Thailand Land and Building Tax 2026: Full Rates Return

For the 2026 tax year there is no general land and building tax discount, and land left unused for three years is charged more.

Property owners in Thailand are paying land and building tax at the full statutory rates for the 2026 tax year (B.E. 2569). In a guide first published on 16 January 2026 and updated in August, the law firm Lex Bangkok says no Royal Decree has granted an across-the-board reduction for this year, unlike 2023 when a 15% discount applied to all categories. The guide also explains a higher charge for land that has been left unused.

Who pays and on what

According to Lex Bangkok, the tax applies to anyone who owned property, or held rights to use it, on 1 January of the tax year. That includes Thai and foreign individuals and companies. It covers land, buildings, and land with buildings. Values are based on the official appraisals of the Land Department.

The rate bands in the guide

The rate depends on how the property is used. The bands set out by Lex Bangkok include:

Main home owned by an individual, land and house together: the first 50 million baht is exempt. Where the person owns only the building, the first 10 million baht is exempt.
Second and additional homes: 0.02% on value up to 50 million baht, rising in steps to 0.10% above 100 million baht.
Commercial or other use, and vacant land: 0.30% on value up to 50 million baht and 0.40% from 50 to 200 million baht, rising to 0.70% for the highest values.

The guide does not say in which category a villa let to holiday guests falls. That classification is made by the local authority and it has a large effect on the bill, because the commercial rate is many times the residential rate.

Higher charge for unused land

Lex Bangkok describes the step-up for vacant land as the most significant change for 2026. Under section 43 of the Land and Building Tax Act, land left unused for three years in a row attracts an extra 0.3%, added again every three years up to a maximum of 3%. In the firm's example, the yearly tax on vacant land valued at 100 million baht rises from 400,000 to 700,000 baht.

Payment and penalties

For 2026 the guide gives an extended timetable, with assessment notices due by April and payment in June. Bills of 3,000 baht or more could be paid in three instalments from June to August. Late payment brings surcharges, and the Land Office can refuse to register a sale or mortgage until the tax is settled.

What it means for villa owners

For most villas the amount is modest next to running costs, but it should not be ignored. Check that the municipality has the correct use and floor area on file, keep the receipt each year, and include the tax in your annual budget. Owners holding an empty plot next to their villa should note the step-up. This is news and not tax advice; a Thai accountant can confirm how your property is classified. For help with yearly owner tasks like this, see our page on villa management in Koh Samui.