The true cost of owning property in Thailand

1 of 10 · After signing

The price is negotiated once; the fees come back every month

An apartment is chosen for its view, its neighbourhood, its price. What it costs afterwards sits on another line of the listing: the common-area fee, which pays for security, cleaning of shared spaces, gardens, staff and the building's technical upkeep. We recorded it for 51,580 properties for sale, in 3,531 developments, from Chiang Mai to Koh Samui. In Bangkok, a condominium asks a median THB 45 per square metre per month (€1.19), or THB 1,830 a month (€48) for a typical apartment. Over a year, 0.51% of its price.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

Fees and prices as stated in listings for sale on 26 September 2026.

2 of 10 · Bangkok

In the heart of Bangkok, upkeep per square metre costs almost double

Seen from above, the fee map follows the map of prestige. In the five central districts, Pathum Wan, Bang Rak, Sathon, Watthana and Khlong Toei, the median condominium asks THB 55 per square metre per month (€1.44). Pathum Wan, between Siam and Lumphini Park, tops the 22 districts we measure at THB 60; Wang Thong Lang, to the north-east, comes last at THB 32. The property managers quoted by the Bangkok Post put it simply: a high-end building offers more services and needs better-trained staff, and its fee follows.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

3 of 10 · New or older

Recent towers charge more; older buildings stay light

Along Sukhumvit, towers delivered in recent years compete with gyms, co-working lounges and terrace gardens. In Bangkok condominiums completed since 2020, the median fee reaches THB 55 per square metre per month; in those built before 2000, THB 31, 1.8 times less. Developments still off plan announce THB 63. The Bangkok Post had already noted it: older buildings sit at the low end of the range, new ones at the top. For a light upkeep budget, a well-kept older building remains a sound route.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

Completion year of the development; off-plan developments counted separately.

4 of 10 · Phuket

In Phuket, resort living costs a little more to run

On the island, residences unfold around pools, tropical gardens and a reception open day and night. A condominium there asks THB 60 per square metre per month (€1.56), the highest median of the six markets, or THB 2,870 a month (€75) for a typical apartment. A property manager quoted by the Bangkok Post explains why: the island's smaller buildings spread the same services over fewer square metres. In villas the scale changes: the estate fee comes to a median THB 9,820 a month (€256) for 354 square metres of living space. On Koh Samui, a house or villa asks THB 6,000 a month (€156).

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

5 of 10 · Pattaya

In Pattaya, one rate from studio to large apartment

Facing the gulf, Pattaya's towers line the bay, and their fees follow a rule of rare consistency: a median THB 40 per square metre per month (€1.04). Whether you buy in the lowest quarter of prices, under THB 3.1 million, or in the top one, above THB 7.1 million, the median rate does not move: THB 40 in each of the four quarters. A typical apartment costs THB 1,780 a month (€46). Here, standing is paid for at purchase, not in upkeep.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

6 of 10 · Six markets

From Chiang Mai to Phuket, a simple scale to remember

Side by side, the markets draw a readable scale. Phuket at the top, at THB 60 per square metre per month; Hua Hin at 47; Bangkok at 45; Pattaya and Chiang Mai at 40. In the northern capital, where prices are gentler, the median monthly bill of a condominium falls to THB 1,500 (€39), the lightest of all. A benchmark for reading a Bangkok listing: half of developments sit between THB 35 and 56.

7 of 10 · The real weight

On a smaller budget, fees weigh more

In value, fees rise with price. In proportion, it is the reverse. In Bangkok, a condominium in the lowest quarter of prices, under THB 3.5 million, spends 0.61% of its price on fees every year; in the top quarter, above THB 10.5 million, 0.37%, 1.6 times less. Pattaya follows the same slope, from 0.67% to 0.44%. In Chiang Mai, in the lowest quarter of prices, the share reaches 0.75%. The practical conclusion: for a first apartment, the fee line belongs in the budget from day one, just like the price.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

Quarters computed on the asking prices of each city's units.

8 of 10 · Land and building tax

Land and building tax, a discreet line in the budget

Since the 2019 Land and Building Tax Act, a residential property is taxed every year by the local authority, on its official appraised value rather than its sale price. The rate set by royal decree would be 0.02% of that value up to THB 50 million for a second home or a rented property. The main residence of an individual owner, listed in the house register on the first of January, would be exempt up to THB 50 million. On a condominium at Bangkok's median price, THB 4,300,000 (€112,055), the tax would stay under THB 860 a year (€22), about 24.0 times less than its fees. These general rules should be checked with the municipality or a professional.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

Tax computed on the asking price, an upper bound: the legal base is the official appraised value.

9 of 10 · Three examples

Three properties, three yearly budgets, one lesson

Three worked examples, built on our medians. A one-bedroom condominium in Bangkok: 35 m² at THB 3,950,000 (€102,934), THB 19,320 of fees a year (€503) and at most THB 790 of land tax, or THB 20,110 (€524), 0.51% of the price. The same in Pattaya: 41 m² at THB 3,640,000 (€94,856), THB 20,408 a year (€532). A villa in Phuket: 354 m² at THB 28,250,000 (€736,176), THB 114,696 of fees and at most THB 5,650 of tax, or THB 120,346 a year (€3,136), 0.43% of the price. In all three, the fees make the budget.

Worked examples on medians, not quotes; tax at the second-home rate, computed on the asking price.

10 of 10 · Transfer day

On signing day, a bill known in advance

What remains is the appointment at the land office, where the property changes hands. The Department of Lands collects a transfer fee of 2% of the appraised value, and a stamp duty of 0.5%, replaced by a specific business tax of 3.3% when the seller sells, with some exceptions, within 5 years of their own purchase. On our Bangkok condominium, the transfer fee would come to at most THB 79,000 (€2,059), the equivalent of 4.1 years of fees; on the Phuket villa, at most THB 565,000 (€14,724). Fees, tax, purchase costs: with these three lines, the budget of a property in Thailand fits on one page. General rules, to be checked with a professional before signing.

• Under ฿35/m²/month
• ฿35 to ฿50/m²/month
• ฿50 to ฿65/m²/month
• ฿65/m²/month or more

Costs computed on the asking price, an upper bound: the legal base is the official appraised value.