New Land & Building Tax in Thailand 2026: What You Need to Know

 

1. Quick overview of Thailand’s land and building tax

Thailand’s Land and Building Tax Act B.E. 2562 (พระราชบัญญัติภาษีที่ดินและสิ่งปลูกสร้าง พ.ศ. 2562) replaced the old house & land tax and local development tax from 1 January 2020.

1.1 Who must pay in 2569?

You must pay land and building tax for the year 2569 if you are:

• • The owner or possessor of land or buildings in Thailand on 1 January 2569; or

• • A person who has a usage right over land/buildings (e.g. certain long-term leases or superficies) in your own name.

It applies to both:

• • Thai individuals and companies, and

• • Foreign individuals and companies who legally own land or buildings (e.g. condo units, buildings on leased land).

1.2 How is the tax base calculated?

The tax under this new land and building tax Thailand 2026 is calculated on the official appraised value of:

Land value + building value

using the valuation lists issued by the Land Department for the 2023–2026 valuation cycle.

 

2. What’s “new” for tax year 2569?

2.1 No general percentage discount in 2569 (as of January 2026)

• • For 2566, the government granted a 15% reduction of land and building tax for all four main categories (agricultural, residential, other use and vacant land).

• • For 2568, Cabinet approved further reductions focused on easing the burden in that year.

As of mid-January 2026, there is no Royal Decree granting a similar across-the-board reduction for 2569. Media and tax commentators therefore treat 2569 as a “full rate” year, unless future measures are announced.

Practical point: Plan on paying the full statutory rates shown below. If a later discount is announced, it should be reflected automatically in your local tax assessment.

2.2 Step-up for vacant land after 3 years

Under section 43 of the Land and Building Tax Act, land left vacant or not used according to its potential vacant land for three consecutive years is charged an additional 0.3% on top of the normal vacant-land rate, every three years, capped at 3%.

The Krungsri 2569 guide confirms that 2026 (2569) is a new adjustment year, so owners who left land idle from 2566–2568 can see a noticeable jump from 2569 onwards.

 

3. Standard land and building tax rates for 2569

For 2569, commercial banks and developers summarise the working rate tables as follows (based on current ministerial regulations).

💡 Numbers below are annual rates applied to the official appraised value (land + building, or building only).

 

3.1 Residential property – houses & condos

There are three main situations for individuals:

(A) Main home – land + building, one property only

If you are a natural person, own one home (land + house) and your name is on the house registration (ทะเบียนบ้าน) as of 1 January, the first 50 million THB is tax-exempt.

For the portion above 50M, the typical working rates for 2569 are:

• • 50 – 75 million THB → 0.03%

• • 75 – 100 million THB → 0.05%

• • Over 100 million THB → 0.10%

(B) Main home – building only (e.g. condo on leased land)

If you own only the building (for example, a condo or a villa built on leased land):

• • First 10 million THB of building value → tax-exempt

• • 10 – 50 million THB → 0.02%

• • 50 – 75 million THB → 0.03%

• • 75 – 100 million THB → 0.05%

• • Over 100 million THB → 0.10%

(C) Second and subsequent homes

If you own two or more homes, the property classified as “additional home” is taxed from the first baht, with no 50M/10M exemption:

• • 0 – 50 million THB → 0.02%

• • 50 – 75 million THB → 0.03%

• • 75 – 100 million THB → 0.05%

• • Over 100 million THB → 0.10%

🔎 Tip: For mixed-use buildings (e.g. shop-house with residence upstairs), local authorities may apportion value between residential and commercial parts.

 

3.2 Agricultural land 

Rates differ for individuals and juristic persons.

(A) Natural persons – agricultural use

If you are an individual using land for genuine agricultural purposes:

• • 0 – 50 million THB → exempt

• • 50 – 125 million THB → 0.01%

• • 125 – 150 million THB → 0.03%

• • 150 – 550 million THB → 0.05%

• • 550 – 1,050 million THB → 0.07%

• • Over 1,050 million THB → 0.10%

(B) Juristic persons – agricultural use

For companies or other juristic persons using land for agriculture, typical working rates:

• • 0 – 75 million THB → 0.01%

• • 75 – 100 million THB → 0.03%

• • 100 – 500 million THB → 0.05%

• • 500 – 1,000 million THB → 0.07%

• • Over 1,000 million THB → 0.10%

Key benefit: Natural persons get a generous 50M exemption for agricultural land, but must show genuine agricultural use. Misclassification can lead to back-tax and penalties.

3.3 Commercial / “other use” property

This covers property used for business, rental, offices, hotels, serviced apartments, etc.

