Based on our Q1 2026 monitoring, agent commissions on resale property transactions in Phuket range from 3% to 5% of the transaction price. In the premium villa segment, dual-commission structures can push that figure to 6-8%, with fees charged to both buyer and seller. For investors planning an exit, commission is only one line item: total exit costs across all transaction fees typically land between 8% and 12% of asset value, depending on property type and holding period.
We have tracked the Phuket and Koh Samui secondary markets for several years, and a consistent pattern emerges: sellers focus on the asking price and only discover the full cost structure when signing the agency agreement. Understanding commission mechanics before listing is the cleaner approach. On Koh Samui, market conventions are broadly similar, though the smaller agency pool tends to produce less flexible commission terms.
Quick answer
- Standard agent commission on Phuket property sales stands at 3-5% of the transaction price, as of 2026
- For villas priced above 30 million THB, a split-commission model is increasingly common: 3% from the seller and 3% from the buyer
- Freehold condominium units (foreign-quota) typically attract the lower end of that range at 3%, reflecting simpler transactional logistics
- Aside from commission, sellers face transfer fees, Specific Business Tax (SBT) or stamp duty, and withholding tax - totalling roughly 4-6.3% in additional charges
- Per our estimates, secondary-market exposure time on Phuket runs 6-14 months depending on segment and sub-district
- On Koh Samui, exposure time extends to 9-18 months for leasehold villas
Options and scenarios
Scenario 1: Freehold condo below 200,000 USD (Patong, Karon, Kamala)
This is the most liquid segment of the Phuket resale market. Buyers are predominantly foreign nationals seeking completed units, often with rental management in place. Agent commission sits at 3%, charged to the seller. In our data sets, units older than five years transact at a discount of 5-10% to the asking price. Correctly priced stock typically clears in 4-8 months.
Illustrative exit model for a condo acquired at 6,000,000 THB and held for five years:
- Purchase price: 6,000,000 THB
- Cumulative net rental income (5 years at 5% net p.a.): 1,500,000 THB
- Capital appreciation (3% p.a. over 5 years, per our estimates): sale price 6,955,000 THB
- Agent commission at 3%: -208,650 THB
- Transfer fee (seller's 50% share at 1%): -69,550 THB
- SBT at 3.3% (if sold before the five-year ownership threshold): -229,515 THB (at exactly five years, stamp duty of 0.5% applies instead)
- Withholding tax (progressive scale, estimated at 1.5%): -104,325 THB
- Total exit costs: approximately 383,000-612,000 THB (varies with SBT vs. stamp duty)
- Estimated net profit over five years (no SBT, after the five-year mark): approx. 2,142,000 THB
- Annualised net return (rental income plus appreciation, combined): approx. 7.1%
For a three-year horizon, the same model produces an annualised net return of approximately 4.8-5.5%, with SBT applying and a shorter appreciation window. Extending to ten years pushes the annualised return toward 7.5-8.2%, driven by the longer rental accumulation period and the absence of SBT.
Scenario 2: Premium villa in leasehold or company structure (Bang Tao, Layan, Surin)
The villa segment above 15 million THB is materially less liquid. Agent commission runs 4-5% from the seller; under a dual-commission arrangement the same agent collects an additional 2-3% from the buyer. Sellers in the 20-50 million THB bracket should plan for a 10-20% discount to the initial asking price. Exposure time ranges from 8-14 months on Phuket and extends to 12-18 months on Koh Samui (Bophut, Maenam).
Company-held villas carry an additional layer: the buyer will typically conduct due diligence on the Thai company's corporate history, generating legal costs on the seller's side of roughly 50,000-150,000 THB. For 30-year leasehold structures with renewal options, sellers must demonstrate that the lease remains current and properly registered, which directly affects buyer confidence and negotiated price.
Scenario 3: Off-plan contract assignment before handover
Contract assignment (novation) is a distinct exit route that our team has monitored closely on Phuket since 2023. Developers generally charge an assignment fee of 1-3% of the contract value. Some purchase agreements prohibit assignment until a defined percentage of the price has been paid - typically 30-50%. Agent fees for sourcing a new assignee run 2-3%. Combined exit cost via assignment: 3-6%.
Timing is central to this strategy. Assignments are most straightforward during the construction phase, when developers have raised their public price list by 15-25% above the pre-sale launch price. An early-stage purchaser can realise a margin even after absorbing assignment costs, provided market conditions hold.
