Thailand Land Appraisal 2027–2030: When It Starts, How Much It Rises, What It Costs You

Last updated: 23 October 2026

In short: Thailand's Treasury Department will announce new official land appraisal values for 2027–2030 on 1 December 2026, effective 1 January 2027. Preliminary estimates point to a national average rise of at least 10% (not yet official). Appraised values are the base for the 2% transfer fee and the annual land and building tax, for an individual seller's withholding tax, and are compared with the sale price for stamp duty and specific business tax, so buyers and sellers who are ready should aim to complete the transfer before 1 January 2027. You can look up any plot for free at assessprice.treasury.go.th using the title deed number and province.

The 2027–2030 appraisal: what we know

	Current cycle (2023–2026)	New cycle (2027–2030)
Effective from	1 Jan 2023	1 Jan 2027
Announcement	-	1 Dec 2026 (planned)
National average change	+8.93% (land)	At least +10% expected (preliminary)
Gap to market prices	About 40% below actual sale prices	Target gap of about 15–20%

The Treasury Department's director-general has said four-year appraisals have historically either held or risen — there has been no policy of cutting them — and the department is preparing to use AI to analyse the land database alongside economic data in future. Some media have reported rises of 15–20%; none of these figures are final until the official announcement, and changes will vary by location, with new roads and rail lines typically pushing values up faster.

What higher appraisals change

Cost or tax	How the appraisal is used	Who pays
Transfer fee (2%)	Calculated directly on the appraised value	Buyer/seller, as agreed
Stamp duty 0.5% / specific business tax 3.3%	Higher of sale price or appraised value	Seller
Withholding income tax	Individuals: appraised value and years of ownership / companies: 1% of the higher of sale price or appraised value	Seller
Land and building tax	Appraised value is the tax base	Owner, every year
0.01% fee reduction (Thai buyers)	Appraised value must not exceed 7M THB	Thai buyers

Example: vacant land appraised at 3M THB, up 10%

Item	Appraised 3,000,000	Appraised 3,300,000	Difference
Transfer fee 2%	60,000	66,000	+6,000
Vacant land tax 0.3% a year	9,000	9,900	+900 a year

Vacant land is taxed at 0.3% on a base up to 50M THB (0.4% on the part from 50M to 200M THB), with higher rates if left unused for three consecutive years.

The 7M THB trap

The 0.01% transfer and mortgage fee for Thai buyers requires both the sale price and the appraised value to be 7M THB or less. A house appraised at 6.8M THB today could exceed the cap after 1 January 2027. With a 6M THB loan, fees now total about 1,280 THB; if the new appraisal reaches 7.48M THB, the same transfer would cost about 209,600 THB.

How to check the official appraised value (free)

1. Treasury Department website

Go to assessprice.treasury.go.th and choose search by title deed number.
Enter the deed number and, if you have it, the survey page number for a precise match.
Select the province (and district if needed), then search.
Click "ดูรายละเอียด" (view details) to see the price per square wah and the value of the whole plot.

Converting the plot size: 1 rai = 400 square wah, 1 ngan = 100 square wah. A plot of 2-3-89.6 (rai-ngan-wah) is 1,189.6 square wah; at 1,550 THB per square wah, the appraised value is 1,843,880 THB.

2. LandsMaps app (Department of Lands)

Search by deed number or tap the map to see the plot boundary, location and appraised land value — useful when viewing land on site.

3. Official certificate

Online results are for reference. For legal transactions, government filings or court, request a certificate from the Land Office where the land is located. Treasury area offices can only certify a copy of the appraisal schedule.

What to do before 1 January 2027

Sellers with an agreed deal: book the transfer for December 2026 so an individual seller's withholding tax uses the current appraisal; stamp duty only changes if the new appraisal exceeds the sale price.
Foreign buyers and land buyers: you do not get the 0.01% rate anyway, so if the plot's appraisal rises, transferring before year-end means paying 2% on a lower base.
Thai buyers of homes near 7M THB: check the appraisal now and transfer before the cap is crossed.
Book early: Land Offices are busiest in the last weeks of December — schedule 2–3 weeks ahead.

FAQ

When does Thailand's new land appraisal take effect?

The 2027–2030 cycle takes effect on 1 January 2027 and lasts four years. Values are due to be announced on 1 December 2026.

How much will appraised values rise?

Preliminary Treasury estimates suggest a national average of at least 10%, but the official figures are not out yet and each plot will change differently.

Does a higher appraisal increase what a bank will lend?

Not directly. Banks use their own or independent valuations, not the Treasury appraisal.

Sources

Related: Thailand property transfer fees 2026 · Property tax for foreign owners · Own land or a home in Bang Saray, Sattahip or Pattaya and planning to sell? Talk to us.