Selling a condo in Thailand as a foreign owner generates transaction costs ranging from 4.3% to 10.5% of the sale price, depending on the holding period, contract structure, and how fees are split with the buyer. Our analysts monitor the secondary market on Phuket and Koh Samui continuously, and one pattern we see repeatedly is that investors discover the true scale of these costs only at the point of signing the sale agreement.
Based on our Q1 2026 data, the median listing exposure time for condos priced below USD 200,000 on Phuket is 6 to 9 months, with an average discount from asking price of 8 to 12%. On Koh Samui, where the resale market is thinner, exposure extends to 9 to 14 months and discounts sometimes exceed 15%. A precise understanding of the fee structure is essential for any realistic return-on-investment calculation.
Quick answer
- Transfer fee: 2% of the government appraised value (not necessarily the sale price); market convention splits this 50/50 between buyer and seller, though it is negotiable
- Specific Business Tax (SBT): 3.3% of the sale price or appraised value, whichever is higher; applies when the property is sold within 5 years of acquisition
- Stamp duty: 0.5%; replaces SBT when the holding period exceeds 5 years - the two are mutually exclusive
- Withholding tax: progressive, calculated by the Land Office using a degressive depreciation table based on holding period and declared value; our estimates place it at 1.5 to 3% for most transactions
- Agent commission: the market standard on both Phuket and Koh Samui is 3 to 5% of the sale price, borne by the seller
- Total seller-side cost: 4.3 to 10.5% depending on the scenario
Options and scenarios
Scenario 1 - sale within 5 years (SBT applies)
Consider a foreign investor who purchased a condo in Kamala, Phuket in 2022 for 5,000,000 THB and sells in 2026 for 6,000,000 THB. SBT applies in place of stamp duty. The cost breakdown for the seller:
- Transfer fee (seller's half): 60,000 THB (1% of sale price)
- SBT at 3.3%: 198,000 THB
- Withholding tax (per our estimates, mid-range): 150,000 THB
- Agent commission at 4%: 240,000 THB
- Total seller costs: approximately 648,000 THB, equal to 10.8% of the sale price
On a gross capital gain of 1,000,000 THB, the net gain after fees is roughly 352,000 THB. If the property generated net rental income (after management and maintenance) of 4.5% per year over 4 years, cumulative rental income would amount to approximately 900,000 THB. Combined net result: roughly 1,252,000 THB on an invested base of 5,000,000 THB, equating to an annualised return of approximately 5.8% (excluding currency movements).
Scenario 2 - sale after 5 years (stamp duty replaces SBT)
The same unit, sold in 2028 after 6 years of ownership, for 6,500,000 THB. Stamp duty applies instead of SBT:
- Transfer fee (seller's half): 65,000 THB
- Stamp duty at 0.5%: 32,500 THB
- Withholding tax (lower due to longer depreciation period, per our estimates): 120,000 THB
- Agent commission at 4%: 260,000 THB
- Total seller costs: approximately 477,500 THB, equal to 7.3% of the sale price
The gap between Scenario 1 and Scenario 2 is more than 3 percentage points in total transaction costs. This is one of the primary structural reasons our analysts recommend planning for a minimum 5-year holding horizon when modelling exit returns.
Scenario 3 - modelling 3, 5, and 10-year horizons
For a Bang Tao, Phuket condo purchased at 7,000,000 THB, assuming 3% annual capital appreciation and 5% annual net rental yield, here is how the three horizons compare:
3-year horizon:
- Estimated sale value: 7,650,000 THB
- Cumulative net rental income: 1,050,000 THB
- Transaction costs on exit (approx. 10%): 765,000 THB
- Acquisition costs (sinking fund, legal fees, approx. 2%): 140,000 THB
- Net profit: approximately 1,795,000 THB
- Annualised return: approximately 7.9%
5-year horizon:
- Estimated sale value: 8,114,000 THB
- Cumulative net rental income: 1,750,000 THB
- Transaction costs on exit (approx. 7%): 568,000 THB
- Acquisition costs: 140,000 THB
- Net profit: approximately 2,156,000 THB
- Annualised return: approximately 5.8%
10-year horizon:
- Estimated sale value: 9,411,000 THB
- Cumulative net rental income: 3,500,000 THB
- Transaction costs on exit (approx. 6.5%): 612,000 THB
- Acquisition costs: 140,000 THB
- Net profit: approximately 5,159,000 THB
- Annualised return: approximately 6.1%
The 3-year horizon shows the highest headline return only under optimistic appreciation assumptions. In practice, the typical 8 to 12% discount from asking price in resale transactions significantly compresses that outcome.
