Property Buying Costs in Phuket: Fees, Taxes and What to Verify

There is no reliable flat percentage to add to every Phuket property price. Costs differ for a freehold condominium, a resale, an off-plan purchase and a registered lease. The seller's legal status, official appraised value, transaction date and the sale agreement can also change the final amount. Ask for a written estimate for the exact property and ownership structure.

This guide is general information, not tax or legal advice. Source check date: 3 October 2026.

Transfer registration fee

The Department of Lands' published fee schedule sets the standard registration fee for a transfer with value at 2% of the official appraised value. Do not assume the buyer pays exactly half: the sale and purchase agreement should state how the parties allocate it. Special reductions and exemptions apply only when a transaction meets their specific conditions.

As of this review, a temporary 0.01% transfer and mortgage fee measure is in force through 30 June 2027 for qualifying homes and condominiums with sale price, appraised value and mortgage amount within the stated THB 7 million limits. The measure is for individual buyers with Thai nationality. A foreign buyer should not assume eligibility, and the measure does not remove seller taxes such as withholding tax, specific business tax or stamp duty. Check the Department of Lands fee schedule and the official 2026 measure summary before budgeting.

Taxes that depend on the seller and transaction

These charges are commonly calculated at transfer and are not a universal buyer-side percentage. The contract may allocate costs between the parties, so list each item separately in the cost estimate.

• Specific Business Tax (SBT): the general rate is 3.3% where a property sale falls within the statutory trade-or-profit categories. The rules include a five-year test in some cases and exceptions, including a qualifying principal-residence exception when the seller's name has been in the household registration for at least one year. The legal category, dates and evidence matter; “owned under five years” alone is not a complete test.
• Stamp duty: may apply when SBT is not payable. The Revenue Department's schedule sets the relevant receipt duty at THB 1 per THB 200 (0.5%), subject to the applicable tax base and transaction rules. Do not add it automatically on top of SBT.
• Withholding tax: the calculation depends on whether the seller is an individual or a company. For a company seller, the published rule is generally 1% of the higher of the sale price and the official appraised value. An individual's calculation uses a different formula that depends on the appraised value and holding period; a flat “1–3%” estimate is not dependable.

See the Revenue Department's property-transfer tax guidance and its SBT eligibility rules. Ask a Thai tax professional to calculate the actual transaction.

If you are buying a leasehold property

A registered lease has a different fee basis from a freehold transfer. The Department of Lands schedule calculates lease registration at 1% of the rent for the full registered term; lease stamp duty is a separate charge, generally 0.1% of the total rent or key money for that term. These amounts are based on the lease terms, not simply on the advertised property price. Confirm the calculation and the lease wording with an independent Thai lawyer.

Annual and project-specific costs

Do not rely on a generic table that labels every rented home as commercial property or assigns a single annual tax rate. Land and Building Tax depends on the official assessment, the property's legally assessed use/category and applicable relief. Request the latest tax notice and confirm the classification with the relevant local authority. The Ministry of Finance's Land and Buildings Tax Act page provides the governing materials.

For a condominium or managed development, ask the seller, developer or juristic person for current written figures for common-area fees, reserve or sinking-fund contributions, insurance, utilities, furnishing, handover charges and any rental-management fee. These are project- and contract-specific; separate one-time, annual and operating costs.

Cost checklist before signing

Request one itemized estimate that identifies:

1. The exact property, title/ownership form and official appraised value.
2. The sale price and the transfer-fee split written in the agreement.
3. Seller type, acquisition date and the tax basis for SBT, stamp duty and withholding tax.
4. Every buyer payment due at reservation, contract signing, transfer and handover.
5. Recurring building, tax, insurance and management costs, with the document or quote behind each amount.

There is no safe universal “add 5–10%” rule. The estimate should show assumptions and distinguish a statutory charge from a negotiated payment or project operating cost.

Considering a purchase? Send PhuketStayPro the listing and your intended ownership type to request an itemized cost checklist. You can also explore Phuket properties for sale and our property-management service for owners. For the purchase sequence, see buying property in Phuket step by step.

Official sources

• Department of Lands: fees, taxes and duties
• Revenue Department: taxes on property transfers
• Revenue Department: when SBT applies
• Finance Ministry: Land and Buildings Tax Act materials

Rates and eligibility can change. Have an independent Thai lawyer or tax professional confirm the calculation for the specific transaction.