The measures in 30 seconds
On 30 June 2026 the Thai cabinet extended the reduction of the property transfer fee from 2% to 0.01%, and the mortgage registration fee from 1% to 0.01%, for a further year to 30 June 2027, for homes priced at no more than THB 7 million.
Six weeks earlier, on 15 May 2026, the Bank of Thailand extended its temporary relaxation of the loan-to-value ceiling to 100% of collateral value, also to 30 June 2027.
| Item | Normal rate | Rate under the measure | Expires |
|---|---|---|---|
| Transfer registration fee | 2% of appraised value | 0.01% | 30 Jun 2027 |
| Mortgage registration fee | 1% of the loan, capped at THB 200,000 | 0.01% | 30 Jun 2027 |
| LTV ceiling | 70 to 90% depending on contract number | 100% | 30 Jun 2027 |
What the 0.01% fee reduction covers
The measure covers detached houses, semi-detached houses and townhouses, commercial buildings, land together with those structures, and condominium units registered under the Condominium Act, as reported consistently by Thansettakij and Thai PBS.
New-build and resale properties qualify on the same terms. This matters, because a common misreading is that government incentives apply only to new developments.
The Ministry of Finance estimates the package will support roughly THB 540,810 million of property transactions a year and add up to 1.06% to annual GDP.
What it actually saves
The figures below compare the normal rates against 0.01%, assuming a loan of 90% of the price.
| Price | Transfer fee, normal | Transfer fee, measure | Mortgage fee, normal | Mortgage fee, measure | Total saved |
|---|---|---|---|---|---|
| THB 3,000,000 | THB 60,000 | THB 300 | THB 27,000 | THB 270 | THB 86,430 |
| THB 5,000,000 | THB 100,000 | THB 500 | THB 45,000 | THB 450 | THB 144,050 |
| THB 7,000,000 | THB 140,000 | THB 700 | THB 63,000 | THB 630 | THB 201,670 |
Read that table with one caveat. The transfer fee is customarily split fifty-fifty between buyer and seller, so the saving on that line is shared according to what the contract says rather than falling entirely to the buyer. The mortgage registration fee is the borrower's, so that portion of the saving is the buyer's in full.
Who qualifies, and the condition most people miss
The buyer must be a natural person of Thai nationality purchasing a home to live in. Companies do not qualify, and foreign buyers do not qualify, even when buying a condominium lawfully within the foreign quota.
The condition missed most often is the THB 7 million ceiling, because it is not only about the agreed price. The sale price, the Land Department's appraised value, and the mortgage amount must each be no more than THB 7 million. A house agreed at THB 6.9 million with an appraised value of THB 7.2 million does not qualify.
The measure also excludes partial sales, so transferring a share of a plot or of a unit is charged at the normal rate.
Finally, the mortgage registration fee is reduced to 0.01% only when the mortgage is registered at the same time as the transfer. Registering a mortgage later is a separate transaction at the normal rate.
How the LTV relaxation differs from the fee measure
These come from different institutions and solve different problems. The fee measure reduces the cash needed on transfer day. LTV governs how much a bank may lend against the collateral, which is what determines the deposit.
The Bank of Thailand first raised the LTV ceiling to 100% with effect from 1 May 2025, per its own announcement, citing the continued slowdown in the property sector.
The detail worth reading closely: the relaxation applies from the second loan contract onwards for homes priced below THB 10 million, and from the first contract for homes priced at THB 10 million and above. A first-home buyer under THB 10 million was already entitled to a 100% ceiling under the normal rules, so this measure changes nothing for that group.
Thai PBS Policy Watch reports that the Bank of Thailand announced the extension on 15 May 2026, covering contracts made between 1 July 2026 and 30 June 2027.
Can both be used together
Yes, because they are entirely separate things: one reduces fees at the Land Department, the other sets what a bank may lend.
In practice, fewer buyers benefit from both at once than you might expect, because the price ceilings do not line up. The fee measure stops at THB 7 million, while the meaningful part of the LTV relaxation starts at a second home or a home above THB 10 million.
The group that clearly gets both is buyers of a second home priced at THB 7 million or less: the 0.01% fees, and a 100% loan without the 10 to 20% deposit the normal rules would require.
Transfer-day costs this does not reduce
The measure reduces the transfer fee and the mortgage registration fee only. The taxes collected on the same day are unchanged.
- Specific business tax at 3.3% of the sale price or appraised value, whichever is higher. Charged where the seller has held the property for less than five years, or has been on the house registration for less than one year. Customarily the seller's cost.
- Stamp duty at 0.5%. Charged instead of specific business tax where holding exceeds five years, or the seller has been on the house registration for more than one year. Customarily the seller's cost.
- Personal income tax withheld at source. Calculated from the appraised value less an allowance based on years held, then at progressive rates. Customarily the seller's cost.
A buyer planning transfer-day cash should therefore separate the fees that have been reduced from the taxes that have not. For the procedure and the documents, see our article on transferring a house or condo at the Land Department.
Should you rush to transfer before the deadline
If the deal is ready and the price is within the THB 7 million ceiling, transferring inside the window saves between tens of thousands and roughly THB 200,000, as the table shows. That is a sound reason not to delay a transfer date without cause.
Rushing into a purchase that is not ready, purely to catch the incentive, inverts the reasoning. This package has now been extended several times in succession, and the saving is small next to the interest paid across a 20 to 30 year loan.
The right order is to assess what you can afford to repay, then look at how much the measures cut your transfer-day cost. Model the instalment on a price you are considering with our mortgage calculator.
Frequently asked questions
When does the 0.01% transfer and mortgage fee measure expire
On 30 June 2027, following the cabinet resolution of 30 June 2026 which extended it by one year.
What price qualifies for the reduced transfer fee
Up to THB 7 million, and the sale price, the appraised value and the mortgage amount must each be within that ceiling. It is not judged on the sale price alone.
Do condominiums qualify for the 0.01% rate
Yes, for units registered under the Condominium Act and priced within the THB 7 million ceiling. Both new and resale units qualify.
Can foreigners use the reduced transfer fee
No. The measure requires the buyer to be a natural person of Thai nationality buying a home to live in. Companies are excluded as well.
Does a resale property qualify
Yes. The measure covers both new-build and resale property, provided the property type is one of those listed and the price is within the THB 7 million ceiling.
Does a 100% LTV mean no deposit at all
It means the lending ceiling is 100% of collateral value. Banks still assess repayment capacity and credit history as usual, so it does not mean every applicant will be lent the full amount.
Do first-home buyers gain from the LTV relaxation
First-home buyers below THB 10 million already had a 100% ceiling under the normal rules. This relaxation therefore bites from the second contract onwards below THB 10 million, and from the first contract at THB 10 million and above.
Can the fee measure and the LTV relaxation be combined
Yes, as they come from different authorities, though the price ceilings do not align. The clearest beneficiaries are buyers of a second home priced at THB 7 million or less.
In short
Transfer and mortgage registration fees sit at 0.01% until 30 June 2027 for homes up to THB 7 million bought by Thai nationals, and the LTV ceiling sits at 100% until the same date.
The condition that most often costs people the benefit is the THB 7 million ceiling, which the sale price, the appraised value and the mortgage must all clear. Ask for the Land Department's appraised value before fixing a transfer date, rather than discovering it at the counter.
Looking for a property in this price band? Browse houses and condominiums for sale. Owners wanting to sell while buyers have an incentive can see our house sales service.