Property Purchase Fees in Thailand: 7 Costs Every Investor Must Know in 2026

Buying a condominium in Bangkok for 5,000,000 THB (approximately 135,000 USD)? That margin can shift an attractive investment into an average one, and catching it early is what separates informed investors from disappointed ones.

This guide breaks down every cost layer in Thailand and Cambodia: who pays, how much, and when. Whether you are buying new-build or resale in Bangkok, or a condo in Phnom Penh, the figures below apply directly to your deal.

Quick answer

• Transfer fee in Thailand is 2% of the official appraised value, typically split 50/50 between buyer and seller.
• Withholding tax falls on the seller: 1% of the sale price for companies, or a progressive rate for individuals.
• Specific Business Tax (SBT) is 3.3%, charged to the seller if they have held the property for fewer than 5 years.
• Stamp duty is 0.5% and applies only when SBT is not charged.
• In Cambodia, the property transfer tax is 4% of the declared value, paid by the buyer; the annual property tax is 0.1% on value above approximately 25,000 USD.
• Rental income in Thailand is taxed at progressive rates up to 35%; in Cambodia a flat 10% withholding tax applies to non-residents.
• Thailand has a double taxation treaty with many countries including key investor markets; Cambodia does not have a broad treaty network, which increases the risk of double taxation for international investors.

Options and scenarios

Scenario 1: Buying a new-build condo in Bangkok for 5,000,000 THB

Purchasing directly from a developer on the primary market is the most common entry point for foreign investors. Thai developers frequently absorb the majority of transaction fees as a sales incentive, particularly in competitive mid-range and luxury segments.

Indicative cost breakdown (primary market):

• Purchase price: 5,000,000 THB
• Transfer fee (2%): 100,000 THB, often covered by the developer, or split 50/50 so the buyer pays 50,000 THB
• Stamp duty (0.5%): 25,000 THB, typically covered by the developer (seller)
• Sinking fund (one-off): approximately 500-800 THB per sqm, paid by the buyer
• Common area maintenance fee (annual): approximately 40-80 THB per sqm per month, paid by the buyer

Estimated buyer-side closing cost: 75,000-100,000 THB, plus ongoing condominium fees.

Scenario 2: Buying a resale condo in Bangkok for 5,000,000 THB

On the secondary market, additional seller-side taxes come into play and often influence the negotiated price. Buyers should account for this dynamic when benchmarking deals.

• Transfer fee (2%): 100,000 THB, standard 50/50 split means the buyer pays 50,000 THB
• Withholding tax (1% for a corporate seller): 50,000 THB, seller's obligation
• Specific Business Tax (3.3%, if seller held the property for under 5 years): 165,000 THB, seller's obligation
• OR stamp duty (0.5%): 25,000 THB, seller's obligation (when SBT does not apply)

The buyer's direct outlay on government fees is 50,000-100,000 THB, but resale prices frequently reflect the seller's tax exposure, so the economic burden is partially passed through in the headline price.

Scenario 3: Buying a condo in Phnom Penh for 80,000 USD

Cambodia uses a simpler fee structure but applies a higher headline transfer rate.

• Property transfer tax (4%): 3,200 USD, formally charged to the buyer
• Annual property tax (0.1%): approximately 55 USD per year (after the statutory threshold deduction of roughly 25,000 USD)
• Registration fee: approximately 100-500 USD, buyer

Total one-off transaction cost to the buyer: approximately 3,300-3,700 USD, representing 4.1-4.6% of the purchase price.

Comparison table

Parameter	Thailand, Primary Market	Thailand, Resale Market	Cambodia
Transfer fee	2% (often developer-covered)	2% (split 50/50)	4% (buyer)
Withholding tax	Not applicable to buyer	1-3% (seller)	No direct equivalent
Specific Business Tax	Not applicable to buyer	3.3% if held under 5 years (seller)	Not applicable
Stamp duty	0.5% (seller, when SBT absent)	0.5% (seller, when SBT absent)	No equivalent
Annual property tax	None for condos under 50M THB (2026)	None for condos under 50M THB (2026)	0.1% above threshold
Rental income tax	Progressive 0-35%	Progressive 0-35%	10% flat (non-residents)
Double tax treaty network	Yes (broad coverage)	Yes (broad coverage)	Limited
Estimated buyer closing cost (% of price)	1-2%	2-4%	4-5%

Rental income taxation

Thailand

Rental income generated from Thai property is subject to Thai personal income tax at progressive rates ranging from 0% to 35%. As a foreign non-resident for Thai tax purposes, you are liable only on income sourced within Thailand.

Thailand has double taxation agreements with a range of countries. Investors from treaty countries can typically credit Thai taxes paid against their home country liability. The mechanism varies by country, some treaties use the exemption method, others use the credit method, so reviewing the specific treaty applicable to your tax residency is essential before completing a purchase.

