If you own rooms, an apartment building or a condo unit in Thailand and rent them out in your own name, the rent is assessable income for Thai personal income tax. This guide is for individual landlords, including foreigners who let their own condo: how rent is classified, how much you can deduct, when to file, what a company tenant withholds and which papers to keep. It was checked against the Revenue Code, the Royal Decree on expense deductions and the Revenue Department's form instructions for tax years 2025–2026 (B.E. 2568–2569). Information as of 03/11/2026. If you rent out through a company or juristic partnership, different rules apply.
Rent is assessable income, even if you live abroad
Under Section 40(5) of Thailand's Revenue Code, money or other benefits from letting property are assessable income, so rent from rooms, apartments and condo units falls here. The Revenue Department has ruled that rent from a building must be included in the tax year in which it is received.
Section 41 makes income derived from property located in Thailand taxable in Thailand whether it is paid in Thailand or abroad. Rent for a Bangkok condo paid to you overseas is still Thai income.
Whether you must file depends on income before expenses, not on whether tax will be due in the end. The thresholds in the Revenue Department's form instructions are:
- Single: assessable income above 60,000 THB
- Married: assessable income of one or both spouses together above 120,000 THB
The half-year return counts only Section 40(5)–(8) income received from January to June. If you also earn a salary, report the rent together with it on PND 90; PND 91 is only for people whose sole income is employment income.
- Owners living outside Thailand: the form instructions make the person who manages the activity that produces the income responsible for filing and paying on behalf of a taxpayer who lives abroad. Ask the Revenue Department how this applies to your arrangement.
- Names: foreigners whose names are in English write their first name and surname in English capital letters on the forms.
- Subletting a place you rent yourself: the only expense you can deduct is the rent you pay to the original landlord.
- Joint owners, marital property, separate service charges or daily lets: ask the Revenue Department first in whose name to file and how that income is classified.
Two ways to deduct expenses
Section 5 of Royal Decree No. 11, B.E. 2502 (1959), on deductible expenses, lets you choose one of two methods:
| Method | What you deduct | Evidence of expenses |
|---|---|---|
| Flat rate | 30% of the rent for a house, building or other structure let by its owner | No need to prove what you spent |
| Actual expenses | Necessary and reasonable expenses | You must show evidence to the assessment officer and prove them |
Deducting actual expenses only pays off in a year when your costs exceed 30% of the rent and you hold receipts for all of them. Ask the Revenue Department which items qualify before you choose it.
Hypothetical example, tax year 2026 (B.E. 2569)
A single owner lets one condo unit for 12,000 THB a month all year, has no other Section 40(5)–(8) income and takes the flat rate.
| Hypothetical example | January–June (PND 94) | Full year (PND 90) |
|---|---|---|
| Rent received | 12,000 × 6 = 72,000 THB | 12,000 × 12 = 144,000 THB |
| Flat 30% deduction | 21,600 THB | 43,200 THB |
| Income after expenses | 50,400 THB | 100,800 THB |
The 72,000 THB of the first half is above the 60,000 THB threshold for a single person, so this owner files PND 94 and then PND 90 for the full year. With 50,000 THB of documented costs, deducting actual expenses would leave 94,000 THB, lower than the flat rate; with only 30,000 THB, it would leave 114,000 THB, so the flat rate is better.
These figures are not the tax. Your personal allowances come off next to give net income, which is taxed at the progressive personal income tax rates, so the result differs from person to person; the Revenue Department's website has a tax calculator. Taxpayers aged 65 or over, or persons with disabilities, who are resident in Thailand may also exempt up to 190,000 THB of income per tax year under the conditions in the form instructions.
When to file: PND 94 and PND 90
| Return | Income period | Deadline in the Revenue Code | Tax year 2026 |
|---|---|---|---|
| PND 94 (ภ.ง.ด.94), half-year | January–June | Within September of the same year (Section 56 bis) | 01/07/2026–30/09/2026, already passed |
| PND 90 (ภ.ง.ด.90), annual | Whole year | Within March of the following year (Section 56) | By 31/03/2027 |
- Tax paid with PND 94 is credited when you file PND 90 for the same year.
- You can file and pay online through the Revenue Department's website. The department may extend online deadlines year by year, so check that year's announcement.
- Filing or paying late adds a surcharge of 1.5% a month on the tax due, and not filing on time can bring a fine of up to 2,000 THB. If you missed PND 94 for 2026, you can still file it, but the surcharge and fine apply.
Company tenants, VAT and land tax
Company tenants. When a company, juristic partnership or other juristic person pays your rent, for example a company renting a condo for an employee, Revenue Department Order Tor.Por.4/2528, item 6, requires it to withhold 5% of the rent it pays to an individual. Hypothetical example: on 12,000 THB a month the tenant withholds 600 THB and transfers 11,400 THB, or 7,200 THB withheld over a year. On your return you declare the full 144,000 THB and claim the 7,200 THB as a tax credit (Section 3 ter applies Section 60 to this kind of withholding); if more was withheld than the tax you owe, you can claim the excess back (Section 63). Section 50 bis requires whoever withholds tax to issue a withholding tax certificate. Ask for one every time, check your name, tax ID and the amounts, and keep it with the lease.
VAT. Section 81(1)(ต) of the Revenue Code exempts the provision of immovable property rental services from VAT, so room rent carries no VAT. Charges on top of the rent, such as furniture, facilities or utilities, are another matter: in a ruling on building rentals (No. กค 0702/6328 of 07/08/2009) the Revenue Department treated them as services subject to VAT, whether billed with the rent or separately. This concerns operators who must register for VAT, that is, those whose revenue from regularly selling goods or providing services exceeds 1,800,000 THB a year.
Land and Building Tax is a separate annual tax under the Land and Building Tax Act B.E. 2562 (2019). It is collected by the local authority where the property is, such as the municipality, the subdistrict administrative organization or Bangkok, not by the Revenue Department.
Records to keep
- Every lease, plus any renewal or change of rent
- Copies of the receipts you give tenants, and records of rent transfers; for cash, note the date and amount each time
- Withholding tax certificates from company tenants
- Receipts for every cost, if you deduct actual expenses
- Copies of the returns you file and proof of tax paid each year
Under Section 19, the assessment officer may issue a summons to examine a return within 2 years of filing; where there is evidence or reasonable suspicion of an intent to evade tax, the Director-General may extend this, but not beyond 5 years from filing. Keeping your records for at least 5 years covers that period.
List your vacant room free on RentKrub
Tap "List free" on the RentKrub home page (log in first) to list a room or condo for free and manage details, prices and promotions yourself. Keep the rent and costs in your listing the same as in your lease, so the listing, the lease and your receipts match. See how the "Verified listing" badge works on the listing verification page, and before you set a price, look at nearby places with map search within 1–5 km.
Read next: Pricing a rental room in Thailand · Thailand's 2025 lease rules for landlords
This article is general information, not tax advice for any particular case. Before you file, check with the Revenue Department's English website or call the RD Call Center on 1161.
