Chiang Mai Property Transfer Costs 2026 — Complete Breakdown and Calculator Guide

Chiang Mai Property Transfer Costs 2026 — Complete Breakdown and Calculator Guide

One of the most frequently asked questions from buyers and sellers in Chiang Mai is: how much money do I need to prepare on transfer day? This article explains every cost item in detail with real calculation examples so you can plan your finances accurately.

What Types of Costs Are There on Transfer Day?

Property transfer costs in Thailand fall into four main categories.

1. Transfer Fee
Rate: 2% of the Treasury Department's appraised value
Who pays: Typically split equally — buyer 1%, seller 1% — but negotiable
Note: Calculated on appraised value, not the actual sale price

2. Specific Business Tax
Rate: 3.3% of the sale price or appraised value, whichever is higher
Who pays: Seller
Condition: Applies only if the property has been held for less than 5 years, or the seller's name has been in the house registration for less than 1 year
Note: If Specific Business Tax is paid, Stamp Duty is not required

3. Stamp Duty
Rate: 0.5% of the sale price or appraised value, whichever is higher
Who pays: Seller
Condition: Applies only if the property has been held for more than 5 years and the seller has been registered at the address for more than 1 year
Note: Replaces Specific Business Tax — not charged simultaneously

4. Withholding Tax
Rate: Progressive rate based on:
- Appraised value of the property
- Number of years held
Who pays: Seller
Note: The Land Department calculates this on transfer day

Transfer Cost Summary Table

Transfer Fee 2%
Buyer pays: 1% | Seller pays: 1%
Basis: Appraised value

Specific Business Tax 3.3%
Buyer pays: — | Seller pays: 3.3%
Basis: Sale price or appraised value (whichever is higher)
Condition: Held less than 5 years

Stamp Duty 0.5%
Buyer pays: — | Seller pays: 0.5%
Basis: Sale price or appraised value (whichever is higher)
Condition: Held more than 5 years

Withholding Tax (progressive)
Buyer pays: — | Seller pays: calculated amount
Basis: Appraised value x years held

Real Calculation Examples

Case 1: Condo sold at THB 3,000,000 — held 2 years
Appraised value: THB 2,800,000
Transfer fee (buyer): THB 28,000
Transfer fee (seller): THB 28,000
Specific Business Tax (3.3% x 3,000,000): THB 99,000
Withholding Tax (approx.): THB 50,000-80,000
Total buyer pays: approx. THB 28,000
Total seller pays: approx. THB 177,000-207,000

Case 2: House sold at THB 5,000,000 — held 7 years
Appraised value: THB 4,500,000
Transfer fee (buyer): THB 45,000
Transfer fee (seller): THB 45,000
Stamp Duty (0.5% x 5,000,000): THB 25,000
Withholding Tax (approx.): THB 80,000-120,000
Total buyer pays: approx. THB 45,000
Total seller pays: approx. THB 150,000-190,000

Case 3: Land sold at THB 10,000,000 — held 3 years
Appraised value: THB 8,000,000
Transfer fee (buyer): THB 80,000
Transfer fee (seller): THB 80,000
Specific Business Tax (3.3% x 10,000,000): THB 330,000
Withholding Tax (approx.): THB 200,000-300,000
Total buyer pays: approx. THB 80,000
Total seller pays: approx. THB 610,000-710,000

Tips to Reduce Transfer Costs

For sellers
- Hold the property for more than 5 years and register at the address for more than 1 year to avoid Specific Business Tax
- Negotiate cost-sharing with the buyer clearly in the contract

For buyers
- Check the appraised value before agreeing to buy — it is the basis for transfer fee calculation
- Negotiate for the seller to cover part of the costs to reduce your financial burden

Free Transfer Cost Calculation Service

More Property CM offers a free advance transfer cost calculation service so you can plan your finances accurately before making any buying or selling decision.

MORE Value. MORE Trust. Always.
Contact us today for a free transfer cost calculation:
Line: @morecm | www.morepropertycm.co.th
Aurakanya: +66 83-236-9428
Eknarin: +66 96-236-9745