Pattaya Property Tax, Valuation & Government Appraisal Rate on Transfer.

General Note: to compile this page we used claude on some occasions to translate Thai to English and research,  most data available online is in Thai Language and in PDF file format. You can always reach out to us for questions, omissions and or errors .

First of all there are some relevant websites, for further research; tables/code runs: https://assessprice.treasury.go.th/ 

Other interesting links:

landsmaps.dol.go.th

Valuers Association of Thailand

Thai Appraisal

Thai Valuers Association

Annual Land and Building Tax (LBT) vs Land Department Transfer-day Taxes.

Annual Land and Building Tax (LBT)
Is administered by the Treasury Department’s appraised value (ราคาประเมิน) — the fixed schedule updated every 4 years. This number has nothing to do with what any individual property actually sold for. But it’s a standardized government estimate applied uniformly to all similar properties in a zone/category. The Local Tessaban/SAO (Subdistrict Administrative Organization) will apply and collect the taxes.

Land Department Transfer-day taxes (transfer fee, SBT, stamp duty, PIT withholding)
This department use the higher of the two: the actual registered sale price vs. the appraised value at that moment. So the appraised value acts as a floor — you can’t register a transfer below it to dodge tax — but if you sell above appraised value, the higher actual price gets used for that one-time transaction.

Note 1; For Condominiums the government created the D-Value system in June 2026 for LBT-value calculation.  Which lets you look up appraisal prices per floor. Tag, Province/District/Condo name and it pulls up the data per floor. The name of the condo has to be in Thai Language, which can give some initial try and error lookups. If the database can not find it try to make the words smaller. example not “Royal Cliff Garden” but only “Cliff” and will list all items in the database.

Note 2; The Land and Building Tax treats your primary/only residence very differently from any additional houses you own.

Primary residence (บ้านหลังหลัก) — you own both the land and the house, AND your name is on the house registration (ทะเบียนบ้าน) as the resident:

• First ฿50 million of combined land+building value: exempt (0%)
• ฿50–75 million: 0.03%
• ฿75–100 million: 0.05%
• Over ฿100 million: 0.10%

If you only own the house (not the land — e.g. house on rented/leased land) and are registered there, the exemption is smaller: only the first ฿10 million is exempt, same rate bands above that.

Second, third, etc. house (not your registered primary residence) — no exemption threshold at all. Tax applies to the full value from baht one, using the same residential rate schedule (0.02%–0.10% progressive bands, slightly different breakpoints than above). So a second house worth ฿5 million pays tax on the full ฿5 million, while a primary residence worth the same pays zero.

Note 3. When paying yearly LTB taxes the government makes a difference for Residential, private usage and Company use. This is based on the property’s actual physical use category (ประเภทการใช้ประโยชน์จริง) as classified by the tessaban. A house in company name, being marketed for sale, but still standing as an ordinary residential structure (not rented out commercially, not run as a business), typically gets classified as residential (ที่อยู่อาศัย) — even though the owner is a company — and residential carries a much lower rate table.

Private use:

Company use:

Note 4; Are there independent valuations possible? Licensed appraisers (“ผู้ประเมินหลัก”) and appraisal companies are approved by the SEC (สำนักงาน ก.ล.ต.) for capital-market/bank-lending purposes, and separately by the Valuers Association of Thailand (VAT) / Thai Appraisal Foundation for general work. Most independent (non-bank) valuation firms in Thailand are Bangkok-headquartered but can send appraisers to Pattaya/Chonburi on a case-by-case basis rather than keeping a full-time branch office there — property valuation isn’t a high-street walk-in service the way it is in the West.

Firms known to actively cover the Pattaya/Chonburi market:

• Grant Thornton (Thailand) — valuation & advisory arm covers Eastern Seaboard properties
• Sallmanns (Far East) Ltd — long-established independent valuer, active in Chonburi/Rayong industrial and residential
• American Appraisal (Thailand) / now part of Duff & Phelps/Kroll network
• TAP Valuation, Erawan Appraisal, WCC Appraisal, Bangkok Assessment — mid-size Bangkok-based independents that regularly cover Pattaya on request
• Colliers International Thailand and CBRE Thailand — have valuation/advisory divisions covering the Eastern Seaboard, though they’re agency-led rather than pure valuers
• Several Thai banks (Bangkok Bank, Kasikorn, SCB) maintain in-house or panel appraisers who serve Chonburi routinely for mortgage purposes — useful if you just need a bankable valuation rather than a fully independent one

LBT Appraisal Calculation

An appraisal via the way below, on which the LTB is based on may also be guideline for Banks in case of a mortgage. It does not equate to real selling prices of Property. (which is commonly much higher, especially if high quality finishings and/or tiles are used. Moreover the calculation below does not take into consideration electrical appliances,  air conditioning and furniture.

