The day of transfer brings a transfer fee, withholding tax, and either specific business tax or stamp duty, plus a mortgage registration fee where the purchase is financed. Each is calculated on a different base: some on the official appraised value, some on the higher of the price and that value.
The law does not say which side pays what. It is a matter for the contract, so it should be written into the sale and purchase agreement. Most disputes on the day of transfer come from never having settled this.
Result
An estimate for guidance, not advice on your matter.
What each charge is calculated on
- Transfer fee: 2 per cent of the official appraised value.
- Mortgage registration: 1 per cent of the amount secured.
- Specific business tax: 3.3 per cent of the price or the appraised value, whichever is higher, where the property has been held for less than five years.
- Stamp duty: 0.5 per cent of the same base, and only where specific business tax is not payable.
- Withholding tax: for an individual seller, calculated on the appraised value with a deduction fixed by the number of years held and then progressive rates; for a company, 1 per cent of the price or appraised value, whichever is higher.
When specific business tax does not apply
- The property has been held for more than five years.
- The seller has been on the house registration for more than one year, even if held for less than five.
- The property was inherited.
- It is transferred to a legitimate child without consideration, or expropriated.
The reduced rate
Notifications of the Ministry of Interior have extended the reduction of the transfer fee and the mortgage registration fee to 0.01 per cent, in force from 1 July 2026 to 30 June 2027.
- Both the sale price and the appraised value must be not more than seven million Baht, and the secured amount that attracts the reduced mortgage fee must also be not more than seven million Baht.
- The buyer must be a Thai individual. A company does not qualify.
- It covers detached houses, semi-detached houses, townhouses, shophouses, condominium units and land together with such a building, new or resale. Bare land does not qualify.
- The transfer and the mortgage must be registered on the same occasion for the mortgage side of the reduction to apply.
- Only the fees are reduced. Withholding tax, specific business tax and stamp duty remain at their normal rates.
The conditions differ between rounds, so confirm with the Land Office before the appointment.
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These are estimates. The Land Office calculates from the appraised value in force on the day, which may differ from the figure entered, and an individual seller's withholding tax also depends on how the property was acquired. Send the title deed and the sale agreement for review before the transfer date.
Sources
- Land Code, section 103 and the ministerial regulation fixing registration fees: 2 per cent of the appraised value on a transfer and 1 per cent of the secured amount on a mortgage.
- Revenue Code, section 91/2 (6): specific business tax on the sale of immovable property in a commercial manner at 3 per cent plus local tax of 10 per cent of that, giving 3.3 per cent; and Royal Decree (No. 342) B.E. 2541, section 4 (6), under which tax is due on a sale within five years of acquisition, so the property must be held beyond five years to be exempt, together with the exemptions for a seller on the house registration for not less than a year and for inherited property.
- Revenue Code, section 50 (5) on withholding from the sale of immovable property, and Royal Decree (No. 165) B.E. 2529, which fixes the standard deduction by the number of years held.
- Two Notifications of the Ministry of Interior dated 30 June 2026, one under the Land Code and one under the condominium legislation, reducing the transfer and mortgage registration fees to 0.01 per cent from 1 July 2026 to 30 June 2027.
- Department of Lands
- Revenue Department