Thailand Property Tax Guide

Thailand's property tax system comprises several levies: the annual Land and Building Tax (LBT, ภาษีที่ดินและสิ่งปลูกสร้าง) at rates of 0.02–0.5% depending on usage and value (subject to government reduction), a 2% transfer fee on registered property value, 0.5% stamp duty on certain transfers, and a 3.3% Specific Business Tax on quick resales (held less than 5 years). All amounts in THB.

Thailand's property taxes are administered by local administrative organisations (เทศบาล, อบต., กรุงเทพมหานคร) under the Land and Building Tax Act B.E. 2562 (2019), which replaced the old House and Land Tax and Local Development Tax. For related guidance, see our Capital Gains Guide →, Personal Tax Guide →, and Wealth Tax Guide →.

Land and Building Tax (LBT / ภาษีที่ดินและสิ่งปลูกสร้าง)

Annual tax levied on landowners and building owners, based on the appraised value (ราคาประเมินทุนทรัพย์) determined by the Treasury Department. The appraised value is typically well below market value (often 30–70% of market price).
Residential rates (0.02–0.1%):

0.02% — for owner-occupied residences with appraised value not exceeding THB 50 million
0.04% — for owner-occupied residences exceeding THB 50 million (on the portion above THB 50M)
0.02% — for rental/rent-free residences (subject to a THB 50 million threshold per taxpayer, with progressive rates up to 0.1% above that)

Commercial / rental residential rates (0.1–0.5%):

0.1% — on the first THB 50 million of appraised value (for commercial use or rental properties)
0.25% — on value from THB 50–200 million
0.5% — on value exceeding THB 200 million

Vacant / undeveloped land: Higher rates apply (0.25–0.5% initially, increasing if land remains undeveloped for 3+ years, up to a maximum of 3%).
Government reduction: The government has applied a 15–90% reduction on LBT rates each year since the tax was introduced (2020). For 2026, a reduction is expected (typically 15% for owner-occupied homes, higher for commercial properties). The actual payable amount has been significantly below the statutory rates.
Exemptions: Government land, religious property, public utilities, agricultural land used by individual farmers (up to THB 50 million appraised value).

Transfer Fee — 2%

When real estate is transferred (sold), a transfer fee (ค่าธรรมเนียมโอน) of 2% of the registered value (the higher of the actual sale price or the appraised value) is payable to the Land Department (กรมที่ดิน).
This fee is typically shared between buyer and seller (by market convention, often split 50/50 or paid by the buyer depending on negotiation).
The government periodically reduces the transfer fee to 0.01% for transfers of owner-occupied homes (under stimulus measures, typically for properties up to THB 3 million).

Stamp Duty — 0.5%

Stamp duty (อากรแสตมป์) of 0.5% of the registered value applies if the transfer is not subject to Specific Business Tax (i.e., where the seller has held the property for 5+ years or the transfer is a gift to ascendants/descendants).
Stamp duty is mutually exclusive with Specific Business Tax — if SBT applies, no stamp duty is due.

Specific Business Tax — 3.3% on Quick Resales

Specific Business Tax (SBT / ภาษีธุรกิจเฉพาะ) of 3.3% (3% SBT + 0.3% local tax) applies to the sale of property by a seller who has held it for less than 5 years (i.e., quick resales).
SBT is levied on the higher of the sale price or the appraised value. It replaces stamp duty (they are mutually exclusive).
The 5-year holding period is counted from the date of acquisition to the date of transfer. Holding cost may reduce the SBT base in certain calculations.
If the property is held for 5 years or more, no SBT applies; instead, stamp duty at 0.5% is payable (if the seller is an individual and the sale is not subject to income tax as business income).
Exemptions: Transfers by inheritance, transfers to legal ascendants/descendants (gifts within the family), transfers to government agencies, and court-ordered transfers.

Withholding Tax on Property Sales

Individual sellers: When an individual sells property, the buyer (or the Land Department) typically withholds tax at the progressive IIT rates based on a deemed-income calculation (the sale price is treated as income over the deemed holding period). The withheld amount is creditable against the seller's annual IIT.
Corporate sellers: The buyer withholds 1% of the sale price as CIT (deductible against the seller's annual CIT).