Legal
Thailand Import Tax, What is Coming for 2026
TL;DR: You cannot directly buy Thai property with crypto under Thai law. Foreign buyers must convert crypto to foreign currency, remit funds through the banking system, and obtain an FET form. Condos are the main ownership option for foreigners, while land requires leasehold structures. Thailand supports crypto investment and trading, but digital assets are not legally accepted as a payment method for real estate transactions.
The real estate market in Thailand offers excellent opportunities for investors and those who wish to relocate to Thailand. From modern condos in Bangkok, to beach front villas, the real estate market in Thailand has something for everyone.
As well as being a popular real estate location, Thailand has also developed a reputation as a leading location for digital assets and cryptocurrencies. With a constantly updated and developed regulatory framework and a supportive government, the crypto space in Thailand is booming.
With Thailand’s growing reputation in both real estate and cryptocurrency, more and more people are asking whether you can buy Thai property with crypto? In this article, we will explore whether this is possible and the important considerations for doing so.
Key Points
- Foreigners using crypto for Thai property must first convert to fiat currency and transfer internationally to obtain the required Foreign Exchange Transaction Form (FX form) from a Thai bank.
- Foreigners cannot directly own land in Thailand but can own condominium units (up to 49% foreign ownership of the total area per development).
- Alternative options for foreigners include 30-year renewable leasehold agreements and owning buildings constructed on leased land.When it comes to payments, some landlords may be open to accepting cryptocurrency for rent. However, this is entirely at the landlord’s discretion.
Is Thailand a Crypto Friendly Country?
Thailand can be seen as a crypto friendly market, especially as regulators announce new programs and sandboxes aimed at integrating digital assets into the wider economy.
However in practice, there is a clear gap between policy announcements and what users can actually do day to day. Digital assets still cannot be used as a direct method of payment in Thailand, and the Bank of Thailand maintains strict control over how crypto can be used in Thailand.
Can Foreigners Buy and Sell Crypto in Thailand?
Thailand has become an attractive destination for crypto investors, including foreign nationals. Thailand has one of the highest cryptocurrency ownership rates in the world, a regulated digital asset framework, and a tax environment that now offers clear advantages for individual traders. Foreigners are permitted to buy, sell, and hold cryptocurrency in Thailand through licensed digital asset exchanges and brokers such as Bitkub.
A key advantage for crypto investors in Thailand is the recent tax change offering a tax exemption for capital gains earned from the trading of digital assets.
This is particularly attractive for investors because the exemption was introduced at a time when many countries in Europe and other regions are tightening disclosure rules and increasing taxes on capital gains.
Five Year Tax Exemption on Crypto Capital Gains
Thailand’s Ministry of Finance introduced a significant tax incentive to promote Thailand as a digital asset hub. Ministerial Regulation No. 399, which came into effect on September 5, 2025, grants a personal income tax exemption on capital gains from the disposal of cryptocurrency or digital tokens.
This exemption applies to capital gains from transfers made between January 1, 2025, and December 31, 2029. During this period, individuals who trade cryptocurrency or digital tokens are not subject to personal income tax on capital gains.
The exemption is available only to individuals. Companies or corporate entities that trade in digital assets do not qualify for this tax benefit and remain subject to standard tax rules.
If you are considering Thailand as a base for digital asset trading or long term investment, our team of experts can provide clear guidance on residency, tax treatment, and any relevant obligations. Contact us to schedule a consultation to learn more.
Can you use Crypto For Payments in Thailand?
However, there is clear evidence that the regulatory landscape for Crypto continues to develop. A recent example is the launch of the “TouristDigiPay” Sandbox, which is the introduction of a controlled environment where foreign tourists can convert cryptocurrency into Thai Baht for spending inside the country.
The TouristDigiPay sandbox operated by the SEC, Ministry of Finance, AMLO, and Ministry of Tourism provides a supervised environment where tourists can access a crypto-to-Baht conversion pathway during their stay.The sandbox is expected to launch in Q4 2025 and will run for 18 months.
How the Sandbox Works
Tourists are required to open an account with an SEC-licensed digital asset operator. Crypto deposits are converted into Thai Baht and placed into a dedicated e-money wallet.
