Short answer: On transfer, the Land Department charges a 2% transfer fee. The seller usually pays either a 3.3% specific business tax (if held under five years) or a 0.5% stamp duty, plus withholding tax. By custom the transfer fee is often split, but the contract decides.
Closing-cost estimator
The estimator shows the main statutory fees charged on the registered or appraised value, whichever is higher. It does not replace advice from the Land Department or a lawyer.
Fees and taxes on transfer
| Item | Typical rate | Who usually pays |
|---|---|---|
| Transfer fee | 2% of the registered or appraised value | Often split 50/50; negotiable |
| Specific business tax | 3.3% if the seller held the property for less than five years (or has not been on the house registration for a year) | Seller |
| Stamp duty | 0.5% when specific business tax does not apply | Seller |
| Income withholding tax | Progressive for individuals, based on appraised value and years held; a flat rate applies to companies | Seller |
| Mortgage registration | 1% of the loan, capped at a maximum | Buyer |
Governments sometimes announce temporary reductions in transfer and mortgage fees for lower-priced homes. Check with the Land Department whether any are in force on your transfer date.
Buyer-side costs beyond the Land Office
- Legal fees. A flat fee or small percentage for a lawyer to check title, review contracts and attend the transfer.
- Condo sinking fund. A one-off contribution to the building's reserve, usually calculated per square metre, collected at transfer.
- Monthly common fees. Management, security, lifts, cleaning and facilities, normally billed per square metre.
- Annual land and building tax. A local tax on property that is generally modest for homes, with rules that depend on use and value.
- Bank charges. International transfer and currency conversion fees.
- Furnishing and insurance. Many resale units come furnished, but check what is included in writing.
- Agent commission. In Thailand this is commonly paid by the seller, but confirm in advance.
Ongoing ownership costs
Allow for electricity (air-conditioning is the largest bill), water, internet, insurance, and repairs. For villas, add garden, pool and housekeeping costs. If you leave the property empty, a manager who checks it weekly during the rainy season prevents mould and leaks. See the area pages, such as Hua Hin villas, for local cost notes.