Common working bands are:

• • 0 – 50 million THB → 0.30%

• • 50 – 200 million THB → 0.40%

• • 200 – 1,000 million THB → 0.50%

• • 1,000 – 5,000 million THB → 0.60%

• • Over 5,000 million THB → 0.70%

These rates apply to both individuals and juristic persons when the land/building is classified as “other use”.

 

3.4 Vacant or unused land 

Vacant land uses the same base rate table as commercial/other use:

• • 0 – 50 million THB → 0.30%

• • 50 – 200 million THB → 0.40%

• • 200 – 1,000 million THB → 0.50%

• • 1,000 – 5,000 million THB → 0.60%

• • Over 5,000 million THB → 0.70%

However, as noted earlier, section 43 allows an extra 0.3% every 3 years if land stays idle, up to a maximum of 3%.

Example from a bank guide:

• • 2023–2025 (2566–2568): vacant land worth 100M THB at 0.4% → tax 400,000 THB per year

• • From 2026 (2569) after 3 years unused: rate jumps to 0.7% → 700,000 THB per year

This is a major cost driver. Long-term land banking without any productive use is significantly more expensive from 2569 onwards.

 

4. Key exemptions and reductions still available in 2569

Even though there is no general 15% discount expected for 2569, several built-in reliefs under the Act still apply.

4.1 Main residence exemption

For a natural person:

• • Land + house used as your main residence, with your name on the house registration on 1 January → first 50M THB exempt

• • Building only used as main residence (e.g. condo) → first 10M THB of building value exempt

4.2 Agricultural land exemption

• • Natural persons using land for agriculture enjoy a 50M THB exemption, then progressive rates as in section 3.2.

4.3 50% and 90% specific reductions

The Land and Building Tax Act still allows 50% or 90% reductions in certain special cases, for example:

• • 50% reductions, e.g.:
    
    • • Certain residential properties held by natural persons
    • • Land/buildings used for specific public-utility related activities
    • • Properties inherited before a defined cut-off date, subject to conditions

• • 90% reductions, e.g.:
    
    • • Foreclosed properties held by financial institutions for sale (within 5 years)
    • • Some developers’ projects during a defined development period

The details are highly technical and depend on the exact use, ownership and timing. Always check the actual ministerial regulations and local notices for your property.

 

5. How to calculate land and building tax for 2569 – simple examples

The basic formula used in almost all guides is:

(Official land value + official building value) × applicable tax rate

Below are simplified examples using the commonly published 2569 rate tables. Your local authority’s calculation may differ slightly.

Example 1 – One main home (land + house)

• • Thai individual, owns one house

• • Land value: 60M THB

• • Building value: 20M THB

• • Total appraised value: 80M THB

• • Classified as main residence, name in house registration

Step 1 – Exemption

• • First 50M → exempt

Step 2 – Tax on amount above 50M

• • Remaining taxable base: 80M – 50M = 30M

• • Band 50–75M (now effectively 50–75 within the taxable part): 25M at 0.03%

• • Band 75–100M: 5M at 0.05%

Tax ≈ (25,000,000 × 0.03%) + (5,000,000 × 0.05%)
= 7,500 + 2,500 = 10,000 THB (approximate)

AP Thai’s example for a similar 75–100M main home produces tax of 40,000 THB when there is no 50M exemption left, illustrating how the bands work.

Example 2 – Condo as main residence

• • Foreign or Thai individual owns one condo

• • Building value: 30M THB

• • Classified as main residence (name in house registration)

• • First 10M → exempt

• • Remaining 20M falls in 10–50M band at 0.02%

Tax = 20,000,000 × 0.02% = 4,000 THB per year

Example 3 – Vacant land held for speculation

• • Individual owns vacant land worth 100M THB

• • The land has been left unused from 2023–2025 (2566–2568)

Base rate for vacant land 50–200M: 0.4%

• • Tax 2566–2568: 100M × 0.4% = 400,000 THB per year

From 2569 onwards, after 3 years unused, rate jumps to 0.7%

• • Tax from 2569: 100M × 0.7% = 700,000 THB per year

 

6. Deadlines and payment process for tax year 2569

Under the Land and Building Tax Act, procedures are handled by local authorities (municipalities, tambon organisations, etc.). For 2569, the Ministry of Interior has extended several deadlines by two months, and many local offices have published their calendars.

Typical timeline for tax year 2569:

1.Preparation of property lists & valuation notice

• • Normally completed and published by November 2568

• • For 2569, extended to around January 2569

2.Announcement of tax rates and valuations

• • Originally by 1 February 2569

• • Extended to before 1 April 2569

3.Issuance of tax assessment notices 

• • Local authorities must issue notices by April 2569 under the extended schedule.

