THB - buyer pays half, i.e. 30,000 THB
Withholding tax: paid by seller - exact amount depends on the progressive rate applied and years of ownership
SBT 3.3%: 99,000 THB - paid by seller
Stamp duty: not applicable (charged only when SBT does not apply)

Buyer's total government cost: approximately 30,000 THB, representing 1% of the purchase price. The seller bears the remainder, which amounts to roughly 159,000 THB or more depending on withholding tax.

Rental income tax considerations

In Thailand

Rental income is subject to Thai personal income tax. Foreign individuals who are not Thai tax residents (which covers most international investors spending fewer than 180 days per year in Thailand) are taxed on Thai-sourced income at a progressive rate from 0% to 35%, with a statutory flat deduction of 30% for property rental expenses under Category 40(5) of the Revenue Code. At a typical annual rental income of 300,000-500,000 THB for a Pattaya condo, the effective tax rate is approximately 5-15%.

Many foreign investors do not file rental income in Thailand. This is a widespread but legally non-compliant practice. Since 2024, the Thai Revenue Department has been tightening scrutiny of domestic income and inbound transfers.

In Cambodia: a parallel comparison

For context, Cambodia charges a 4% transfer tax on the market value at registration, paid by the buyer. The annual property tax is 0.1% of the value above approximately 25,000 USD. No double-taxation treaty currently exists between most Western countries and Cambodia, which means tax paid in Cambodia cannot be offset against home-country obligations through treaty mechanisms. Professional tax advice from a qualified local adviser is essential for Cambodian investments.

Risks and mistakes

Failing to verify the appraised (registered) value. The Land Office in Pattaya calculates fees on the government appraised value or the transaction price, whichever is higher. In some older premium buildings, the government valuation actually exceeds the agreed sale price, increasing the fee base unexpectedly.
Omitting a cost-allocation clause in the contract. If the sale and purchase agreement does not specify who pays the transfer fee, both parties may be surprised at the Land Office counter. Always insist on a written cost-sharing clause before signing.
Overlooking domestic tax obligations. Many countries participate in the Common Reporting Standard (CRS), meaning foreign financial accounts and income flows are reported to home-country tax authorities automatically. Failing to declare rental income from Thailand can expose investors to significant penalties.
Assuming the developer absorbs SBT at no cost to the buyer. Developers almost always pay SBT (they sell in the course of business), but this cost is factored into the unit price. The buyer pays it indirectly.
Exceeding the 49% foreign ownership quota. Thai law restricts foreign ownership to a maximum of 49% of total floor area in any single condominium building. A purchase that would breach this threshold cannot be registered at the Land Office.

FAQ

What are the total government fees when buying a condo in Pattaya?

The buyer typically pays 1-2% of the purchase price, mainly the buyer's share of the transfer fee. The seller bears withholding tax and any applicable SBT, which together can reach 4-6% of the transaction value.

Who pays the transfer fee in Thailand?

The transfer fee is 2% of the registered value. By market convention it is split 50/50 between buyer and seller, but this is not a legal requirement. The actual split depends entirely on the agreement between parties.

Do foreign buyers pay higher taxes than Thai citizens when purchasing a condo?

No. Foreign buyers pay exactly the same government fees as Thai nationals. There is no additional surcharge or stamp duty for foreign purchasers.

What is Specific Business Tax (SBT) in Thailand?

SBT is a 3.3% tax charged on the seller who has held the property for fewer than 5 years, or who sells in the course of business (such as a developer). When SBT does not apply, a stamp duty of 0.5% is levied instead. Only one of the two applies to any given transaction.

What is the annual property tax on a Pattaya condo used as an investment?

The Land and Building Tax for investment-use condos valued below 50 million THB is 0.02-0.3% of the government appraised value per year. On a 3,000,000 THB unit, this amounts to roughly 600-9,000 THB annually.

How long does registration at the Pattaya Land Office take?

For straightforward freehold condo transfers involving individual buyers and sellers, registration typically takes 1-3 working days. Transactions involving a Thai company may take 3-7 working days.

What documents does a foreign buyer need to register a condo in Thailand?

Required documents typically include a valid passport, proof of foreign currency transfer (the FET form or Thor.Thor.3 issued by a Thai bank confirming the funds originated abroad), the sale and purchase agreement, and the title documents provided by the seller.

Is rental income from a Pattaya condo taxable in the investor's home country?

In most jurisdictions, yes. Tax residents are generally required to declare worldwide income, including foreign rental income. Whether tax paid in Thailand can be offset against the home-country liability depends on whether a double-taxation treaty exists. Investors should consult a qualified tax adviser in their country of residence.

What is the difference between the transfer fee base and the actual sale price?

The Land Office applies fees to the higher of two values: the government appraised value (assessed periodically per district) or the declared transaction price. If the government value exceeds the agreed price, fees are calculated on the higher figure, increasing the buyer's cost.

Can a foreigner own a condo in Thailand outright?

Yes. Foreigners can hold full freehold title (Chanote) to a condo unit in Thailand under the Condominium Act, provided the building's foreign ownership quota (49% of total floor area) has not been reached and funds were transferred into Thailand in foreign currency.

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