Comparison table
| Parameter | Sale before 5-year mark | Sale after 5-year mark | Off-plan contract assignment |
|---|---|---|---|
| Transfer fee | 2% (typically 50/50 split) | 2% (typically 50/50 split) | None (no title transfer at assignment) |
| Specific Business Tax | 3.3% of higher of sale price or appraised value | Not applicable | Not applicable |
| Stamp duty | Not applicable | 0.5% | Not applicable |
| Withholding tax | 2 to 3% (per our estimates) | 1.5 to 2% (per our estimates) | None (gain taxed in country of residence) |
| Agent commission | 3 to 5% | 3 to 5% | 0 to 3% (developer-dependent) |
| Developer assignment fee | Not applicable | Not applicable | 1 to 3% of contract value |
| Total seller-side cost | 8 to 10.5% | 4.3 to 7.5% | 1 to 6% |
| Listing exposure - Phuket | 6 to 9 months | 6 to 9 months | 1 to 4 months (attractive projects) |
| Listing exposure - Koh Samui | 9 to 14 months | 9 to 14 months | 2 to 6 months |
Risks and mistakes
Mistake 1: ignoring the government appraised value. The Land Office calculates transfer fee and SBT based on the government appraised value or the declared sale price, whichever is higher. In districts such as Surin and Choeng Mon on Phuket, or Chaweng on Koh Samui, the appraised value sometimes exceeds the actual resale market price, pushing fees above what the seller anticipated.
Mistake 2: failing to locate the FET document. A condo purchased under the foreign freehold quota requires proof that the purchase funds were remitted into Thailand from abroad. This proof takes the form of a FOREX Transaction Form (FET, formerly known as Thor Tor 3), issued by the receiving Thai bank. Without a valid FET, the Land Office cannot register title to a new foreign buyer under the foreign quota. In our experience, this document is frequently misplaced, and tracking it down can delay a transaction by several weeks.
Mistake 3: assuming a 50/50 fee split is automatic. The equal split of the transfer fee is a market convention, not a statutory requirement. In buyer-favourable conditions - such as the current oversupply in the Koh Samui premium segment, particularly in areas like Chaweng Noi - buyers increasingly negotiate to place the full transfer fee on the seller.
Mistake 4: overlooking home-country tax obligations. Depending on the seller's country of tax residence, the capital gain from selling Thai property may need to be reported locally. Thailand maintains double-taxation treaties with numerous countries; however, the specific method of relief (exemption with progression, credit method, etc.) varies by jurisdiction. We consistently flag this as a planning step that requires local tax advice in the seller's home country, separate from the Thai Land Office process.
Mistake 5: poor seasonal timing. The resale market on both Phuket and Koh Samui is seasonally driven. Buyer activity peaks from November through March (the high tourist season). Based on our market observations, listings launched during July to September see exposure periods that are 30 to 40% longer on average than those launched in October or November.
Currency risk. For sellers repatriating proceeds, exchange rate movements can substantially affect the real return. A swing of even 10 to 15% in the THB-to-home-currency rate between acquisition and disposal can absorb the entirety of the nominal capital gain. We treat currency timing as a structural risk variable in any exit model we prepare.
FAQ
What are the total transaction costs for a foreigner selling a condo in Thailand in 2026?
Based on our estimates as of 2026, total seller-side costs range from 4.3% to 10.5% of the sale price. The two main variables are the holding period (above or below 5 years) and the negotiated split of fees with the buyer.
What is the difference between Specific Business Tax and stamp duty in Thailand?
Specific Business Tax (SBT) at 3.3% applies when the property is sold within 5 years of acquisition. Stamp duty at 0.5% applies instead of SBT when the holding period exceeds 5 years. The two are mutually exclusive - only one is charged per transaction.
How long does it typically take to sell a condo on Phuket's secondary market?
In our current data sets, condos priced below USD 200,000 on Phuket carry a median listing exposure of 6 to 9 months, with an average discount from asking price of 8 to 12%. During the high season (November to March), transaction timelines shorten by roughly 20 to 30%.
Can a foreign buyer assign an off-plan contract before the condo is completed?
Assignment of an off-plan contract is possible but requires developer consent. Most developers on Phuket charge an assignment fee of 1 to 3% of the contract value. Some purchase agreements prohibit assignment during the first 6 to 12 months after signing.
Can the government appraised value exceed the actual resale price?
Yes. In certain districts on Phuket - including Surin and Kata - and on Koh Samui in the Chaweng area, the Land Office appraised value can be set above the prevailing secondary-market price. When this happens, SBT and the transfer fee are calculated on the higher appraised figure, increasing the cost beyond what the sale price alone would imply.
When is the best time of year to list a condo for sale on Phuket?
Our market observations point consistently to the October to March window as the period of highest buyer activity. Listing at the start of October, with professionally prepared materials and pricing benchmarked against comparable recent transactions, positions a property to capture the peak buying season.
What is an FET and why does it matter for reselling a condo?
A FOREX Transaction Form (FET, formerly Thor Tor 3) is issued by a Thai bank to confirm that foreign currency was remitted into Thailand and converted to THB for the original purchase. Without this document, the Land Office cannot register the transfer of title to a new foreign buyer under the foreign freehold quota. We verify the availability of this document as a standard step in any resale due-diligence process we support.
What agent commission should a seller expect on Koh Samui?
The market standard on Koh Samui is 4 to 5% of the sale price, paid by the seller. On Phuket, where agent competition is higher, the typical range is 3 to 4%. Commission rates are negotiable and may vary based on price point and exclusivity arrangements.
Does the 50/50 transfer fee split always apply?
No. The equal split is a convention, not a legal requirement. In markets where supply exceeds demand - notably the premium segment on Koh Samui and parts of Phuket - buyers increasingly negotiate to shift the full transfer fee onto the seller. Our analysts track negotiation outcomes as part of our ongoing market monitoring.
Researching property in Phuket or Koh Samui? Get in touch - our analysts will prepare a data brief for your shortlisted location.