ภาษีรายได้จากค่าเช่าคอนโด: เจ้าของต้องยื่นและจ่ายเท่าไหร่

You just rented out your condo near BTS Thong Lo for 35,000 THB a month. The tenant paid three months upfront, the money hit your account, and life feels good. Then January rolls around, and you realize you have no idea how much of that rental income you actually owe to the Thai Revenue Department. Sound familiar? You are not alone. Thousands of condo owners across Bangkok collect rent every month without fully understanding their tax obligations. Some overpay. Some underpay. And a surprising number just skip filing altogether, hoping nobody notices. Let's fix that.

How Thailand Taxes Your Condo Rental Income

Rental income from condos in Thailand is classified as assessable income under Section 40(5) of the Thai Revenue Code. Whether you are a Thai national or a foreign owner, if you earn rental income from property in Thailand, you are required to report it. The Thai Revenue Department treats this income the same way it treats salary or business income. It gets added to your total annual income and taxed at progressive rates.

Here is something many owners miss: Thailand uses a progressive tax system with rates ranging from 0% to 35%. The first 150,000 THB of net income is exempt. After that, rates climb in brackets. So if your only income is rental income from a single condo, you might pay far less than you expect. But if you have a day job pulling in 80,000 THB a month and rental income on top of that, the rental portion could easily be taxed at 20% to 30% because it stacks on top of your employment income.

Let's say you own a one bedroom condo at Life Asoke Hype near MRT Phetchaburi and rent it out for 18,000 THB per month. That is 216,000 THB per year in gross rental income. After the standard deduction for rental income, which is 30% of gross, your taxable rental income drops to 151,200 THB. If this is your only income, you are barely above the exemption threshold and your tax bill would be almost nothing. But if you are also employed full time, that 151,200 THB gets layered on top of your salary income, pushing you into a higher bracket.

Standard Deduction vs. Actual Expenses: Which Saves You More?

When filing rental income, the Thai Revenue Department gives you two options for deducting expenses. You can take the flat 30% standard deduction on your gross rental income, no receipts needed. Or you can deduct actual expenses, but you will need to keep every receipt, every repair invoice, every management fee statement, and every common area fee payment to prove your costs.

For most condo owners in Bangkok, the 30% standard deduction is the easier and often better choice. Condos do not come with the same heavy maintenance costs as houses. Your actual expenses on a condo at, say, Ideo Q Sukhumvit 36 near BTS Thong Lo might include 3,500 THB per month in common area fees, occasional appliance repairs, and maybe an agent commission. Unless your actual costs exceed 30% of your gross rental income, the standard deduction wins.

Consider a real scenario. You rent out a two bedroom condo at The Base Sukhumvit 77 near BTS On Nut for 25,000 THB per month. Gross annual income: 300,000 THB. The 30% standard deduction gives you 90,000 THB off, leaving 210,000 THB taxable. Your actual annual expenses might be 42,000 THB in common fees, 15,000 THB in repairs, and a one time agent fee of 25,000 THB. That totals 82,000 THB, which is less than the 90,000 THB standard deduction. Stick with the flat rate.

Progressive Tax Rates: What You Actually Pay

Thailand's personal income tax rates are progressive, meaning different portions of your income are taxed at different rates. According to the Revenue Department's official rate schedule, the brackets work as follows for annual net income.

Net Income (THB per year)	Tax Rate	Example Tax Amount
0 to 150,000	Exempt	0 THB
150,001 to 300,000	5%	Up to 7,500 THB
300,001 to 500,000	10%	Up to 20,000 THB
500,001 to 750,000	15%	Up to 37,500 THB
750,001 to 1,000,000	20%	Up to 50,000 THB
1,000,001 to 2,000,000	25%	Up to 250,000 THB
2,000,001 to 5,000,000	30%	Up to 900,000 THB
Over 5,000,000	35%	Varies

Here is a data point worth remembering: the average rent for a one bedroom condo in central Bangkok ranges from 15,000 to 35,000 THB per month according to DDproperty market data. At the midpoint of 25,000 THB per month, gross annual rental income is 300,000 THB. After the 30% deduction, taxable rental income is 210,000 THB. If this is your only income, the tax owed on 210,000 THB is just 3,000 THB for the entire year. That is less than one percent of your gross rental income.

