Thai Property Law for Thai Buyers

Buying property as a Thai citizen is simpler than for a foreign buyer — there is no ownership quota or land ban to navigate — but the taxes, fees and lending rules still shift from year to year through government stimulus measures. This overview lays out what is currently in force for Thai buyers as of 15 September 2026.

At a glance

The government has extended a reduced 0.01% transfer fee and 0.01% mortgage registration fee (both normally higher) for qualifying lower- and mid-value homes through 30 June 2027. Loan-to-value (LTV) rules from the Bank of Thailand currently allow 100% financing on many first and second homes. Sellers pay separate taxes on transfer, and all owners face annual Land and Building Tax. Contracts for off-plan purchases and deposits carry standard civil-law protections that buyers should insist on in writing.

Rules and requirements

For houses, townhouses, shophouses and condominiums where the purchase price, the Land Department's assessed value, and the loan amount are each no more than THB 7 million, and the buyer is a Thai individual, the government has cut the standard transfer fee from 2% to 0.01% and the mortgage registration fee from 1% to 0.01%. This measure was extended by the Cabinet on 30 June 2026 and published in the Royal Gazette on 1 July 2026, running through 30 June 2027 [1]. Buyers outside these thresholds — higher-value properties, non-individual buyers, or loans above THB 7 million — pay the standard rates.

On financing, the Bank of Thailand's loan-to-value rules currently allow up to 100% financing for a first home valued over THB 10 million and for a second home valued under THB 10 million, a relaxation in force from 1 May 2025 through 30 June 2026. The BoT held a public hearing between 7 May and 5 June 2026 on extending this relaxation to 30 June 2027; whether that extension was adopted should be verified against the current BoT notification before relying on it for a purchase timed near the original cutoff [2].

On the seller's side of a transaction — relevant to buyers negotiating who bears which cost — Thai law imposes withholding income tax on the seller (progressive rates for individuals, a flat 1% for corporate sellers), plus either specific business tax at 3.3% if the seller has held the property for under 5 years, or stamp duty at 0.5% if specific business tax does not apply [3].

Once you own, the Land and Building Tax applies annually, with statutory ceiling rates of 0.15% for agricultural land, 0.3% for residential property, and 1.2% for other or vacant land or buildings. Principal-residence exemptions apply: up to THB 50 million of appraised value is exempt for an owner who holds both the land and the house in their name, and up to THB 10 million if the owner holds only the building. For 2026 (Buddhist year 2569), no across-the-board Royal Decree reduction had been published as of early 2026, meaning 2026 is treated as a "full-rate" year against the statutory ceilings; a proposed 50% cut for 2026 was put forward by industry groups and reportedly considered by the government, but no decree confirming it has been identified — treat any such cut as unconfirmed until a Royal Decree is published [4].

For off-plan (pre-construction) purchases and deposits, standard Civil and Commercial Code protections apply: a sale and purchase agreement should specify the deposit amount, forfeiture conditions, the developer's construction and delivery timeline, and remedies if the developer fails to deliver. Buyers should confirm the project has the required construction permits and that any deposit is held on terms that protect the buyer if the project stalls.

Costs, taxes and timelines

A qualifying Thai buyer under the THB 7 million thresholds pays 0.01% transfer fee plus 0.01% mortgage fee through 30 June 2027, instead of the standard 2% and 1% [1]. Sellers typically bear withholding tax and either specific business tax (3.3%) or stamp duty (0.5%) [3]. Annual Land and Building Tax runs up to 0.3% of appraised value for residential property, before exemptions [4]. Financing above 90–100% LTV may be available depending on home value and whether it is a first or second home, through at least 30 June 2026 [2].

Step by step

1. Confirm whether your purchase price, assessed value and loan amount each fall at or under THB 7 million to qualify for the 0.01% fee rates before 30 June 2027 [1].
2. Check current BoT LTV limits for your specific case (first vs. second home, property value band) with your lender, since the relaxation's extension past 30 June 2026 needs verification at the time of your purchase [2].
3. Negotiate who bears which transfer-related tax — by convention this is often split or borne by the buyer, but it is negotiable and should be stated in the sale and purchase agreement.
4. For off-plan purchases, review the developer's permits, the payment/delivery schedule, and deposit-forfeiture terms before signing.
5. Register the transfer at the Land Office, paying the applicable fees and taxes, and register a mortgage if financing.
6. Budget for annual Land and Building Tax once you hold the property, checking whether you qualify for the primary-residence exemption.

Common pitfalls

Buyers sometimes assume the 0.01% fee rate applies to any home purchase — it only applies when price, assessed value and loan amount are each at or under THB 7 million and the buyer is a Thai individual [1]. A second pitfall is budgeting on the assumption that 100% LTV financing will still be available after 30 June 2026 — that extension was only under public hearing as of mid-2026 and is not yet confirmed [2]. A third is treating a reported 50% Land and Building Tax cut for 2026 as guaranteed when planning annual holding costs — no Royal Decree confirming it had been identified as of this writing [4]. Finally, buyers signing off-plan contracts sometimes skip verifying the developer's construction permits, leaving them exposed if a project stalls.

What changed recently

The 0.01% transfer and mortgage fee reduction was extended by Cabinet on 30 June 2026 and published in the Royal Gazette on 1 July 2026, running to 30 June 2027 [1]. The Bank of Thailand's 100% LTV relaxation, in force since 1 May 2025, was due to expire 30 June 2026, with a public hearing on extension held 7 May–5 June 2026 — its outcome should be confirmed against the current BoT notification [2]. A proposed 50% cut to the 2026 Land and Building Tax has been discussed but not confirmed by decree [4].