Land Transfer Fees

[wozza]

Can anyone advise me what sort of money should be paid to the Government on a land transfer from Thai to Thai for a 1 rai land block 100 000 Baht purchase price

on a Main road frontage with dirt side road on the corner 8 klm from Buriram town

Is there a formula used baht per rai ?

[Thai Chi]

Can anyone advise me what sort of money should be paid to the Government on a land transfer from Thai to Thai for a 1 rai land block 100 000 Baht purchase price

on a Main road frontage with dirt side road on the corner 8 klm from Buriram town

Is there a formula used baht per rai  ?

<{POST_SNAPBACK}>

Wozza, I stand to be corrected, but I am led to beleive that there is NO fees payable to the Government for land transfers. However, I beleive that there is a fee to change the TITLE to the new owners name. I think this is done in the local Ampher office.

Good to see you are using one of Australias favourite nicknames for your T.V. member name

[wozza]

Thanks Mr Daddy

Ahh the Title thats what Im talking about

If any one has an estimate on that

Ive been told approx 40 000 baht but then, what would i know in farang land

I will be there over Christmas I will soon know by then for sure

Wozza, I stand to be corrected, but I am led to beleive that there is NO fees payable to the Government for land transfers. However, I beleive that there is a fee to change the TITLE to the new owners name. I think this is done in the local Ampher office.

Good to see you are using one of Australias favourite nicknames for your T.V. member name

[sbk]

I think you may have more responses with this topic in the real estate/land section.

[Thaicoon]

You have to pay a tax at the Land registry office in Buriram, this is just a sort of change of ownership tax, on 100,000 baht it should be about 6 to 7000 baht, it is just the tax to transfer deeds in your wifes name, also make sure when your wife go's to the office, stay at home, as you know, they see a ferang and the tax go's up.

Also, if you trust the head man, tell your wife to take him along he will know the score, should do.

I have done this many a time, my wife always go's to do this sort of Business when buying land.

Edited October 19, 2005 by Thaicoon

[wozza]

Thanks for that info Thaicoon

Just chatting to the wife on the phone and she says if the land is in

chumhead muang ,I think she is telling me its on the main road Baan nong pai yai

does it make a difference where it is regarding the ownership tax

[gee-gee]

What makes a difference is how long the land has been owned by the past owner - over five years the tax is aprrox half of the six percent. Used houses also have reduced tax for ownership over a year.

When you go to the land office, you will get a receipt listing the various taxes paid. The receipt will also list the assessed land value on which some of these taxes are based. You can check at that point (too late to do anything about it) if they are taking the piss re the cost. If you are paying the taxes these receipts stay with your lady even if you are not with her so can be checked later.

Does not make any difference where the land is based as the taxes (there are six separate ones that add up to the six percent total, some applicable in this case, some not) apply nationally.

Also you want to make sure the land is on a proper Chanote tittle deed (look at the top right-hand corner and if you can see a 3 at the end of some Thai scrawl it will be on Sor 3 which is not so good). Both these doc's are bigger than A4 and on thick embossed paper. There are some even more dubious land titles that should be avoided and have a different layout.

On the back of the chanote you will find the last owner's name and your lady will be added on the next line as the new owner after the process is complete. You can check that against her ID card even if you can't read Thai.

[Thaicoon]

Also you want to make sure the land is on a proper Chanote tittle deed (look at the top right-hand corner and if you can see a 3 at the end of some Thai scrawl it will be on Sor 3 which is not so good). Both these doc's are bigger than A4 and on thick embossed paper. There are some even more dubious land titles that should be avoided and have a different layout.

Gee Gee...........

Good bit of info, all our deeds for our land are here with me in the UK, we only have one A3 document, i am not sure what land title that has, i will have to check it out, as you say there are so many titles one has to be carefull, it does not really matter where the land is situated, just the price you pay, i.e the closer to town the more it is worth, on a concrete road etc, the A3 document we have is just for rice land, we will never be able to build on it as it is to far out from a road and is surounded by other paddy fields, it is 30 rai, all our other land is on Road frontage, which is good.

