Renting Out a Condo in Thailand: How Rental Income Is Taxed
Rent from a condo in Thailand is taxable in Thailand. Rates, the 30% deduction, a worked example for a Pattaya condo, how to declare it and the rules on short stays.
Short answer: rent from a property in Thailand is Thai income, so it is taxable in Thailand. That holds whether you are a Thai tax resident or not, and whether the tenant pays into a Thai account or one abroad. An individual owner pays personal income tax at 0–35% after a standard deduction of 30%. On a typical Pattaya condo the tax is small, but it has to be declared.
Many owners buy a condo in Pattaya to rent it out between their own visits. Below is how rental income is taxed for an individual owner, a worked example, and the rules on short stays that catch out new landlords.
1. Who pays tax on rent
Rent from Thai property counts as income earned in Thailand. The owner owes Thai tax on it, whether the money lands in Thailand or abroad, for example when a booking platform pays out to an overseas account. Your home country may tax it too; a double tax treaty usually lets you offset the Thai tax.
How the tax is calculated depends on who owns the property and in whose name the lease is signed:
- You own it personally: personal income tax on the rent, after a deduction for expenses.
- A Thai company owns it: corporate income tax on net profit, at 15–20% for a small company.
2. Personal income tax on rent
When you let a building or a condo you own, the law gives you a standard deduction of 30% of the rent for expenses, with no receipts needed. Alternatively, you can deduct your actual expenses if you can prove them. Tax is then charged at progressive rates on the rest.
| Taxable income per year | Rate |
|---|---|
| Up to ฿150 000 | 0% |
| ฿150 001–300 000 | 5% |
| ฿300 001–500 000 | 10% |
| ฿500 001–750 000 | 15% |
| ฿750 001–1 000 000 | 20% |
| ฿1 000 001–2 000 000 | 25% |
| ฿2 000 001–5 000 000 | 30% |
| Over ฿5 000 000 | 35% |
3. Example: a condo let at ฿25 000 a month
| Item | Amount |
|---|---|
| Rent for 12 months | ฿300 000 |
| Standard deduction 30% | −฿90 000 |
| Taxable income | ฿210 000 |
| First ฿150 000 at 0% | ฿0 |
| Remaining ฿60 000 at 5% | ฿3 000 |
| Tax for the year | ฿3 000 |
Personal allowances and other income you have in Thailand can change the result. If you have a salary or other Thai income, the rent is added to it and the rate can be higher.
4. How to declare it
- Get a Thai tax ID. The Revenue Department issues one to a foreigner on request.
- File an annual tax return on form PND 90 for the calendar year, normally by 31 March of the following year. If you have rental income, also check whether you need to file the half-year return PND 94.
- If the tenant is a Thai company, it usually withholds tax at source from each rent payment and gives you a withholding tax certificate. The amount withheld is credited against your annual tax. If more was withheld than the final tax due, you can claim a refund of the overpayment.
- Keep the lease and the payment records. If you deduct actual expenses rather than 30%, keep the receipts too.
5. Short stays need a licence
Renting a condo by the night or the week generally requires a hotel licence under the Hotel Act. Most condo buildings also ban short stays in their own rules. Fines are real, and the building’s management can block access cards. The standard legal route is a lease of at least 30 days.
Before you buy to rent, check the building’s regulations on rental periods, and ask the management office how it handles tenants.
6. Other costs of a rented condo
- Land and Building Tax: a rented condo does not get the exemption for the owner’s home. It pays about 0.02% of its appraised value a year, which is ฿600 on ฿3 000 000.
- Management: if an agency finds tenants and looks after the unit, its fee comes out of the rent.
- Empty months: plan for gaps between tenants when you calculate the yield.
All transfer taxes and the annual property tax are covered in Thailand property taxes in 2026, and the running costs of a condo in what extra costs to expect when buying a condo in Pattaya.
Buying in Pattaya to rent out? Write to us: we will tell you which buildings allow which rental periods and what a unit realistically earns.
This article is general information, not tax advice. Rules on deductions, residence and withholding can change and depend on your situation. Confirm your position with the Thai Revenue Department or a qualified Thai tax adviser.