Payments are made in Thai Baht using Thai QR or approved e-money channels. Any remaining funds may be converted back into crypto only when closing the account and only to the original wallet.
TouristDigiPay Sandbox Restrictions
Crypto cannot be used directly at the point of sale. The e-wallet does not permit cash withdrawals or peer-to-peer transfers. Conversion back into crypto is permitted only at account closure, and only to the original wallet used for the initial deposit.
What This Means for Crypto Users in Thailand
Thailand is positioning itself as a crypto friendly jurisdiction, but its approach is tightly controlled. While Thailand welcomes digital asset activity for investment, trading, and now limited tourism spending. At the same time, regulators are cautious about allowing cryptocurrency to circulate as a payment instrument.
For residents, businesses, and long-term expats, cryptocurrency cannot legally be used to pay for goods or services. All payments must be in Thai Baht, and the Bank of Thailand continues to regulate any interaction between digital assets and the payment system.
Can Foreigners Use Cryptocurrencies to Purchase Real Estate?
For foreigners looking to purchase a condominium in Thailand, one of the most important rules is that the purchase must be made using foreign currency that has been remitted into Thailand from abroad.
Payments cannot be made directly in Thai Baht, except in cases where the foreign buyer already holds Permanent Resident (PR) status.
To meet this requirement, the purchase funds must be remitted from overseas in a foreign currency and then converted into Thai Baht by a local Thai bank. While any foreign currency can be used for this transfer, it is essential that the conversion into Baht is completed within Thailand.
Once the money has been deposited in the bank account, a Foreign Exchange Transaction Form (FET Form) will need to be issued by the bank. A Foreign Exchange Transaction Form is an official document issued by a Thai bank confirming that funds have been remitted from overseas and converted into Thai Baht within Thailand.
For foreigners purchasing a condominium, the FET Form is essential proof required by the Department of Land to register ownership in compliance with Thai law.
When registering the transfer of ownership at the Department of Land, the foreign buyer must provide the FET as evidence confirming the overseas remittance. Without presenting the proper documentation, the Land Department will not approve the registration of the condominium in the foreign buyer’s name.
Can Crypto Currency Transactions Qualify for a FET?
No, direct cryptocurrency transfers do not qualify for a Foreign Exchange Transaction Form. Under current Thai regulations, only funds transferred through the traditional banking system in foreign currency and exchanged into Thai Baht by a licensed Thai bank are eligible for an FET. Payments made via digital assets or cryptocurrency cannot be used to satisfy this requirement for condominium purchases.
What if Crypto is Cashed Out First?
If cryptocurrency is converted into a fiat currency (such as USD, EUR, or GBP) in a foreign bank account, and this fiat is then remitted to Thailand via an international bank transfer, an FET can be issued. The most important requirement is that the funds arrive in Thailand as foreign currency through the banking system and are exchanged into Baht locally.
Can I use an Online Payment Solution Such as Airwallex or Wise to Make the Transaction?
Using an online platform like Wise or Airwallex can often cause problems when foreigners are looking to remit the funds for purchasing a condo in Thailand.
Some online platforms such as WISE allow transfers to be made via the SWIFT network, which sends the funds through the global banking system. In theory, if the transfer is made via SWIFT in foreign currency and received by a Thai bank that performs the conversion into Baht, an FET could be issued, however, in practice Thai banks may be reluctant to issue a FET as the funds came from a non-traditional bank.
Can Foreigners Use Cryptocurrencies to Purchase Shares in a Company?
For foreign investors planning to purchase shares in a Thai company that holds real estate
assets and intend to use cryptocurrency as part of the transaction, it is important to separate the process into two components: the official share transfer registration and the private settlement between the parties for the purchase of the shares.
Registering the Share Transfer
When acquiring shares in a company or transferring the title deeds of a property at the Land Office, the transaction must be recorded in the local currency. You are required to declare the purchase price in Thai Baht, and all government transfer fees and taxes must be calculated and paid in Thai Baht.