[Thaicoon]

Thanks for that info Thaicoon

Just chatting to the wife on the phone and she says if the land is in

chumhead muang ,I think she is telling me its on the main road Baan nong pai yai

does it make a difference  where it is regarding the ownership tax

<{POST_SNAPBACK}>

Chumhead Muang is 4 or 5 kilo from Hospital and Buriram High School, is it on the road that connects the Expressway ?, Chumhead Muang (District) i think i am right, let us know.

[wozza]

[Chumhead Muang is 4 or 5 kilo from Hospital and Buriram High School, is it on the road that connects the Expressway ?, Chumhead Muang (District) i think i am right, let us know.

<{POST_SNAPBACK}>

Yes that is correct

Baan nong pai yai is at the 8 klm post on the hostpital road

and you cross the new road near the overpass

People are telling her (relatives) that it will cost 40 000 baht

[Thaicoon]

[Chumhead Muang is 4 or 5 kilo from Hospital and Buriram High School, is it on the road that connects the Expressway ?, Chumhead Muang (District) i think i am right, let us know.

<{POST_SNAPBACK}>

Yes that is correct

Baan nong pai yai is at the 8 klm post on the hostpital road

and you cross the new road near the overpass

People are telling her (relatives) that it will cost 40 000 baht

<{POST_SNAPBACK}>

Wozza,

What i have said came straight from the horses mouth, 6 -7000 Baht, i asked my wife and this is what she told me, have you a way of checking first, send your wife in to the land office to see how much before you do the deal. good luck.

[wozza]

Thanks Thaicoon

I have read many of your post and i am confident you know what you are talking about

I have told her to go to the office to ask but ?????

She will go under sufference and bitching from me at months end she said

If you are in Buriram over christmas i would like to meet up with you at Bamboo for a few jars

Wozza,

What i have said came straight from the horses mouth, 6 -7000 Baht, i asked my wife and this is what she told me, have you a way of checking first, send your wife in to the land office to see how much before you do the deal. good luck.

<{POST_SNAPBACK}>

[mobile69]

Land transfer tax is about 6% of the land value - and that's what the govt value the land at. I think it's actually the average value of land in that amphur, (including any high value built up areas) so if you are transferring rice paddy you'll end up paying a higher percentage of what you actually paid for it than the 6%.

[Heng]

I've done it about XX+ times now (but mostly in Bangkok and Chonburi; your mileage may vary in other parts of the realm, but I don't think so) and it's:

1) Business exception tax (typically sellers only; but can be passed on to the buyer if they are desperate or willing) = 3% of sales price

2) Transfer tax = 2% of valuation (typically buyers pay this, but can be negotiated to the seller paying this...); that's land office valuation, not what you or anyone else think it's worth.

3) Jumnong fee/tax = 1% of borrowed money from bank (you get to avoid this when you pay cash) Obviously, this is going to be the buyer paying this.

You can affect the amount paid in #1 above by having the buyer and seller agree (beforehand; because you'll have to both say it again at the land office) on what the "sales price" is. They say..."set it low, but not *ugly* low."

Done and done. If you see me at the land office, feel free to say hello. I'm the guy with the Playstation portable (also a good idea since you're looking at a couple hours on avg. to kill each time).

[thedude]

i believe the business tax is 3.3% and not 3%, based on the selling price or the official govt valuation, whichever is higher. there are some conditions as to the applicability of the tax depending on whether you are transacting as an individual or a business entity, and possibly also depending on how long the land has been held by the owner.

transfer fees of 2% are often split 50/50 between buyer and seller, but this is really up to the negotiation. this is based on the official land valuation.

there's also a withholding tax of 1%, based on the selling price or official valuation, whichever is higher.

there is a stamp duty of 0.5%, but i think this will be waived if the business tax is paid.

there might also be a property tax if there is an income generating fixture on the land, e.g an apartment building or shophouses etc. property tax is only payable upon transfer, so its good to check if any building sits on the land. the seller is liable for property taxes, but many sellers try to push or share the cost with the buyer.

