Selling Property in Phuket: The Complete 2026 Guide for Owners
Selling property in Phuket is simple when you know the costs, paperwork and timing up front. Most sales that stall or fall through have the same causes: the price was wrong, the title had a problem, or nobody explained the tax bill until the Land Office appointment.
This guide covers each step, from pricing your condo or villa to getting the money back to your home country. It's written for foreign owners, who account for most of the resale market in Phuket.
Quick summary
- Seller costs in Thailand usually total about 3% to 6% of the sale price, plus agent commission.
- High season (November to April) brings the most overseas buyers to Phuket.
- Foreign owners can sell a freehold condo directly. Leasehold and company-owned villas follow different rules.
- Keep your Foreign Exchange Transaction (FET) form. It makes moving the sale money abroad much easier.
How the Phuket Resale Market Works
Phuket resale buyers fall into three groups: lifestyle buyers relocating to the island, investors looking for rental income, and Thai buyers purchasing homes. Each group values different things:
- Lifestyle buyers look for modern pool villas in Bang Tao, Layan and Laguna, and Nai Harn and Rawai.
- Rental investors want low-maintenance condos near beaches with a proven occupancy record. Kata and Karon and the west coast are popular.
- Thai buyers often buy properties under THB 7 million. Until 30 June 2027 they pay reduced transfer and mortgage fees on these, which makes that price range especially appealing to them.
A resale listing competes with new off-plan projects that come with developer promotions. To win buyers, a resale property usually needs to offer something new builds can't: a finished, move-in-ready home, rental income buyers can check, or a location where no new land is available.
Step 1: Price Your Property Correctly
Pricing is the biggest factor in how long a Phuket sale takes. If the price is too high, the listing goes stale and buyers start assuming something is wrong with the property.
How to set the right asking price:
- Ask for a comparative market analysis (CMA). A good agent compares your property with sold prices, not just asking prices, for similar homes in your area and building.
- Adjust for what buyers pay extra for. Sea views, a private pool, freehold condo title, a furniture package and proven rental income all raise the value.
- Check the government appraised value. The Land Office uses this figure to calculate transfer fees and taxes, so knowing it early helps you work out what you'll actually take home.
- Leave room to negotiate. Phuket buyers expect to negotiate, and 3% to 7% below the asking price is common for resales.
Step 2: Prepare Your Property and Paperwork
The property
Focus on small fixes that make the most visible difference:
- Fresh paint in neutral colours
- Pool, garden and roof maintenance (humidity damage is the first thing buyers look for)
- Repaired air conditioners, taps and door seals
- A professional deep clean before the photos are taken
Skip major renovations. You rarely get that money back in the sale price.
The paperwork
Gather these documents before you list. Missing paperwork is the most common reason sales get delayed in Phuket.
| Document | Why it matters |
|---|---|
| Title deed (Chanote for land, Or Chor 2 for condos) | Proves you own the property and shows any mortgages or other claims against it |
| Passport (and company documents if the property is held by a company) | Identifies the seller at the Land Office |
| Foreign Exchange Transaction (FET) form | Proves your purchase money came from abroad (for freehold condos) |
| Debt-free letter from the condo juristic person | Required for condo transfers and confirms all fees are paid |
| House registration book (Tabien Baan), if held | Can exempt you from Specific Business Tax |
| Building permits and completion certificate (villas) | Buyers' lawyers will ask for them |
| Lease agreement (leasehold villas) | Confirms the lease can be transferred to a new owner |
| Rental income records | Proves the rental returns you advertise to investor buyers |
Step 3: Choose the Right Agent
A strong Phuket agent does more than list your property online. When comparing agents, ask them:
- How many properties like mine have you sold in the last 12 months?
- Which overseas markets do your buyers come from?
- Do you have in-house or partner lawyers for due diligence and the transfer?
- Is the listing exclusive or non-exclusive, and what is the commission?
Commission in Phuket usually runs around 3% to 5% of the sale price, and the seller pays it. Exclusive listings usually get more marketing effort from the agent.
Storm Real Estate has helped foreign owners sell across Phuket since 2012. You can start your listing here or book a free valuation.
Step 4: Market to the Right Buyers
Most Phuket buyers first see a property online, often from another country. Your listing has to sell the property to someone who hasn't set foot in it yet.
- Professional photography and drone video, including views and the drive to the beach
- A virtual tour for overseas buyers who make a shortlist before flying in
- Listings on international portals and your agent's buyer database
- Real numbers: service fees, common area fees, rental history and title type
Timing tip: List in September or October so your marketing is ready when high-season buyers arrive in November. Sales often slow between May and October, although serious investors still buy year round.
Step 5: Negotiate and Sign a Sale Agreement
Before any offer arrives, decide your lowest acceptable price and which terms you can be flexible on, such as the furniture package, the handover date or who pays the transfer fee.