However, in practice, the method of payment between the buyer and seller can be more flexible. If the selling party agrees to accept digital assets, the private settlement for the shares could be executed in cryptocurrency. Alternatively, the buyer can convert their crypto holdings into fiat currency, potentially using a licensed Thai exchange such as Bitkub, and subsequently pay the seller in Thai Baht.
Please note: It is strictly illegal to use Thai nominees to hold shares on behalf of a foreigner for the purpose of circumventing foreign ownership laws.
Long Term Leases for Foreigners to use Land in Thailand
While foreigners may be restricted from owning land in Thailand, there are legal alternatives available. One of the most common options is entering into a long-term leasehold agreement.
Under Thai law, land can be leased for up to 30 years, with the possibility of renewal for an additional 30 years. However, it’s important to note that renewal is not automatic, a new lease agreement must be agreed at the end of each term.
In addition, foreigners are permitted to own buildings and structures constructed on leased land. This means that while the land remains under leasehold, the foreign investor can hold full ownership rights over a house, villa, or other building. In Thailand, ownership of structures is considered separate from land ownership, offering a secure option for foreigners to invest in residential property.
Leases exceeding three years must be registered with the local land office. Failure to register such leases may result in them being legally recognized for only three years.
Can you use Crypto to Pay for Rent?
Yes, but only in limited circumstances. Thai law does not currently permit the general use of cryptocurrency for rental payments. At present, crypto payments are only allowed within the limited scope of the TouristDigiPay regulatory sandbox, and there is no legal framework requiring landlords to accept digital assets.. The decision of whether to accept crypto as a form of rent payment will depend entirely on the landlord’s discretion and comes with potential risks.
However, it is very important to note that any official fees, such as the registration of the lease at the Land Office must be completed using Thai Baht only.
Some landlords. In particular, private individuals or companies familiar with crypto may be willing to accept cryptocurrency as a form of rent payment. However, this type of arrangement may carry certain risks. For example:
- Legal enforceability: Rental agreements under Thai law are expected to deal with rent in Thai Baht. Using crypto as payment may complicate enforcement if disputes arise.
- Volatility risk: The value of digital assets can fluctuate significantly, creating uncertainty for both tenant and landlord.
- Practicality: Since most landlords still prefer payments through the banking system, relying solely on crypto may limit rental options.
If a tenant and landlord agree to settle rent in cryptocurrency, it should be clearly stated in the lease agreement, alongside a mechanism for converting the value into Thai Baht for reference.
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FAQ
How do I calculate import duty in Thailand?
Import duty in Thailand is calculated based on your product’s CIF value (Cost + Insurance + Freight). The duty rate varies from 0% to 80% depending on what you’re importing. For example, if you’re bringing in electronics worth 10,000 Baht with a 10% duty rate, you’d pay 1,000 Baht in import duty.
How can I check what import duty rate applies to my products in Thailand?
Thailand uses the Harmonized System (HS Code) to classify imports, specifically following the ASEAN Harmonized Tariff Nomenclature (AHTN 2022). You’ll need to find your product’s HS code to determine the exact duty rate. The rates are outlined in the Customs Tariff Decree of 2017.
What items are exempt from import duty in Thailand?
If you’re a BOI (Board of Investment) company or registered in Special Economic Zones (SEZs), you may qualify for import tax exemptions on machinery and certain raw materials. Additionally, goods imported under Free Trade Agreements may have reduced or zero duty rates if they meet the Rules of Origin requirements.
Does Thailand have import tariffs?
Yes, Thailand applies import tariffs ranging from 0% to 80% depending on the product category. The country uses either a specific duty (fixed amount) or an ad valorem duty (percentage of value), whichever is higher.
Do I need to pay import charges when bringing goods into Thailand?
Yes, you’ll need to pay multiple charges including import duties (0-80%), 7% VAT on all goods, and potentially excise taxes if you’re importing luxury items, alcohol, tobacco, or petroleum products. There’s also a 10% local tax on top of excise tax for certain items.
What is the VAT tax rate on imported items in Thailand?
The standard VAT rate in Thailand is 7%, applied to all imported goods regardless of value. This changed in July 2024 – previously, items under 1,500 Baht were exempt, but now everything is taxed.
