Property tax in Thailand
See what Thailand's tax rules do to your property portfolio.
What Freeholt models for property, income and retirement in Thailand, and what it does not.
Free to start. No card. Rules reviewed 2 July 2026.
Modelled here
- Tax on rental income
- Capital gains on a sale
- Duty on purchase
- Annual property or land tax
THB · Rates as at 2 July 2026 · Estimates, not advice
Rental income is taxed at 5 to 35% progressive (a 30% standard deduction is available); non residents face 15% withholding. The seller side tax is a deemed withholding calc; sales within 5 years add 3.3% specific business tax. Foreigners can't own land. Condos up to the 49% building quota.
How rental income is taxed in Thailand
For a resident owner: Progressive rates from 5% to 35%, stacked on other income in this country. The top rate of 35% applies above THB 5,000,000. For an owner living abroad and renting this out: Tax is withheld at source at 15% of the gross rent, before any costs.
Interest and losses
Mortgage interest is deductible against the rent. A rental loss brings no relief: it cannot reduce other income, and it does not carry forward.
Capital gains on a sale
There is no capital gains tax on residential property. A seller side levy still applies on the way out, up to 3.3% of the sale price, and it falls hardest on a quick resale.
Annual property tax while holding
About 0.3% a year on the property value.
What it costs to buy
About 2% of the price on purchase. Transfer fee 2% (+3.3% SBT if sold within 5 years). Foreign buyers: 49% condo quota, no land, 30 year leases, nominees illegal.
Can a foreign buyer purchase here?
Foreign buyers are limited by a quota on each building. Foreigners cannot own land. Condos are fine up to 49% of a building's floor area; land is leasehold (30 years, renewal not guaranteed. A 2025 Supreme Court ruling voided 30+30+30 auto renewal structures; the 99 year leasehold amendment remains a DRAFT); nominee structures are illegal.
How Freeholt models Thailand
Every rate above is priced from Freeholt's own table for Thailand and runs through the whole projection: rental income, a modelled sale and the annual holding costs all use the same figures. They cannot be edited yet, so a position that differs from the defaults has to be read with that in mind. The estimate assumes an individual owner rather than a company or trust, and where a rule is not modelled it is listed below rather than quietly priced at zero.
What running this property costs
In Thailand this covers the land & building tax (low), condo common fees, insurance and ~8 to 10% management.
How borrowing works here
Local financing for foreigners is rare. Most condo purchases are cash, paid via inward foreign remittance.
What actually happened here
This country's own record, one year at a time. Nothing on this page is borrowed from another country. Move across a chart to read a year.
Recent rule changes in Thailand
- 2024-01-01 Foreign source income is taxable when REMITTED to Thailand regardless of the year earned (Por 161/2566); the proposed two year grace window was shelved pending the Feb 2026 elections.
What Freeholt models here
- ModelledTax on rental income
- Resident and non resident rates, with interest and losses treated under the local rule.
- ModelledCapital gains on a sale
- No general capital gains tax, but a charge on the seller at the sale, which is priced.
- ModelledDuty on purchase
- One off, on the way in, at the scale in force.
- ModelledAnnual property or land tax
- Charged every year the property is held.
- Not yetIncome tax beyond the rent
- Not modelled for this country yet.
- Not yetDividends, interest and share sales
- Not modelled for this country yet.
- Not yetRetirement savings
- Not modelled for this country yet.
- Not yetInheritance and what happens on death
- Not modelled for this country yet.
What Freeholt does not model here
- Inheritance and estate tax
- Treaty relief between this country and the owner's country of residence
Coverage deepens country by country. Every figure is an estimate, not advice.
Compare with another country
Each page is built from the same table the app runs on, so the figures line up side by side.
Compare Thailand with another country — rent, gains, annual tax and duty, side by side.
Questions people ask
- Does Freeholt model Thailand property tax?
- Yes. Rental income tax, capital gains on a sale, duty on purchase and annual property or land tax are priced from Freeholt's own rate table for Thailand. The rates are not editable yet, so one that differs in a particular case cannot be overridden. Every figure is an estimate, not advice.
- How is rental income from Thailand taxed if I live somewhere else?
- Tax is withheld at source at 15% of the gross rent, before any costs. Tax may also be due in the country of residence, with credit for what was paid here. Estimates only, not advice.
- What are the Thailand figures as at?
- The rate table for Thailand was last reviewed on 2 July 2026. Freeholt date stamps every country rather than implying all of them were checked on the same day. Estimates only, not advice.
Model a property in Thailand alongside everything else you own: see the year your portfolio starts paying you back.