Free buyer tool
Bangkok condo buying costs calculator
Short answer: on a Bangkok condo purchase, buyers typically pay their share of the 2% transfer fee, a one-time sinking fund, legal fees, and the first year of common area fees, which usually lands between 1% and 3% of the purchase price. If you agree to carry seller-side taxes such as the 3.3% specific business tax, the total can approach 6% to 7%. Enter your numbers below for an itemized estimate in THB with USD and EUR references. Rates are current as of July 2026; confirm every figure with a licensed Thai lawyer.
Your purchase
Purchase price (THB)
≈ $147,059 / €135,135 at the indicative rate below
Buyer type
Foreign freehold buyers pay the same Land Office rates as Thai buyers. The difference is documentation: foreign currency transfers and the FET form.
Purchase type
Has the seller owned the unit for less than 5 years?
This decides whether specific business tax (3.3%) or stamp duty (0.5%) applies. Both are legally seller-side taxes but are often negotiated in the deal.
Registered use
If the seller registered the unit as their primary residence for the required period, some seller-side taxes can be reduced or exempt. Confirm with a lawyer.
Unit size (sqm, for building fees)
Down payment % (optional, cash planning)
Estimated costs for ฿5,000,000
We use the purchase price as the registered value. The Land Office may apply its own appraised value instead.
- Transfer fee (2%)
- 2% of the registered value. Commonly split 50/50 between buyer and seller on resale; the split is negotiable.
- ฿100,000
≈ $2,941 / €2,703
- Specific business tax (3.3%)
- Applies because the seller is disposing within 5 years of acquisition. Stamp duty does not apply when SBT is charged. Legally a seller-side tax.
- ฿165,000
≈ $4,853 / €4,459
- Withholding tax (seller side, note only)
- A simplified note, not a calculation: 1% of the registered value when the seller is a company. For individual sellers it is a progressive prepayment based on appraised value and years of ownership. Always confirm the exact figure with the Land Office or a lawyer.
- Not included in totals
- Agent commission (note only)
- In Thai resale practice the commission is typically paid by the seller. On new-builds it is built into developer pricing. As a buyer you normally pay no agent fee.
- Typically ฿0 for buyer
- Sinking fund (one time, typical range)
- Typical Bangkok condo range of 500 to 1000 THB per sqm, based on your unit size.
- ฿22,500 to ฿45,000
- Common area fee (ongoing, typical range)
- Typical Bangkok range of 40 to 80 THB per sqm per month. Often billed 1 year in advance at transfer.
- ฿1,800 to ฿3,600
per month
- Legal fees (typical range)
- Typical flat range of ฿20,000 to ฿50,000 for an independent lawyer covering due diligence, contract review, and transfer day.
- ฿20,000 to ฿50,000
Buyer-side planning total
฿92,500 to ฿195,000
≈ $2,721 / €2,500 to ≈ $5,735 / €5,270
Transfer fee (half to full share, depending on the negotiated split) plus sinking fund and legal fees. Excludes seller-side taxes (SBT or stamp duty, withholding), the first year of common area fees, and any mortgage costs.
Indicative FX: 1 USD = 34 THB and 1 EUR = 37 THB, a static indicative rate for rough reference only, not a live quote. All rates and rules shown are simplified estimates current as of July 2026 and can change. This calculator is not legal, tax, or financial advice. Confirm every figure with a licensed Thai lawyer and the Land Office before you commit funds.
Frequently asked questions
How much are the total buying costs for a condo in Bangkok?
As a planning rule, budget roughly 1% to 3% of the purchase price on the buyer side: your share of the 2% transfer fee, a one-time sinking fund, legal fees, and the first year of common area fees. If you also agree to carry seller-side taxes (specific business tax or stamp duty), the total can rise toward 6% to 7%. Use the calculator above with your own price and unit size.
What is the transfer fee when buying a condo in Thailand?
The transfer fee is 2% of the registered (appraised or declared) value, paid at the Land Office on transfer day. On resale it is commonly split 50/50 between buyer and seller, but the split is negotiable and should be written into the sale contract. On new-builds the developer commonly pays half.
When does specific business tax apply instead of stamp duty?
Specific business tax of 3.3% applies when the seller disposes of the property within 5 years of acquiring it, with exceptions such as certain primary-residence registrations. When SBT applies, stamp duty is not charged. If the seller has held the property for 5 years or more, stamp duty of 0.5% applies instead. Both are legally seller-side taxes, but they are frequently negotiated into the deal.
Do foreigners pay higher fees when buying a Thai condo?
No. Land Office rates are identical for Thai and foreign buyers. The extra work for foreign buyers is documentation: the purchase funds must arrive from abroad in foreign currency with a bank-issued FET form, and the unit must sit within the building's 49% foreign freehold quota.
What are the sinking fund and common area fee?
The sinking fund is a one-time contribution to the building's reserve for major repairs, typically 500 to 1,000 THB per sqm for Bangkok condos. The common area fee is an ongoing monthly charge for building operations, typically 40 to 80 THB per sqm per month, often billed a year in advance at transfer. Both vary by building, so check the juristic person's actual figures.
How accurate is this calculator?
It applies the standard published rates (2% transfer fee, 3.3% SBT or 0.5% stamp duty) to your numbers and uses typical Bangkok ranges for building and legal fees. Real costs depend on the Land Office appraised value, the negotiated fee split, the building's actual charges, and your lawyer's quote. Rates shown are current as of July 2026; confirm everything with a licensed Thai lawyer.
Next steps for your purchase
Understand the full buying process in our guide to buying property in Thailand, browse current Bangkok condos for sale and rent, or send us your brief through the shortlist request and we will match you with units that fit your budget including all costs.