Cambodia

Cambodia applies a straightforward 10% withholding tax on rental income paid to non-residents. However, Cambodia's treaty network is limited, and investors from many Western countries may face the risk of double taxation. Relief, where available, is typically claimed through a unilateral domestic credit rather than a bilateral agreement, a more complex and less favorable outcome.

Reporting obligations

Regardless of where rental income is received or held, most countries tax their residents on worldwide income. International investors should ensure that foreign property income is correctly reported in their country of tax residence. Failure to declare can result in significant penalties. Independent tax advice covering both the country of investment and the investor's home jurisdiction is strongly recommended.

Risks and mistakes

• Not verifying the appraised value, in Thailand, transfer fee is calculated on the official appraised value or the transaction price, whichever is higher. Buying below market rate does not guarantee a lower fee.
• Overlooking Specific Business Tax, many buyers do not check how long the seller has held the property. If it is under 5 years, the 3.3% SBT is embedded in or layered onto the negotiated price.
• Buying in Cambodia without a 'hard title', without a full freehold title (hard title), transfer registration is not possible, and resolving the land status adds costs and delays that are difficult to predict.
• Ignoring home-country tax reporting, foreign rental income must be declared even if the funds never leave the investment country. This is consistently the most overlooked obligation among international investors.
• Currency exchange costs, fees denominated in THB or USD convert to your home currency at prevailing rates. Exchange rate fluctuations of 5-10% annually can materially affect the effective cost of your transaction.
• Skipping independent legal due diligence, legal review in Thailand costs approximately 30,000-80,000 THB, but protects against purchasing a property encumbered by a mortgage, lien, or disputed ownership. It is not optional on a significant capital commitment.

Buyer cost checklist

Thailand:

• Transfer fee (buyer's share): 0-2%
• Sinking fund: 500-800 THB per sqm
• Common area fee (first year): 40-80 THB per sqm per month
• Independent legal review: 30,000-80,000 THB
• International wire transfer (bank commission): 0.25-1% of amount
• Document translation: 5,000-15,000 THB

Cambodia:

• Property transfer tax: 4%
• Registration fee: 100-500 USD
• Independent legal review: 500-2,000 USD
• Annual property tax: 0.1% (above threshold)
• Banking and transfer fees: 0.5-1%

FAQ

What is the transfer fee when buying a condo in Thailand in 2026?

The transfer fee is 2% of the official appraised value or the transaction price, whichever is higher. On the primary market, developers commonly cover the full fee or split it 50/50 with the buyer.

Who pays Specific Business Tax in Thailand?

Specific Business Tax (3.3%) is the seller's obligation and applies when the seller has held the property for fewer than 5 years. The buyer does not pay it directly, but sellers often factor it into their asking price.

Does Cambodia have a double taxation treaty for most investor nationalities?

Cambodia's treaty network is limited. Investors from many Western countries will not benefit from a bilateral double taxation agreement and may need to rely on domestic unilateral relief, which is less favorable and more administratively complex.

How is rental income from Thailand taxed for foreign investors?

Rental income from Thai property is subject to Thai progressive income tax (0-35%). Investors from countries with a double taxation treaty with Thailand can generally credit taxes paid in Thailand against their home country liability. The applicable method depends on the specific treaty.

What is the property transfer tax in Cambodia?

The transfer tax in Cambodia is 4% of the declared property value. It is formally the buyer's responsibility and is paid at the point of registration.

Is there an annual property tax on condominiums in Thailand?

In 2026, owner-occupied condominiums valued below 50,000,000 THB are exempt from the Land and Building Tax. For rental properties, rates range from 0.01% to 0.1% depending on assessed value.

What are the typical bank wire fees when buying property in Thailand?

International transfer commissions typically range from 0.25% to 1% of the transferred amount. Thai banks also apply a currency conversion spread. Transferring funds in Thai Baht from a foreign currency account, where possible, can help control exchange costs.

Does withholding tax on property sales apply to the buyer in Thailand?

No. Withholding tax on property sales is the seller's liability. The buyer does not pay it directly. The Land Department deducts it automatically from the proceeds at the point of title registration.

What additional costs should I expect on a resale purchase in Bangkok?

Beyond the buyer's share of the transfer fee (typically 1%), budget for independent legal due diligence (30,000-80,000 THB), document translation, and international transfer fees. Also factor in the possibility that the seller's tax exposure has been priced into the sale price.

Is buying new-build or resale cheaper in terms of closing costs in Thailand?

New-build purchases from developers generally carry lower closing costs for buyers, as developers absorb transfer fees and stamp duty. Resale transactions involve more variables and negotiation, and buyer-side fees are typically 2-4% of the purchase price.

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