# Foreign buyer purchase taxes: Thailand and seven markets

Source: https://www.thailandpropertyinvestor.com/journal/purchase-taxes-thailand-and-seven-markets
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

## The short answer

On a new apartment worth USD 500,000 bought by a non-resident foreigner, Thailand's government charges come to 1% to 2% of the price, about USD 5,000 to 10,000: the buyer's share of the 2% transfer fee. That is the lowest of eight markets compared in November 2026. Dubai is next at 2% to 4%. England is 9.44%, Bali 16%, and Singapore 62.16%, almost all of it the 60% additional buyer's stamp duty charged to foreigners.

## Key points

- Thailand's only government charge on a foreigner buying a new condominium from a developer is the 2% transfer fee, often split equally, so the buyer pays 1% to 2%.
- Specific business tax at 3.3% and withholding tax at 1% fall on the developer as seller, not on the buyer.
- Singapore's 60% additional buyer's stamp duty makes it the most expensive of the eight markets for a foreign buyer by a wide margin.
- Two markets raised costs for foreign buyers in 2026: Malaysia doubled its flat stamp duty for non-citizens to 8%, and Portugal moved non-residents to a flat 7.5% transfer tax.
- A low entry cost is not the whole picture: in Thailand a foreigner can own a condominium freehold within the 49% quota, but a villa only on a lease of up to 30 years.

Thailand charges a foreign buyer less to buy a new apartment than Dubai, England, Singapore, Kuala Lumpur, Bali, Andalucía or Portugal. On the same purchase, a non-resident foreigner buying a new apartment from a developer for the local equivalent of USD 500,000 as a second home, the government's share of the price runs from 1% in Thailand to more than 62% in Singapore.

## The figures

Purchase taxes, duties and registration fees paid by the buyer, at exchange rates of 12 November 2026. Legal, agency and mortgage costs are not included anywhere.

| Market | Buyer pays | On USD 500,000 |
| --- | --- | --- |
| Thailand | 1% to 2% | USD 5,000 to 10,000 |
| Dubai | 2% to 4% | USD 10,000 to 20,000 |
| Kuala Lumpur | 8% | USD 40,000 |
| Portugal | 8.3% | USD 41,500 |
| England | 9.44% | USD 47,200 |
| Andalucía, Spain | 11.2% | USD 56,000 |
| Bali | 16% | USD 80,000 |
| Singapore | 62.16% | USD 310,800 |

The workings for every market are in the [full table](https://www.thailandpropertyinvestor.com/data/international-buying-costs), free to download and cite.

## Why Thailand comes out lowest

On a sale by a developer, Thailand puts most of the tax on the seller. Specific business tax at 3.3% and withholding tax at 1% are the developer's. The buyer's only government charge is the 2% [transfer fee](https://www.thailandpropertyinvestor.com/glossary/transfer-fee), which developers often split equally, so the buyer pays 1%, or 2% where the contract passes all of it on. The fee is charged on the Land Department's appraised value, which is usually below the price, so both figures are upper bounds.

Read the sale contract before you compare two developments on price. A project that asks you to pay the whole transfer fee costs 1% more than one that shares it. The [cost of buying in Thailand](https://www.thailandpropertyinvestor.com/data/buying-costs) sets out every charge and who usually pays it, and the [purchase cost calculator](https://www.thailandpropertyinvestor.com/tools/purchase-cost-calculator) works it out on your price, with the sinking fund and legal fees added.

## What the low figure does not tell you

Entry cost is one line of the decision. A foreigner can own a Thai condominium freehold, but only within the 49% of a building's floor area open to foreign owners, and only with money brought in from abroad: see [the foreign quota](https://www.thailandpropertyinvestor.com/guides/condominium-foreign-quota). Land cannot be owned at all, so a villa is held on a registered lease of up to 30 years, explained in [freehold vs leasehold](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold). England, Spain and Portugal sell homes to foreigners outright, and Dubai does in its designated freehold areas.

Running costs and rental rules differ too. A Thai condominium charges a monthly common-area fee and a one-off sinking fund, and letting for under 30 days needs a hotel licence. Weigh the whole cost of owning and letting, not only the day of transfer.

## Where the rules changed in 2026

Two markets became dearer for foreign buyers this year. Malaysia doubled its flat stamp duty on transfers to non-citizens from 4% to 8% for instruments executed from 1 January 2026. Portugal moved buyers who are not tax resident to a flat 7.5% property transfer tax from 25 May 2026, in place of the progressive table residents use.

## Questions

### How much tax does a foreigner pay to buy property in Thailand?

On a new condominium bought from a developer, 1% to 2% of the registered value: the buyer's share of the 2% transfer fee, which contracts often split equally. Specific business tax and withholding tax are the developer's. Add the building's sinking fund and your lawyer's fee to reach the full cost.

### Is it cheaper to buy in Thailand or Dubai?

In purchase taxes, Thailand: 1% to 2% against 2% to 4% in Dubai on the same USD 500,000 apartment. Compare prices per square metre, service charges, rental rules and what you can own as well: Dubai sells freehold to foreigners in designated areas, Thailand only within a condominium's foreign quota.

### Why is Singapore so expensive for foreign buyers?

Since 27 April 2023 a foreign individual pays additional buyer's stamp duty of 60% on any residential purchase, on top of the buyer's stamp duty everyone pays. On a USD 500,000 home the two come to 62.16% of the price.

## Sources

- [Siam Legal, Thailand property taxes](https://www.siam-legal.com/realestate/thailand-property-taxes.php)
- [PwC Thailand tax summary, other taxes (specific business tax), reviewed 24 August 2026](https://taxsummaries.pwc.com/thailand/corporate/other-taxes)
- [Dubai Land Department, request to register the initial sale (fees)](https://dubailand.gov.ae/en/eservices/request-to-register-the-initial-sale/)
- [GOV.UK, stamp duty land tax residential property rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates)
- [GOV.UK, stamp duty land tax, buying an additional residential property](https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property)
- [IRAS, additional buyer's stamp duty](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/additional-buyer's-stamp-duty-(absd))
- [IRAS, buyer's stamp duty](https://www.iras.gov.sg/taxes/stamp-duty/for-property/buying-or-acquiring-property/buyer's-stamp-duty-(bsd))
- [Ministry of Finance Malaysia, Budget 2026 tax measures, Appendix 14](https://belanjawan.mof.gov.my/pdf/belanjawan2026/ucapan/tax-measures.pdf)
- [PwC Indonesia tax summary, other taxes (BPHTB, VAT), reviewed 11 June 2026](https://taxsummaries.pwc.com/indonesia/corporate/other-taxes)
- [PwC Spain tax summary, other taxes (VAT on dwellings, stamp duty), reviewed 30 June 2026](https://taxsummaries.pwc.com/spain/corporate/other-taxes)
- [Junta de Andalucía, stamp duty on documented legal acts, rates](https://www.juntadeandalucia.es/organismos/economiahaciendayfondoseuropeos/areas/tributos-juego/tributos/paginas/medidasAJD.html)
- [Ordem dos Contabilistas Certificados, IMT for non-residents under Decree-Law 97/2026, 19 June 2026](https://www.occ.pt/sites/default/files/public/2026-06/VE_SoniaLucas_19junho.pdf)
- [PwC Portugal tax summary, other taxes (IMT, stamp tax), reviewed 24 July 2026](https://taxsummaries.pwc.com/portugal/corporate/other-taxes)
- [European Central Bank reference rates for 12 November 2026, via Frankfurter](https://api.frankfurter.dev/v1/2026-11-12?base=USD&symbols=MYR,IDR,GBP,EUR,SGD,THB)