[Pseacraft]

My experience last year in Nong Khai, when we transfered land from my wife's Grandmother to my wife, was shocking as we didn't expect the outcome. We paid a significantly lower price than the government value of our 21 rai. Being as the government value was just over 1,000,000 TB we got hit for 20,650 for registration fee, 20,812 for "personal" tax, 5,163 Stamp Duty, 5 for registration application, and another 5 for the Stamp Duty application. We were told before hand that we should only expect to pay about 8,000 total for everything, although my wife's friend said that she paid an arm and a leg we she bougth some land two years previously. Needless to say none of us were prepared for what we received - and we were there nearly all bloody day - from 0700 to about 1500. This was followed a few days later when we found out that there was some back taxes owed. My wife's grandmother's brother was the headman for the village near our rice land so he took us to find out the details at the field office. We ended up paying just over 900 TB for back "property" taxes that my wife's grandmother wasn't even aware of (she's owned the land for over forty years). It isn't a very high annual tax, only 85 TB, and has only been around for 11 or 12 years. The folks at the field office said that most people in the area didn't know about the tax and that the main land office in Nong Khai didn't handle this one. It may have been a local Amphur tax intead.

It's a good idea to have your spouse and her family handle this, as if they see a farang, they will start asking too many questions. I was wisely chased out and fortunately the girls handling everything were more interested in my 1 year old son. Good luck on your trip to the land office - I'll, or I should say the wife, will be doing it again in December as we plan on buying some more land.

[wozza]

Well the wife has just returned from the land office and has informed me that we ,excuse me .I have to pay 30 000 for the land transfer in to her name

In this forum on Pseacraft,s post on a 1 million baht block he paid around 57 000 to the land office

I have 1 rai worth 100 000 so if i use that formula it should only be 1 tenth of pseacrafts tax lets say around 6000 baht

Am i right or not

Wifey says its because the block is on a corner of a main road and a small dirt road

I should sure use some experience here

I doubt that she is trying to extract more from me its just she believes what everybody tells her

In the beginning she was told she would have to pay 80 000 for that 1 rai

Just to add to the confusion she told me a local had 13 rai and paid 80 000 in Tax

Married to a farang of course

Any information or advise please!!!

[wozza]

Finally this is over with

Just got the news from the wife

She attended the land office today and it cost 41 000 Baht to get the land in her name

i will see the receipt soon so i can see the breakdown

She is still saying its because its on the main road is why its so expencive for the transfer

1.25 Rai 100 000 bht = 41000 fees 41%in Government charges !!!!!!!!!!!!

[Dragonman]

Finally this is over with

Just got the news from the wife

She attended the land office today and it cost 41 000 Baht to get the land in her name

i will see the receipt soon so i can see the breakdown

She is still saying its because its on the main road is why its so expencive  for the transfer

1.25 Rai 100 000 bht = 41000 fees  41%in Government charges !!!!!!!!!!!!

<{POST_SNAPBACK}>

Wow, crazy, but that's what Thailand's all about. How you can be conned out of the greatest amount of money No legitimate scales, just "up to me". I paid 10,000 baht for land costing 800,000 baht. They didn't seem to have a clue how it was made up, probably went into someone's pocket

[stevehaigh]

Finally this is over with

Just got the news from the wife

She attended the land office today and it cost 41 000 Baht to get the land in her name

i will see the receipt soon so i can see the breakdown

She is still saying its because its on the main road is why its so expencive  for the transfer

1.25 Rai 100 000 bht = 41000 fees  41%in Government charges !!!!!!!!!!!!

<{POST_SNAPBACK}>

jeez, i would ask a lawyer about that, 41% is nuts. maybe you can appeal it?