Comparison table
| Parameter | Freehold condo below 200K USD | Leasehold villa 15-50M THB | Off-plan assignment |
|---|---|---|---|
| Agent commission | 3% | 4-5% (plus 2-3% from buyer) | 2-3% |
| Developer assignment fee | N/A | N/A | 1-3% |
| Transfer fee (seller share) | 1% (half of 2%) | 1% (half of 2%) | No transfer |
| SBT (under 5-year hold) | 3.3% | 3.3% | N/A |
| Stamp duty (5-year-plus hold) | 0.5% | 0.5% | N/A |
| Withholding tax | 1-2% (progressive) | 1-3% (progressive, higher sums) | None |
| Total estimated exit cost | 5-8% | 8-12% | 3-6% |
| Typical exposure time | 4-8 months | 8-14 months | 2-6 months |
| Typical discount to asking price | 5-10% | 10-20% | 0-5% |
Risks and mistakes
Open listings and commission confusion. Multi-agency open listings are the norm on Phuket. The same property can appear at different prices across multiple platforms, creating buyer confusion and eroding confidence. Based on our observations, exclusively listed properties sell approximately 20-30% faster than open listings, although many sellers resist the exclusivity commitment.
Cutting commission below 3% and losing service quality. Agents operating below the 3% threshold frequently reduce the scope of service: no professional photography, no document translation, no coordination on due diligence. The saving of 1-2% in commission can translate into a longer time on market and a lower final transaction price - an unfavourable trade-off in most scenarios.
Overlooking Specific Business Tax. SBT at 3.3% applies when a property is sold within five years of acquisition. In our experience, this is one of the most frequently miscalculated exit costs for foreign investors, and it materially compresses net returns on short holding periods.
Currency exposure on the THB. In 2025, the THB fluctuated within a range that produced meaningful variation in returns when converted to EUR or USD. A transaction that generates a satisfactory profit in baht terms can still represent a real-terms loss if the currency has depreciated against the investor's home currency over the holding period. We factor currency risk into all multi-year return estimates and recommend investors do the same.
Assignment restrictions in off-plan contracts. We estimate that 30-40% of developer contracts on Phuket include clauses that either prohibit assignment before handover or impose a punitive assignment fee of 5-10% of the contract value. Verifying this before signing a purchase agreement is essential.
Tax residency obligations. Investors who are tax residents in countries with worldwide income taxation are generally required to declare gains from overseas property sales in their home jurisdiction. The specific treaty between Thailand and the investor's country of residence will determine the applicable relief method, and complete cost documentation - acquisition costs, agent fees, legal costs - is required to substantiate the gain calculation.
FAQ
What is the standard agent commission for selling property in Phuket in 2026?
The standard range is 3-5% of the transaction price. Freehold condominiums typically attract 3%, while premium villas in Bang Tao, Layan and Surin generally fall in the 4-5% range. Dual-commission structures in the villa segment can add a further 2-3% charged to the buyer.
Who pays the agent commission on Phuket - buyer or seller?
In the standard model, the seller pays. However, in the premium villa segment above 30 million THB, dual-commission arrangements are increasingly used, splitting costs between both parties.
What are the total costs of selling a property in Phuket?
Total exit costs typically include agent commission (3-5%), the seller's share of the transfer fee (approximately 1%), either SBT at 3.3% or stamp duty at 0.5% depending on holding period, and withholding tax at 1-3%. The aggregate ranges from 5% to 12% depending on asset type and time held.
Can I assign an off-plan contract in Phuket before handover?
Yes, assignment is possible, but the terms depend on the original purchase agreement. Developers typically charge an assignment fee of 1-3%. Based on our monitoring, approximately 30-40% of Phuket off-plan contracts contain restrictions on pre-handover assignment.
How long does it take to sell a resale property in Phuket?
Exposure time varies by segment. Freehold condominiums below 200,000 USD typically take 4-8 months at correct pricing. Premium leasehold villas require 8-14 months on Phuket and 12-18 months on Koh Samui (Bophut, Maenam). These are based on our estimates from monitored listings.
Is the agent commission in Phuket negotiable?
Yes. Sellers with assets above 20 million THB generally have more negotiating leverage. That said, reducing commission below 3% often results in a reduced level of service and a longer time on market, which tends to offset the initial saving.
When is the best time to sell property in Phuket?
The high season (November to March) generates the strongest buyer activity. Based on our observations, transactions closed in the high season achieve prices approximately 5-8% above those closed in the low season (May to September). A period of THB stability or appreciation against major currencies also supports better net outcomes for sellers.
What discount from the asking price is typical on the Phuket resale market?
For condominiums below 200,000 USD, typical discounts run 5-10%. For villas in the 20-50 million THB bracket, discounts of 10-20% are common. Properties priced accurately from the outset tend to close with narrower discounts.
Does selling a property in Thailand trigger a tax liability in my home country?
In most cases, yes. Investors who are tax residents in a country with worldwide income tax obligations must declare gains from overseas property disposals. The applicable double-taxation treaty between Thailand and the investor's country will determine the relief method. Full cost documentation is required to establish the taxable gain correctly.
Researching property in Phuket or Koh Samui? Get in touch - our analysts will prepare a data brief for your shortlisted location.