But let's take a different scenario. You own a high end two bedroom unit at 98 Wireless near BTS Phloen Chit, renting for 120,000 THB per month. Gross annual: 1,440,000 THB. After the 30% deduction, taxable rental income is 1,008,000 THB. If this is your sole income, you are looking at roughly 108,100 THB in tax. Still manageable, but the numbers start to matter when you combine this with other income sources.

Withholding Tax: The 5% You Might Already Be Paying

If your tenant is a company or a juristic entity, they are legally required to withhold 5% of your monthly rent and remit it to the Revenue Department on your behalf. This is not an extra tax. It is a prepayment of your annual income tax. When you file your return, you credit the withheld amount against your total tax liability.

For example, you rent your condo at Ashton Asoke near MRT Sukhumvit to a Japanese trading company at 40,000 THB per month. The company withholds 2,000 THB each month (5% of 40,000) and sends it to the Revenue Department. Over the year, that is 24,000 THB already paid. When you file, if your total tax liability is only 20,000 THB, you actually get a 4,000 THB refund.

If your tenant is an individual person, not a company, there is no withholding obligation. The full rent amount comes to you, and you are responsible for reporting and paying the tax yourself when you file. This is where many owners slip up. With no automatic deduction, it is easy to forget or underestimate what you owe.

Filing Deadlines and How to Actually Submit

You must file your annual personal income tax return (PND 90 or PND 91) by March 31 of the following year. If you file online through the Revenue Department's e-filing system, you usually get an extension until April 8. Rental income from the calendar year January to December 2024 must be filed by late March or early April 2025.

You can file online at the Revenue Department's website, or you can visit your local Area Revenue Branch office. If your condo is in the Sukhumvit area, for instance near BTS Ekkamai, you would typically go to the Area Revenue Branch Office in the Watthana or Khlong Toei district. Bring your lease agreement, bank statements showing rental deposits, and any withholding tax certificates (50 Tawi forms) your corporate tenants have given you.

One thing that catches foreign owners off guard: even if you live abroad for most of the year, if you earn rental income from Thai property, you need a Thai tax ID number and you must file in Thailand. There are no exceptions for non-residents on locally sourced income. If you are a foreign owner renting out a condo at Magnolias Waterfront Residences near ICONSIAM, the income is Thai-sourced regardless of your nationality or where you spend your time.

Common Mistakes That Lead to Penalties

The most common mistake is simply not filing at all. Some owners assume that because nobody withholds tax from individual tenants, the Revenue Department does not know about their rental income. This is increasingly risky. Banks report large or regular deposits. Land office records show ownership. The Revenue Department has been stepping up data matching efforts, and penalties for late filing include surcharges of 1.5% per month on unpaid tax plus potential fines up to 200,000 THB.

Another frequent error is underreporting income. If you charge 30,000 THB in rent but only declare 20,000, you are creating a paper trail that does not match your bank records. With digital banking and e-payment systems becoming universal in Thailand, these discrepancies are easier to detect than ever.

A third mistake is failing to collect withholding tax certificates from corporate tenants. Without these 50 Tawi forms, you cannot claim credit for the tax already withheld. That means you could end up paying the same tax twice. Always ask your corporate tenant for the certificate at the end of the year, or better yet, request it monthly.

The bottom line is that rental income tax in Thailand is actually quite reasonable compared to many countries, especially for owners with a single condo generating modest income. The standard 30% deduction keeps things simple, and the progressive rates mean small landlords often pay very little. The key is to actually file, keep clean records, and understand where your rental income falls within the brackets. If you own multiple units or your rental income is significant, it is worth consulting a Thai tax advisor to make sure you are optimizing your deductions and staying compliant.

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