Is there a duty-free allowance for imports into Thailand?
There’s no general duty-free threshold mentioned for commercial imports. As of July 2024, all imported goods are subject to 7% VAT regardless of their value, which eliminated the previous exemption for low-value goods under 1,500 Baht.
Do foreigners pay different import taxes than Thai nationals?
Import taxes aren’t different for foreigners versus Thai nationals. Everyone pays the same import duties (0-80%), 7% VAT, and applicable excise taxes. However, to import
Can I reduce my import taxes through Thailand’s trade agreements?
Yes, Thailand has signed numerous Free Trade Agreements with countries like Japan, India, Australia, and ASEAN nations, which can significantly reduce or eliminate duties on qualifying goods. You’ll need proper documentation like a Certificate of Origin to claim these benefits.
Why does Thailand charge import taxes?
Import taxes serve multiple purposes in Thailand – they protect local industries, ensure safety standards, generate government revenue, and help balance international trade relationships. The system is regulated under the Customs Act and Customs Tariff Decree.
What’s the formula for calculating Thailand import taxes?
Here’s a simple example: If you import goods worth 10,000 Baht (CIF value) with a 10% import duty, you’d calculate: Import Duty = 1,000 Baht, VAT Base = 11,000 Baht (CIF + Duty), VAT = 770 Baht (7% of VAT base), Total Tax = 1,770 Baht. For luxury items with excise taxes, the calculation becomes more complex.
Do I need to pay VAT on small-value imports to Thailand?
Yes, as of July 2024, you must pay 7% VAT on all imported goods regardless of value. The previous exemption for goods under 1,500 Baht no longer applies.
Who benefits from Thailand’s import tax system?
Import taxes benefit the Thai government through revenue collection and help protect local industries by making imported goods more expensive. However, businesses can benefit from reduced taxes through Free Trade Agreements and special programs like BOI company status or SEZ registration.
How is VAT calculated on imported goods in Thailand?
Thailand applies 7% VAT to the total value including the CIF value plus import duties and any other applicable charges. So VAT is calculated on top of the import duty, not just the product value.
What’s the difference between import duty and VAT in Thailand?
They’re separate charges. Import duty is calculated first based on your product’s CIF value (ranging from 0-80%). Then VAT (7%) is calculated on the total of the CIF value plus import duty plus any other charges. You pay both.
How do I know if I’m required to pay import tax in Thailand?
If you’re importing goods into Thailand commercially, you’ll definitely need to pay import taxes. You must register with Thai Customs, obtain a paperless license valid for 3 years, and use the e-Customs system. All commercial imports are subject to duties and VAT.
Which products qualify for reduced import duties in Thailand?
BOI companies and businesses registered in Special Economic Zones may get exemptions on machinery and certain raw materials. Additionally, goods qualifying under Free Trade Agreements with countries like Japan, India, Australia, or ASEAN nations may have reduced or zero duties if you have the proper Certificate of Origin.
What documents do I need to verify my import duty rate in Thailand?
You’ll need to identify your product’s HS Code under the ASEAN Harmonized Tariff Nomenclature (AHTN 2022). The specific duty rate depends on your product classification and can range from 0% to 80%. Thailand Customs maintains the official tariff schedules.
How do I calculate both import duty and VAT for Thailand imports?
Here’s the formula: First calculate Import Duty (CIF value × duty rate). Then calculate VAT base (CIF value + Import Duty + any fees). Finally, VAT = VAT base × 7%. For luxury goods, you’ll also need to add excise tax and a 10% interior tax before calculating VAT.
Are there any products I can import to Thailand without paying duty?
Items eligible for exemption include machinery and certain raw materials for BOI companies and SEZ-registered businesses. Products imported under Free Trade Agreements may also qualify for reduced or zero duties. You’ll need proper documentation like a Certificate of Origin to claim these benefits.
Can foreigners own 100% of a business in Thailand?
Yes, foreigners can own 100% of a business in Thailand, depending on the type of business and its structure. Activities such as export and manufacturing can be fully foreign-owned without restrictions, while other sectors may require a Foreign Business License (FBL) or Board of Investment (BOI) promotion.
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