Hidden Costs of Buying a Home in Thailand 2025

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The Highlights

The advertised price is only the starting point — expect to pay an additional 5 to 10 percent in upfront extras.

Condo fees, transfer taxes, legal costs, and upkeep alter the math; foreign buyers face additional foreign exchange and lease fees.

Plan for ongoing costs, not just the purchase: maintenance, taxes, and insurance affect real returns.

Buying a home is exciting, and the brochure price is seductive. A condo listed at THB 5 million (about USD 139,000) or a villa at THB 12 million (about USD 333,000) is only the starting point. If you miss the extra items people regularly run into, those costs can feel like nasty surprises. Below is a clear checklist of common hidden costs and realistic examples so you can budget with confidence.

Quick note from Superagent: buyers who sort bank and lawyer first sleep better.

Cost Type	Typical Range / Rate	Notes & Examples
Transfer fee	2% of registered value	Often split buyer/seller, THB 50k on 5M condo, THB 120k on 12M villa
Mortgage registration	1% of loan amount	Only if financing, plus ~THB 10–20k in bank fees and valuation
Sinking fund (condos)	THB 500–700 per sqm. one-time	40 sqm. condo = ~ THB 20k
Common fees (condos)	THB 30–80 per sqm. monthly	40 sqm. condo = ~ THB 1,200–3,200 per month
Furnishing/fit-out	THB 200k–500k (condo), THB 500k–1M (villa)	Developer packages or DIY setup
Lawyer fees	THB 20k–50k	Contract review, due diligence, Land Office support
Company setup/admin	THB 25k–40k per year	Applies if villa is held through a Thai company
Funds transfer (foreign buyers)	~0.25–0.5% of the transfer amount	Bank FX + telegraphic transfer fees
Lease registration (villas)	1% of the lease value	Required for leasehold villas
Land & Building Tax	0.02–0.1% (owner-occupied), higher for rentals	THB 12M villa = ~ THB 24k per year
Ongoing upkeep	THB 60k–100k per year (villas)	Pools, gardens, pest control

1. Transfer fees and taxes at the Land Office

Every sale must be registered at the Land Office, and that brings fees and taxes to settle.

Transfer fee: typically 2 percent of the registered value. Sometimes the buyer and seller split it, sometimes not.

Stamp duty or Specific Business Tax: which one applies depends on how long the seller has held the property. Confirm with your lawyer.

Withholding tax: usually paid by the seller, but check the contract so you know who covers what.

Example: On a THB 5 million (about USD 139,000) condo, a 2 percent transfer fee is THB 100,000 (about USD 2,800). If you and the seller split it, your share can be roughly THB 50,000 (about USD 1,400). On a THB 12 million (about USD 333,000) villa, transfer-related taxes and obligations can easily exceed THB 100,000 (about USD 2,800) depending on circumstances.

2. Mortgage costs

If you use bank financing, factor these extras into your plan.

Mortgage registration fee: 1 percent of the loan amount.

Processing and valuation fees: commonly THB 10,000 to 20,000 (about USD 280 to 560).

Insurance: mortgage-reducing term cover or other bank-required policies can add tens of thousands THB.

Even cash buyers benefit from knowing these figures: properties that are easy to finance often resell faster.

3. Condo sinking funds and common area fees

Condo ownership brings shared building costs.

Sinking fund: one-time fee, typically THB 500 to 700 per SQM.

Monthly common fees: typically THB 30 to 80 per SQM. These cover security, cleaning, pool and gym upkeep, and staff.

Example: A 40 SQM condo with THB 30 to 80 per SQM common fees will cost roughly THB 1,200 to 3,200 (about USD 33 to 89) per month. The initial sinking fund at THB 500 per SQM would be THB 20,000 (about USD 560).

4. Furnishing and fit out

Many new units are handed over unfurnished or with a basic fit out.

Developer furniture packages for a small unit often range THB 200,000 to 500,000 (about USD 5,600 to 13,900).

DIY furnishing varies widely but adds up quickly.

