Transferring Property in Thailand: A Comprehensive Guide

Reviewed by ThaiLawOnline, a licensed Thai law firm practising in Thailand since 2006. Thai lawyer of record: Wichuda Atthamethakon, LL.M., Thai Bar Licence 3149/2556.

Last updated on 17 September 2026

Co-owned assets and a spouse’s power to sell

Unregistered partners do not acquire the statutory marital-property regime merely by living together. They may nevertheless establish co-ownership of assets acquired through their joint earning activity. In Supreme Court Decision No. 97/2569, the court recognised equal shares in two plots derived from the partners’ joint business before marriage. Their later marriage did not turn those assets into marital property. Preserve evidence of the joint business, payments and acquisition history. This ruling does not give a foreign partner a general right to own Thai land. See our analysis of unmarried couples and property.

Selling or mortgaging marital immovable property generally requires joint action or the other spouse’s consent under Section 1476 of the Civil and Commercial Code. Section 1480 permits an annulment claim, subject to ratification, protection for a third party acting in good faith for value, and the one-year knowledge and ten-year transaction limits. In Supreme Court Decision No. 3228/2569, two 2017 transfers were revoked in full and the recipient was ordered to leave those plots. The challenges to two 2006 transfers were time-barred. The decision did not undo all four sales. Check the acquisition date, marital status, source of funds and consent before registration. See our spousal-consent analysis.

Transfer day is the last step in the sequence set out in our guide to property in Thailand.

What to do now: If you are a foreign buyer, budget the full 2%. The reduction still matters to you on resale, because a Thai buyer purchasing from you before 30 June 2027 may qualify.

Last verified: 31 July 2026 against the two Ministry of Interior announcements published in the Royal Gazette on 1 July 2026.

Transferring property in Thailand is a detailed process that involves careful coordination with the Land Department to ensure all legal requirements are met. Whether through sale, inheritance, or gifting, understanding each step can help streamline the process. We made this page so that people can understand how it works in reality.

Meeting requirements at the land department

For a property transfer, both the buyer and seller, or the gifting parties, must be present at the Land Department. If they cannot attend, they must assign power of attorney to someone who can act on their behalf. This meeting is essential for verifying documents and identities before proceeding. If there is a mortgage on the property, the bank might send someone to cancel the mortgage so there will be 3 parties in these cases.

Document Verification and Queue Number for Transferring Property in Thailand.

At the Land Department, officials check the necessary documents. Once everything is in order, the parties receive a waiting line ticket that tells them when they will be called to finalize the transaction. The seller normally brings the original title deed (do note that the land department also has an original) unless the title deeds is with a bank (like when there is a mortgage)

Identification Needs

Like for most official things, Thai nationals need to present their Thai ID card and house registration (Tabien Baan). Foreigners must provide their passports. This step ensures that all parties are correctly identified according to legal standards. Depending what you are doing a purchase, or a transfer for inheritance, some documents may vary. For example, inheritance might request a Court decision. They also might need a death certificate and what we call a final decree. The final decree is a document saying there is no appeal and decision is executory from the Court.

Fees and Taxes for Transferring Property in Thailand.

Transfer fees and taxes are calculated based on the property’s value, the details in the contract, and current laws. Responsibilities for these costs can vary, some contracts require the buyer to pay all fees, while others might dictate a split cost or other arrangements. A 2% transfer fee is the main charge. A reduced rate of 0.01% runs to 30 June 2027 on qualifying residential property up to 7 million baht, but it is limited to individual Thai nationals and does not help a foreign buyer. There is also a 0.5% stamp duty, which the reduction does not affect. Stamp duty and Specific Business Tax are alternatives rather than cumulative: which of the two you pay turns on how long the seller has held the property, and our guide to property taxes in Thailand works through both with a costed example. Properties transferred within five years of acquisition also incur a Specific Business Tax of 3.3%, which discourages speculative property transactions. That is the statutory 3% under section 91/6(3) of the Revenue Code plus the 10% local surcharge, and it is the rate in force as at September 2026. If you check the Revenue Department’s own English pages you will find 0.1% there instead. That was a stimulus reduction made by royal decree, and the last of them, No. 488 of B.E. 2552, cut the rate only for transfers registered between 29 March 2009 and 28 March 2010. No royal decree since has reduced it again. From time to time, the government can modify these taxes to stimulate the economy like in 2023 and 2024.

