Thailand's Land and Buildings Tax (พระราชบัญญัติภาษีที่ดินและสิ่งปลูกสร้าง) replaced the old house and land tax in 2020 and has been evolving ever since. For Phuket expats who own condominiums, villas, or land-lease properties, understanding this tax is now an annual obligation — not something you can ignore and hope your condo management takes care of.
The short version: the tax is low by international standards. Most expats owning a single condo in Phuket as their primary residence pay nothing at all, or a few thousand baht per year. But the rules around primary residence, rental properties, and vacant land have tightened, and the process for claiming exemptions has become more formalised. This guide explains it all clearly.
Thai tax law changes regularly. The information below is accurate as of April 2026 but may have changed since publication. For your specific situation — especially if you own multiple properties, have a complex ownership structure, or are buying or selling — consult a qualified Thai property lawyer or tax advisor in Phuket. Last updated: April 2026.
Thailand Land and Buildings Tax: The Basics
The Land and Buildings Tax applies annually to all land and buildings in Thailand. The tax is calculated on the assessed value (not market value) as determined by the Treasury Department's standard appraisal rates. In Phuket, assessed values are typically 40–70% of actual market value, which keeps actual tax bills lower than you might expect.
The tax is administered locally — in Phuket by the Phuket City Municipality (Tessaban Nakhon Phuket) for city-area properties, and by the relevant Tambon Administrative Organisations (TAO/SAO) for properties in areas like Rawai, Bang Tao, and Chalong.
Who Pays?
The owner of the property as registered in the Land Department title deed (chanote) on January 1st of the tax year pays the annual tax. For foreigners who own condominiums (permitted under the Condominium Act), you pay as the registered owner. For properties held through a Thai company or lease structure, the company or Thai name-holder typically pays.
Tax Rates by Property Type 2026
| Property Use | Assessed Value | Rate | Example: ฿5M assessed value |
|---|---|---|---|
| Primary Residence (owner-occupied) | 0 – ฿50M | 0% (exempt) | ฿0/year |
| Primary Residence | ฿50M – ฿75M | 0.03% | — |
| Primary Residence | ฿75M – ฿100M | 0.05% | — |
| Primary Residence | Over ฿100M | 0.1% | — |
| Agricultural Land | 0 – ฿75M | 0.01% | ฿500/year |
| Agricultural Land | Over ฿75M | 0.1% | — |
| Investment/Rental Property | 0 – ฿50M | 0.02% | ฿1,000/year |
| Investment/Rental Property | ฿50M – ฿200M | 0.03% | — |
| Investment/Rental Property | Over ฿200M | 0.7% | — |
| Commercial/Business Use | 0 – ฿50M | 0.3% | ฿15,000/year |
| Commercial/Business Use | Over ฿50M | 0.7% | — |
| Vacant/Undeveloped Land | All values | 0.3–3% | Rises 0.3% every 3 years |
Key note on primary residence: To qualify for the ฿50 million exemption, you must be registered on the official household registration (Tabien Baan) at the property address. Foreign nationals cannot be on the Tabien Baan, so technically cannot claim the owner-occupied exemption. In practice, many foreign condo owners are assessed at the lower investment rate (0.02%) rather than zero — this is a known grey area that local authorities handle inconsistently. Always confirm with your local Tessaban office.
Example Tax Calculations for Phuket Properties
| Property Type | Market Value | Assessed Value (~60%) | Use Type | Annual Tax |
|---|---|---|---|---|
| 1-bed condo, Patong | ฿3,500,000 | ฿2,100,000 | Rental | ฿420/year |
| 2-bed condo, Bang Tao | ฿7,000,000 | ฿4,200,000 | Rental | ฿840/year |
| 3-bed pool villa, Rawai | ฿12,000,000 | ฿7,200,000 | Rental | ฿1,440/year |
| Penthouse, Surin | ฿25,000,000 | ฿15,000,000 | Owner-occupied | ฿0 (Thai only) / ฿3,000 (expat) |
| Commercial shophouse, Phuket Town | ฿8,000,000 | ฿4,800,000 | Commercial | ฿14,400/year |
| Vacant land, Chalong (1 rai) | ฿5,000,000 | ฿3,000,000 | Vacant | ฿9,000/year (rising) |
As you can see, the annual tax burden is remarkably low by global standards. A ฿7M investment condo costs less than ฿1,000/year in property tax. The main financial pain for property owners in Phuket comes at the point of purchase (transfer fees) and sale (withholding tax), not during ownership.
Payment Process & Deadlines
- JanuaryLocal authority assesses properties and prepares tax notices. Assessed value determination based on Treasury Department standard rates.
- Feb–MarTax notices mailed to registered property address. If you're not living at the property or haven't updated your address, you may not receive it — the tax is still owed.
- April 30Payment deadline. Pay at your local authority office (Tessaban, SAO, or TAO) or via bank transfer if your local office supports online payment.
- May onwardsLate payment surcharge: 1% per month on the outstanding amount. Plus a 10–40% penalty if formally assessed as non-compliant.
Where to Pay in Phuket
- Phuket City area (Mueang Phuket district): Tessaban Nakhon Phuket, Narisorn Road, Phuket Town.
- Bang Tao / Cherng Talay / Laguna: Cherng Talay SAO (Samnak Ngan Ongkan Borihan Suan Tambon Cherng Talay)
- Rawai / Nai Harn: Rawai SAO
- Chalong: Chalong SAO
- Kamala: Kamala SAO
- Kata / Karon: Karon SAO
Property Transfer Taxes (Buying & Selling)
Separate from the annual property tax, significant taxes apply at the point of buying and selling. These are paid at the Phuket Land Department office in Phuket Town.
| Fee/Tax | Rate | Who Pays | Notes |
|---|---|---|---|
| Transfer Fee | 2% of assessed value | Usually split 50/50 | Paid at Land Dept on transfer day |
| Specific Business Tax | 3.3% of assessed value | Seller | If seller owned property less than 5 years |
| Stamp Duty | 0.5% of assessed value | Seller | Only if SBT exempt (owned 5+ years, on Tabien Baan 1+ year) |
| Withholding Tax | 1–5% of assessed value | Seller | Rate depends on seller type (individual vs company) and holding period |
For a ฿7M condo being sold by an individual who has owned it for 6 years and registered on the Tabien Baan: Transfer Fee (2%) + Stamp Duty (0.5%) + Withholding Tax (~1%) = approximately ฿245,000 total. These costs are based on the assessed value (typically 60–70% of market value), making actual costs lower than the percentage suggests.
Looking to Buy Property in Phuket?
Our network of vetted Phuket realtors can help you navigate the buying process, title deed verification, and transfer cost calculations before you commit.
