Personal Income Tax on Rental Income from Real Estate in Thailand

If you receive rental income from real estate in Thailand, you have a number of tax obligations.

These obligations apply both to Thai tax residents and non-residents if they receive income from real estate located in Thailand.

If you are a Thai tax resident, you are also required to declare rental income from real estate located outside Thailand if that income has been remitted to Thailand. LTR visa holders are an exception.

Obtaining a Tax Identification Number (Tax ID)

Within 60 days of receiving your first income, you must obtain a tax identification number — Tax ID.

To obtain it, you will need to prepare documents confirming:

· ownership or rights to the property — title deed (Chanote), sale and purchase agreement or leasehold agreement, house registration book;

· receipt of income — bank statement or receipts confirming cash payments;

· lease agreement;

· payment of stamp duty.

Half-Year Tax Return PND94

By the end of September, you must file a half-year tax return using PND94 for the period from January 1 to June 30.

Let’s look at an example of the personal income tax calculation for the first half of the year.

Rental income received from January 1 to June 30, 2026:
THB 500,000.

Deduction for rental income: THB 150,000 (30%).

Personal taxpayer allowance: THB 30,000 — half of the annual allowance.

Therefore, the taxable income will be:

500,000 – 150,000 – 30,000 = THB 320,000.

The progressive personal income tax rates are then applied:

· THB 0–150,000 — 0% rate;

· THB 150,001–300,000 — 5% rate (THB 7,500);

· THB 300,001–320,000 — 10% rate (THB 2,000).

Total personal income tax for the first half of the year — THB 9,500.

Annual PND90 Tax Return

By the end of March 2027, you must file an annual tax return using PND90 for the period from January 1 to December 31, 2026.

When filing the annual tax return, the final tax liability for the entire tax year is calculated, taking into account the tax previously declared and paid.

What Is Important to Consider?

Rental income from real estate in Thailand creates tax obligations regardless of whether you are a Thai tax resident.

If you are a Thai tax resident, you must also take into account income from foreign real estate that has been remitted to Thailand, except in cases provided for certain categories of taxpayers, including LTR visa holders.

Therefore, when receiving rental income, it is important to obtain a Tax ID in a timely manner, comply with tax filing deadlines, and calculate the tax amount in advance.