Pattaya foreign-buyer planning tool

Sap Ing Sith Cost Calculator

Build a transparent planning estimate for a new purchase or a review of an existing property structure in Thailand.

This is a planning calculator, not a legal quote. It uses fixed government-fee items where publicly listed and transparent assumptions where fees depend on the transaction. A qualified Thai lawyer and the responsible Land Office must confirm the actual eligibility, registration route, tax, duty, and fees.

1. Tell us about the property

Choose the situation, enter the declared property value, then include only the planning lines relevant to the transaction.

How are you working with RE/MAX By The Sea?

Select the route that best matches your purchase. All legal and Land Office figures remain estimates until checked.

What do you need to do?Property value or declared transaction value (THB)Sap Ing Sith lawyer estimate (THB)

Standard Sap Ing Sith lawyer estimate: THB 100,000. Confirm title, scope, and Land Office requirements in writing.

Include 2% property duty / registration planning line
Calculated from the property value entered above. Treat this as a planning line and confirm the actual duty, tax, and registration treatment with the Land Office/lawyer.Include mortgage registration planning line
The Department of Lands publishes a general 1% mortgage-registration fee capped at THB 200,000. Confirm that the fee and cap apply to this Sap Ing Sith transaction with the Land Office and lender.Planned loan amount (THB)Quoted company / filing / remediation costs (THB)

Enter only a written quote. This is separate from the fixed THB 100,000 remediation lawyer fee.

How the estimate works

Fixed Sap Ing Sith lines

Planning includes THB 20,000 to establish Sap Ing Sith and THB 10,000 for the certificate, based on the published government procedure.

New purchase

The standard Sap Ing Sith lawyer estimate is THB 100,000. Add the 2% property duty / registration planning line calculated from the declared property value, plus the fixed establishment and certificate fees.

Existing structure review

The calculator sets lawyer remediation work to THB 100,000, as requested. Company changes, tax, dissolution, shareholder, and filing costs must be quoted case by case.

Read the legal context before relying on any estimate: complete Sap Ing Sith guide, 10 Sap Ing Sith FAQs, and freehold vs leasehold vs Sap Ing Sith comparison.

Important cost limits and legal checks

Foreigners do not receive land ownership through Sap Ing Sith; it is a separate registered right over eligible property.
The right is capped at 30 years. A later term is not automatic.
Title eligibility, terms, existing encumbrances, Land Office practice, taxes, and who pays each transaction cost need a transaction-specific review.
If the holder constructs, modifies, or expands buildings on land, Section 11 says those buildings or structures become the landowner’s property when the Sap Ing Sith ends, unless the parties agree otherwise. The rule does not apply to condominium units; make the end-of-term clause explicit before signing.
For a company or nominee-related case, do not use this calculator as a restructuring plan. Get independent Thai legal advice before changing shareholders, company control, or title arrangements.

Want a written, property-specific cost review?

Share the property type, location, value, title status, and whether this is a new purchase or an existing-structure review. We will help prepare the right questions for a qualified Thai lawyer.

Request a Sap Ing Sith review

Sources for planning inputs: The government procedure lists THB 20,000 for establishing Sap Ing Sith and THB 10,000 for its certificate. The Department of Lands fee schedule publishes the general mortgage-registration rate of 1%, capped at THB 200,000. This is a general benchmark, not a confirmation that it applies to every Sap Ing Sith financing arrangement. Fees and taxes can change and are transaction-specific.