Step 1

Calculate the appraisal price land value, zoom in to the actual location via https://landsmaps.dol.go.th/ Both in English and Thai, or use the treasury website if you have on hand the titledeed.

Step 2

Appraisal price for building is gathered into categories, Here the data for chonburi (2026) Every 4 years the appraisal price (and depreciation) is recalculated. the current period is (2566–2569) 2023-2026

Thai Government Building Code Definitions: Treasury Department (กรมธนารักษ์) — Standard Construction Definitions (we took rates for Nongprue municipality, you can find all rates on the website from treasury department)

Source: Code Rates Nongprue (PDF file in Thai language, translation via Claude)

Translated from the Treasury Department (กรมธนารักษ์) standard construction definitions document (“คำนิยามประกอบแบบมาตรฐานสิ่งปลูกสร้าง”), used to classify structures for government property appraisal purposes.

Depreciation

Depreciation is also part of how the Treasury Department (กรมธนารักษ์) calculates the assessed value of a building/house, separate from the land value. Here’s how it generally works:

The formula
Assessed building value = (Base unit price per sq.m. for that construction code, e.g. 105, 107, etc.) × (floor area) − accumulated depreciation, based on the building’s age.

Depreciation mechanics

• • Each construction type/code has its own annual depreciation rate schedule (a permanent reinforced-concrete house depreciates more slowly per year than, say, a wooden or semi-permanent structure).

• • Depreciation is applied per year of age from the year construction was completed (or the year it was last officially re-appraised, if renovated/rebuilt).

• • There’s a floor on residual value — even a very old house won’t depreciate to zero. The Treasury Department’s tables set a minimum remaining value (commonly cited around 10% of the original base assessed value) so old structures still carry some appraised value, however old.

• • The Treasury updates its base unit prices per construction code periodically (this is separate from the depreciation schedule itself, which is a standard table applied uniformly).

When you get pay LBT taxes, the  Treasury Department already has depreciation baked in based on the building’s age on record — you don’t need to calculate it yourself. If you want the actual depreciation rate table for a specific code (percentage per year), you have to search the current Ministerial Regulation (กฎกระทรวงการกำหนดหลักเกณฑ์การคำนวณราคาประเมินสิ่งปลูกสร้าง) rather than approximate it but there is little known data online available.

The following, data we could find:

Here’s what the governing regulation (กฎกระทรวง การกำหนดราคาประเมินที่ดินหรือสิ่งปลูกสร้างฯ พ.ศ. 2563, issued under the Asset Appraisal for State Benefit Act B.E. 2562) says:

Legal definition of building depreciation (ค่าเสื่อมราคาสิ่งปลูกสร้าง):
The regulation defines it explicitly as depreciation resulting from the age of the structure since construction, deducted as a percentage per year, according to the type of structure.

• • The Provincial Committee (คณะกรรมการประจำจังหวัด) calculates the base building value from the standard construction-cost tables (101, 105, 107, etc.), based on materials and labor cost data.

• • Every appraisal report for a building must include, among other things, a depreciation rate table (ตารางกำหนดอัตราค่าเสื่อมราคาสิ่งปลูกสร้าง) as a mandatory component — separate from the base cost table and the final summary.

• • Final appraised building value = base construction-cost value − accumulated depreciation, applied per year of the building’s age, at the rate set for that specific construction code.

What’s not in this regulation:
The actual numeric depreciation percentage-per-year table (e.g., “X% per year for code 105, Y% per year for code 402”) isn’t published in the ministerial regulation itself — it’s set separately by the central Valuation Committee (คณะกรรมการกำหนดราคาประเมินทุนทรัพย์) and issued as an internal annex/circular per accounting round (currently the 2566–2569 round). These annex tables aren’t reliably indexed on the open web — they’re typically obtained directly from the Land Office or Treasury Department provincial office when they run an appraisal, or via the Treasury’s own lookup portal.