For villas, kitchens, wardrobes, and landscaping can be significant costs.

Example: A THB 12 million (about USD 333,000) villa may require another THB 500,000 or more (about USD 14,000) to bring it to a rent-ready or family-ready standard.

5. Legal and professional help

A lawyer or conveyancer is a small cost compared with the protection they provide.

Lawyer fees: commonly THB 20,000 to 50,000 (about USD 560 to 1,400) for contract review, title checks, and Land Office assistance.

Company administration: if you use a company structure for ownership, expect annual accounting and admin of roughly THB 25,000 to 40,000 (about USD 700 to 1,100).

Think of legal fees as insurance: they reduce the chance of a costly mistake.

6. Costs that affect foreign buyers specifically

Expats face extra steps and fees you should plan for.

Funds transfer and FX: condo purchases for foreigners require funds remitted from abroad. Banks charge FX margins and transfer fees, typically around 0.25 to 0.5 percent of the amount.

Lease registration: if you go leasehold, the Land Office charges about 1 percent of the lease value for registration.

Visas and relocation: Many buyers budget for visa costs and relocation. The new Digital Nomad Visa (DTV) and other programs have fees and agency costs if you use a service.

7. Ongoing taxes and upkeep

The purchase is not the end — annual costs matter for cash flow.

Land and Building Tax: for primary residences, rates commonly range from 0.02 to 0.1 percent per year; investment properties pay more.

Rental income tax: rental income must be declared and taxed. Plan for this in your yield model.

Maintenance: villas need ongoing upkeep — pools, gardens, pest control, and emergency repairs.

Example: A THB 12 million (about USD 333,000) villa could see THB 24,000 (about USD 670) a year in basic property tax plus THB 60,000 to 100,000 (about USD 1,700 to 2,800) a year in upkeep depending on size and standards.

Real-life scenarios (practical sums)

Thai buyer with a mortgage — THB 5 million condo

Transfer fee: ~THB 50,000 (about USD 1,400)

Mortgage registration: ~THB 50,000 (about USD 1,400)

Bank fees and insurance: ~THB 20,000 (about USD 560)

Sinking fund and monthly fees: ~THB 20,000 upfront, THB 2,000 per month

Total extra (approximately): THB 150,000 upfront (about USD 4,200), THB 24,000 per year (about USD 670)

Foreign buyer paying cash — THB 5 million condo

Transfer fee: ~THB 50,000 (about USD 1,400)

Lawyer: ~THB 30,000 (about USD 840)

Bank FX/transfer: ~THB 15,000 (about USD 420)

Sinking fund and furnishing: ~THB 220,000 (about USD 6,100)

Total extra (approximately): THB 315,000 upfront (about USD 8,750), THB 24,000 per year (about USD 670)

Foreign villa buyer — THB 12 million leasehold

Lease registration: ~THB 120,000 (about USD 3,300)

Lawyer: ~THB 50,000 (about USD 1,400)

Furniture and fit out: ~THB 800,000 (about USD 22,000)

Company setup/admin: ~THB 35,000 per year (about USD 970)

Upkeep: ~THB 80,000 per year (about USD 2,200)

Total extra (approximately): THB 1,000,000 upfront (about USD 27,800), THB 115,000 per year (about USD 3,200)

The takeaway

The sale price is only the beginning. With transfer fees, taxes, legal costs, condo charges, FX, and upkeep, expect the true upfront cost to be roughly 5 to 10 percent higher than the brochure price. Ongoing annual costs also affect your returns and comfort.

Most first-time buyers are surprised at first. If you plan for these items early, they stop being “hidden” and simply become part of a sensible budget.

See Superagent’s available projects and ask Annie to match what you want.

Friendly reminder

This guide shares general insights to help you understand the likely costs. It is not legal, financial, or tax advice. Rules and outcomes vary by case, so consult licensed professionals such as lawyers, tax advisers, or visa agents before you make final decisions.

Hidden Costs of Buying a Home in Thailand That First-Time Buyers Often Miss