Withholding tax is the charge this page used to leave out, and on an ordinary sale by an individual it is often the largest of the lot. Where the seller is an individual, an ordinary partnership, a non-juristic body of persons or an undivided estate, it is worked out on the appraised value used for the registration fee, not on the price in the contract. A standard deduction is taken first, fixed by years held under section 4 of Royal Decree No. 165 B.E. 2529: 92 per cent for one year, then 84, 77, 71, 65, 60 and 55 per cent, and 50 per cent from the eighth year on. Inherited or gifted property takes a flat 50 per cent instead. What is left is divided by the years held, the personal income tax scale is applied to that figure, and the result is multiplied back by the years held. Years held stops at ten however long you have owned it, and part of a year counts as a whole one. For inherited property, or property not acquired to trade in, the tax cannot exceed 20 per cent of the sale price. Where the seller is a company or a juristic partnership the calculation disappears: it is a flat 1 per cent of the sale price or the appraised value, whichever is higher.

Which value each charge is calculated on decides how much any of this costs. The 2 per cent transfer fee and the individual withholding tax are both taken on the appraised value, the figure the Land Department holds, whatever the parties write in the contract. Stamp duty, Specific Business Tax and the corporate 1 per cent are taken on the higher of the appraised value and the declared price. So the appraised value sets a floor under the bill that no wording in the contract reaches.

Foreign Buyer Considerations when Transferring Property in Thailand.

In transactions involving a foreign buyer, the foreigner might be asked to sign a confirmation letter (click here) stating the property will be the personal property of the Thai individual. This does not apply to a condominium bought under the foreign quota, which has its own rules. While this request has become less common recently, foreigners might still need to provide parental details verbally, without needing to show documentation.

Completing the Transaction

The actual transfer process can take anywhere from 30 minutes to a full day, depending on how busy the Land Department is and whether the documentation is prepared beforehand. Once fees and taxes are settled, payment is made to the seller, typically via cash, cashier’s check, or bank transfer.

You must agree on how the payment is made with the seller before going to the land department. Do note that many people pay cash for properties. The land department does not verify the payment, and often the parties declare a lower value than the real price. That is totally common in Thailand even if illegal. We suggest clients to be careful if they wish to declare a lower value than the real price.

Receiving the Title Deed after Transferring Property in Thailand.

The buyer receives the title deed (Chanote) after the payments and registration by the land department are completed. If there are any additional rights like a usufruct or lease to be registered, these can generally be handled on the same day. Unless the title deed is Nor Sor Sam, which requires a 30-day notice period due to the need for public announcements. So they name the transfer of the property and the usufruct at the same time.

Special Cases: Gifting and Inheritance

The process of transferring property as a gift (e.g., a father to a daughter) or through inheritance follows similar steps. In these cases, Thai people often navigate the process without legal assistance, as they are mostly familiar with the procedures and requirements. If not, they can call their local land department.

Role of Legal Assistance

It’s common for Thai nationals to handle property transfers without lawyers. However, complex cases involving newer rights like Sap Ing Sith or significant foreign involvement might benefit from professional legal advice. Ensuring all legal bases are covered can prevent future disputes and complications.

Whether you are buying, inheriting, or receiving property as a gift, understanding the nuances of the Thai Land Department’s processes helps ensure a smooth transaction. Preparing thoroughly and knowing what to expect can significantly ease the transfer process, making it as efficient as possible.

• Department of Lands, Thailand (official website)
• Last reviewed: 7 September 2026. The withholding tax scale is section 4 of Royal Decree No. 165 B.E. 2529, read from the Royal Gazette scan at volume 103 part 15 special issue pages 37 and 38, and the royal decree register was enumerated end to end (678 decrees, numbers 9 to 807) to confirm nothing since has amended it. The method, the ten year cap, the 20 per cent ceiling and the corporate 1 per cent come from the Department of Lands. The 2 per cent transfer fee and the appraised value basis are Ministerial Regulation No. 47 (B.E. 2541) clause 2(7). Not verified in this review: the 30 day notice period stated for a Nor Sor Sam transfer.