Total Cost of Buying Property in Phuket
Budget approximately 3-6% on top of the purchase price for all taxes, fees, and costs. Here's the complete breakdown for 2026.
Taxes and Fees at Purchase
| Fee | Rate | Who Pays | Notes |
|---|---|---|---|
| Transfer fee | 2% of registered value | Usually split 50/50 | Paid at Land Office on transfer day |
| Stamp duty | 0.5% of registered value | Seller (negotiable) | OR specific business tax — not both |
| Specific business tax | 3.3% of registered value | Seller | Only if seller owned < 5 years |
| Withholding tax | 1% (company) or progressive (individual) | Seller | Deducted at Land Office |
| Legal fees | ฿30,000 — ฿80,000 | Buyer | For due diligence and contract review |
| Sinking fund | ฿500-1,000 per sqm | Buyer (condos) | One-time building reserve fund |
Example Cost Calculation
For a ฿10,000,000 condominium purchase:
- Transfer fee (buyer's half): ฿100,000
- Legal fees: ฿50,000
- Sinking fund (50 sqm × ฿700): ฿35,000
- Total additional costs: ฿185,000 (1.85%)
For a ฿25,000,000 villa purchase:
- Transfer fee (buyer's half): ฿250,000
- Legal fees: ฿80,000
- Lease registration fee: ฿30,000
- Total additional costs: ฿360,000 (1.44%)
Annual Ownership Costs
| Cost | Condo | Villa |
|---|---|---|
| Property tax | 0.02-0.1% of appraised value | 0.02-0.1% of appraised value |
| Common area fees | ฿40-100/sqm/month | N/A (or estate fees) |
| Insurance | ฿3,000-8,000/year | ฿10,000-30,000/year |
| Maintenance | Included in common fees | ฿50,000-200,000/year |
| Pool maintenance | Included | ฿5,000-10,000/month |
| Garden maintenance | N/A | ฿3,000-8,000/month |
Tax on Rental Income
If you rent out your property, rental income is subject to Thai income tax. For non-residents, a flat 15% withholding tax is typically applied. For residents (183+ days in Thailand), progressive rates from 0-35% apply with deductions available. Many investors structure ownership through a Thai company for tax optimization — consult a tax advisor for your specific situation.
Capital Gains Tax on Sale
Thailand has no separate capital gains tax. Profit from property sale is taxed as income. If selling within 5 years of purchase, a 3.3% specific business tax applies to the sale price. After 5 years, only 0.5% stamp duty applies. This makes Phuket property particularly tax-efficient for long-term investors.