Looking to stay long-term in Thailand through property investment? If you rent out your condo, you must pay Thai rental income tax for foreigners. Learn how to file your PND.90 tax return legally, and explore the new Thailand investment visa for property buyers.
Taxes on Rental Income: How to File PND.90/91 as a Foreigner
Thailand’s real estate market has long been a magnet for international investors. With the introduction of the New Thailand Investment Visa, the appeal has only grown stronger. Whether you plan to Invest THB 3M, Stay Thailand full-time, or you simply want to buy a holiday home that generates passive income while you are away, buying property here is a fantastic wealth-building strategy.
However, many foreign buyers fall into a common trap: they successfully Buy Condo & Qualify for Visa, hand the keys to a property manager, and completely forget about the Revenue Department.
If your Thai property generates income, you are legally obligated to declare it. Today, the legal and tax experts at Sukhothai Inter Law are breaking down exactly how thai rental income tax for foreigners works, the difference between PND.90 and PND.91 forms, and how staying tax-compliant protects your Long-Term Stay via Investment.
The Rise of the Property Investment Visa
Before diving into taxes, let’s understand why so many foreigners are becoming Thai landlords. Thailand recently revamped its immigration incentives, creating exciting opportunities for a Visa Through Property Thailand.
Under the Thailand Property Visa THB 3M framework, foreigners can obtain a Thailand Visa by Investment. The rules are highly attractive: Any age with buying condo value 3 million or rental apartment with monthly 85,000 baht can qualify for specific long-term visa extensions, provided all legal criteria are met.
This means you can Invest THB 3M & Stay Long-Term in Thailand, enjoying the lifestyle while your asset appreciates. But if you decide to lease that condo out to tenants, you immediately become a tax subject in the eyes of the Thai government.
Understanding Thai Rental Income Tax for Foreigners
The rule is simple: If you earn rental income from a property located in Thailand, that income is subject to Thai personal income tax, regardless of whether you live in Thailand full-time or live abroad.
You cannot simply transfer the rent to your overseas bank account and ignore Thai tax laws. Doing so can jeopardize your Property Investment Visa renewal and lead to severe financial penalties.
Tax Residency vs. Non-Residency
Tax Resident: If you spend 180 days or more in Thailand within a calendar year (which many do when utilizing a New Thailand Investment Visa), you are a tax resident. You must declare your Thai rental income, and potentially foreign income if brought into the Kingdom.
Non-Tax Resident: If you stay less than 180 days, you are only taxed on income sourced inside Thailand—which includes your condo’s rental yield.
The Withholding Tax Component
If your tenant is a registered Thai company (for example, if you rent your condo to a corporation for their executives), they are legally required to deduct a 5% Withholding Tax from your rent before paying you. They remit this 5% directly to the Revenue Department. You must collect the withholding tax certificates (50 Tawi) from them, as you will use these as credits when you file your annual return.
If your tenant is an individual, there is no withholding tax deducted, and you are responsible for paying the full tax amount at the end of the year.
PND.90 vs. PND.91: Which Do You File?
When tax season arrives (January 1st to March 31st for paper filing, usually extended into April for e-filing), you will hear about two main forms. Let’s clear up the confusion:
PND.91: This form is strictly for individuals whose only source of income is a standard employment salary (under Section 40(1) of the Thai Revenue Code). If you just have a job in Thailand and no other income, this is your form.
PND.90: This form is for individuals who have income other than or in addition to a salary. Because rental income falls under Section 40(5) of the Thai Revenue Code, foreign landlords must file the PND.90 form.
How to Calculate Your Tax Deductions
Thailand uses a progressive tax rate for personal income, ranging from 0% (for the first 150,000 THB of net income) up to 35%.
The good news? You don’t pay tax on the gross rent. The Thai Revenue Department allows you to deduct expenses from your rental income before applying the tax rate. You have two choices:
Standard Deduction: You can take a flat 30% deduction off your gross rental income without needing to show any receipts. This is the easiest and most popular method for foreign condo owners.
Actual Expenses: If your actual costs (repairs, maintenance, property management fees, depreciation) exceed 30%, you can claim actual expenses. However, you must have strict, official tax invoices and receipts for every single Baht claimed.
After deducting expenses and standard personal allowances (e.g., a 60,000 THB personal allowance), the remaining “Net Income” is taxed according to the progressive brackets.
Step-by-Step: Filing Your PND.90
Get a Tax Identification Number (TIN): Before you can file, you need a TIN. You can apply for this at your local Revenue Department office using your passport and property documents.
Gather Your Documents: Collect your bank statements showing the rental income, your passport, your TIN, and any Withholding Tax certificates (50 Tawi) if your tenant is a company.
File the Return: You can file physically at a local tax office or use the Revenue Department’s e-Filing system.
Pay the Tax: If you owe tax, you can pay via QR code through a Thai banking app, at a bank branch, or sometimes at convenience stores.
Secure Your Visa and Your Finances with Sukhothai Inter Law
Navigating a foreign tax system is daunting, but ignoring it is dangerous. Whether you are looking to secure a Long-Term Stay via Investment or you simply need an accountant to ensure your PND.90 is filed correctly, we are here to help.
At Sukhothai Inter Law, we provide end-to-end legal support. We can help you qualify through a freehold condominium purchase of at least THB 3,000,000. We handle the visa, documentation, tax compliance, and overall legal strategy so you can enjoy your investment stress-free.
Ready to start your property investment journey or need help with your rental taxes? 
Click here to secure your visa and legal compliance: Thailand Property Investor Visa Application
Contact Sukhothai Inter Law Today
Our team of international lawyers and tax advisors are ready to assist you.
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