Once you agree on a price, both sides sign a sale and purchase agreement that sets out:
- The price and payment schedule
- The deposit (usually 10%), and whether it's refunded if the sale falls through
- How transfer fees and taxes are split
- The transfer date and what furniture and fittings are included
Have a Thai property lawyer review the agreement before you sign.
Selling Costs and Taxes in Thailand
This section answers what most sellers ask first. When you sell property in Thailand, the Land Office calculates the following on transfer day:
| Cost | Rate | Usually paid by |
|---|---|---|
| Transfer fee | 2% of the government appraised value | Negotiable, often split 50/50 |
| Specific Business Tax (SBT) | 3.3% of the higher of the sale price or appraised value | Seller |
| Stamp duty | 0.5% of the higher of the sale price or appraised value | Seller (only if SBT does not apply) |
| Withholding tax (individual) | Progressive rate, based on appraised value and years owned | Seller |
| Withholding tax (company) | 1% of the higher of the sale price or appraised value | Seller (company) |
| Agent commission | Typically 3% to 5% | Seller |
When does Specific Business Tax apply?
You pay SBT if you sell within five years of buying. You're exempt if your name has been on the house registration book for at least one year. If SBT applies, you don't pay stamp duty, and vice versa.
The 0.01% transfer fee cut: Thailand's Cabinet has extended the reduced transfer fee of 0.01% (normally 2%) until 30 June 2027. It applies only when the buyer is a Thai individual and the price, appraised value and mortgage are each THB 7 million or less. If you're selling a property under that price, this can help attract local buyers.
Thai tax on the sale doesn't automatically clear you with your home country, which may also tax the gain. Check with a qualified adviser such as our partners at ST Accounting, and see the official rates on the Thai Revenue Department website.
How Foreign Owners Sell: Condo, Leasehold Villa or Company Villa
How you sell depends on how you own the property.
Freehold condo (foreign quota)
This is the simplest option. The title transfers at the Land Office, provided the building still has room in its foreign quota (up to 49% of floor area) for a foreign buyer. A foreign buyer must bring the purchase money into Thailand from abroad.
Leasehold villa
You don't sell the land. You transfer your remaining lease to the buyer, which is legally called assigning the lease. Check that your lease allows this and how many years are left, because buyers pay less as the remaining term gets shorter. The assignment must be registered at the Land Office.
Villa owned through a Thai company
You can sell either the company shares or the property itself. Selling shares can cost less, but buyers' lawyers will closely check the company's history and whether it complies with Thai law. Get legal advice before choosing, because the right route depends on your structure. The Department of Lands sets the registration rules.
Transfer Day at the Land Office
Transfer usually takes place at the Phuket Provincial Land Office or its Thalang branch, depending on where the property is. On the day:
- The buyer and seller (or their representatives with power of attorney) attend with the original documents.
- Officials check the documents and calculate the fees and taxes.
- The buyer pays the balance, usually by bank draft (cashier's cheque).
- Fees and taxes are paid, and the title deed is updated with the new owner's name.
Most transfers are done in one day. If you can't travel, a Thai lawyer can act for you under a notarised power of attorney.
Repatriating Your Sale Proceeds
Foreign owners who originally brought the purchase money into Thailand can generally send the sale proceeds back abroad. Make it straightforward by:
- Keeping your original FET form or bank credit advice from the purchase
- Getting the Land Office receipts showing taxes paid
- Using the bank that holds your Thai account, which will ask for these documents before sending a large transfer
For current rules on moving money abroad, see the Bank of Thailand.
Frequently Asked Questions
How much does it cost to sell property in Phuket?
Most sellers pay about 3% to 6% in Thai fees and taxes, plus a 3% to 5% agent commission. The exact amount depends on the appraised value, how long you've owned the property, and whether you own it personally or through a company.
Can a foreigner sell property in Thailand?
Yes. Foreigners can sell freehold condos directly, transfer leasehold interests, and sell villas held through a Thai company. Each has its own paperwork and tax steps.
What is the typical property transfer fee in Thailand?
The standard transfer fee is 2% of the government appraised value, often split between buyer and seller. Until 30 June 2027 it is 0.01% for Thai individual buyers of property valued at THB 7 million or less.
Do I pay capital gains tax when selling property in Thailand?
Thailand has no separate capital gains tax on property. Instead, sellers pay withholding tax plus either Specific Business Tax or stamp duty at the Land Office. Your home country may also tax the gain.
How long does it take to sell a property in Phuket?
A fairly priced property often sells in 3 to 9 months. From an agreed price to transfer usually takes 30 to 90 days.
What is the best time of year to sell in Phuket?
November to April, when the most overseas buyers visit the island. List in September or October to be ready for high season.
Can I sell my Phuket property without being in Thailand?
Yes. A Thai lawyer can handle the transfer for you with a notarised power of attorney.
