Buying a condo or house in Pattaya comes with government fees and taxes on top of the price. Use this calculator to estimate what is due at the Land Office on transfer day, and how much of it you are likely to pay as the buyer. Fees are worked out from the Land Department’s appraised value or the sale price, whichever the rule uses.
Pattaya Property Buying Cost Calculator
Estimate only, for planning. The Land Office calculates the final amounts on the day, and the fee split is whatever buyer and seller agree in the sales contract. Seller taxes are shown because they are often negotiated into the price. Get independent legal advice before paying a deposit.
What Each Fee Is
- Transfer fee – 2% of the Land Office appraised value. Buyer and seller usually split it 50/50. From 1 July 2026 to 30 June 2027 it is 0.01% for Thai nationals buying property worth 7 million THB or less; foreign buyers pay the standard 2%.
- Specific business tax – 3.3% of the appraised value or sale price, whichever is higher. It applies when a company sells, or an individual sells within 5 years of buying, unless the seller has had their name on the house registration for at least 1 year.
- Stamp duty – 0.5% of the higher of appraised value and sale price, payable only when specific business tax is not.
- Withholding tax – 1% for a company seller. For an individual seller it is a progressive tax on the appraised value, reduced for each year of ownership.
- Mortgage registration – 1% of the loan amount when a mortgage is registered at transfer.
Before you budget, also read our foreign ownership quota guide, the step-by-step buying guide for foreigners and the Pattaya property budget guide. Ready to look at units? Browse Direct Owner listings or message us on WhatsApp.
Frequently Asked Questions
Who pays the transfer fee in Pattaya?
By custom the 2% transfer fee is split 50/50 between buyer and seller, but it is negotiable and the sales contract decides. Developers selling new units often set their own split.
Do foreigners get the reduced 0.01% transfer fee?
No. The reduced transfer and mortgage fees running until 30 June 2027 apply only to Thai nationals who are natural persons, for property worth 7 million THB or less. Foreign buyers pay the standard 2% transfer fee.
What is the appraised value?
It is the Land Department’s official assessed value of the property. It is often lower than the market price, and the transfer fee is based on it.
Does the buyer pay specific business tax or withholding tax?
These are the seller’s taxes, but who actually pays them can be negotiated. Always confirm in writing in the sales contract.