4.Payment deadline for land and building tax 2569

• • Normal deadline: April of the tax year

• • For 2569: extended to within June 2569

5.Installment payment option

• • If your tax bill is 3,000 THB or more, many local authorities allow 3 installments, typically June–August 2569.

6.Late payment consequences

• • Reminder letters, surcharges and possible recording as a tax debtor

• • In serious or ongoing non-payment, local authorities may coordinate with the Land Office to block registrations (e.g. transfer of land) until the tax is paid.

Always rely on the exact dates printed on your local authority’s tax assessment notice, as details can differ between provinces or municipalities.

 

7. Practical planning tips for land and building tax Thailand 2026

Without giving case-specific advice, here are some general considerations many owners in Thailand review for 2569:

Check your property classification

1.Main home vs. second home

• • Agricultural vs. “other use” vs. vacant
  • Misclassification can be expensive, especially for vacant land.

2. Use land productively where possible

• • Even limited agricultural use or qualifying activities may move land out of the “vacant” category, avoiding the 0.3% step-up every three years.

3. Review ownership structure

• • Natural person vs. company ownership can change the applicable rate table and exemptions, especially for agricultural land and main-home benefits.

4. Track valuation changes and future cycles

• • 2569 is still using the 2023–2026 valuation cycle. A new cycle from 2027 could increase the tax base even if rates stay the same.

5. Monitor for any new relief measures

• • Proposals exist (for example, 50% cuts for 2569 in some policy discussions) but are not yet binding law. Keep an eye on Royal Gazette announcements and Ministry of Finance or Interior press releases.

1.  
2. Again, how these points apply in your situation depends on your exact facts, land documents and long-term plans.

 

FAQ – Land and building tax 2569 (Thailand)

 

1) What is “Land and building tax ” in simple terms?

It is an annual property tax charged on land and buildings in Thailand, based on the government’s official valuation and the way the property is used (agricultural, residential, commercial/other, or vacant).

 

2) Who has to pay land and building tax for 2569?

Anyone – Thai or foreign – who:

• • Owns land or buildings in Thailand; or

• • Holds certain recognised usage rights

on 1 January 2569 is responsible for the tax for that year.

 

3) When do I have to pay the 2569 land and building tax?

For 2569, the Ministry of Interior has extended the payment deadline so that most taxpayers must pay by June 2026 (June 2569), instead of April. Bills of at least 3,000 THB can usually be paid in three installments from June to August, depending on the local authority.

 

4) How are empty or unused plots taxed in 2569?

Vacant land is taxed at the highest standard rates (starting at 0.3% and going up to 0.7%, depending on value), and if the land stays unused for three consecutive years, the rate increases by an extra 0.3% every three years, up to a maximum of 3%.

 

5) Is there any general discount for 2569 like the 15% reduction in 2566?

As of January 2026, no general percentage reduction has been enacted for tax year 2569. The 15% discount applied only to 2566, and later measures for 2568 do not automatically roll into 2569. Any new relief for 2569 would require a separate Royal Decree.

 

6) I am a foreigner with a condo in Bangkok. Do I pay land and building tax?

Yes. You pay tax on the building value of your condo. If it is your main residence and your name is in the house registration, the first 10M THB is usually exempt, with 0.02%–0.1% applied above that according to the residential rate bands.

 

7) What happens if I don’t pay the land and building tax?

Non-payment can lead to:

• • Surcharges and penalties

• • Being listed as a tax debtor at the local authority

• • In more serious cases, restrictions on registering transactions (e.g. transfer or mortgage) at the Land Office until the tax is settled.

For repeated or serious non-compliance, the law even allows forced collection measures under relevant procedural rules.

 

Speak with Lex Bangkok

Land and building tax in Thailand looks simple on the surface, but the real impact often depends on:

• • How your land is classified and actually used

• • Whether you qualify for specific reductions or exemptions

• • Your ownership structure (individual vs. company, Thai vs. foreign)

• • Future plans to develop, sell or pass on the property

If you are a foreign or Thai property owner and you:

• • Plan to acquire or restructure land or buildings in 2026;

• • Hold vacant land and want to manage the new higher rates from 2569; or

• • Need an English explanation of your local tax assessments

Lex Bangkok can assist with:

• • Explaining how the Land and Building Tax Act applies to your portfolio

• • Coordinating with your accountant or tax adviser

• • Reviewing ownership and use structures to support your long-term objectives

info@lexbangkok.com