Inheritance Tax, Gift Tax and Estate Transfer Fees

Typically the unit ownership certificate (Or Chor 2), the court order appointing the administrator with the certificate of finality, the death certificate, ID cards or passports of the administrator and heirs, the debt-free certificate for common-area fees from the condominium juristic person under section 29, and the foreign-quota certificate. Exact lists vary with the discretion of each Land Office.

Yes. The Inheritance Tax Act B.E. 2558 has applied since 1 February 2016 and taxes the recipient on the value received from any one deceased person above THB 100 million. The rate is 5% for ascendants and descendants and 10% for other recipients, while the deceased's spouse is fully exempt under section 3.

Section 14 lists five: immovable property, securities under the securities and exchange law, deposits or money of a similar nature, registered vehicles, and other financial assets prescribed by royal decree. Assets such as gold bullion, jewellery or cash held privately are therefore outside this tax base.

The taxpayer must file form Phor Mor 60 with the Revenue Department within 150 days of receiving the inheritance in excess of THB 100 million, and may apply to pay in instalments over not more than five years under the Director-General's rules. Late or missing filings attract penalties and surcharges under sections 32 to 35. Confirm the valuation as at the date of receipt with the area revenue office before filing.

Registration of an inheritance transfer to a statutory heir who is a descendant or ascendant attracts a fee of 0.5% of the appraised value, while other recipients are charged 2% of the appraised value. Because succession is not a sale, specific business tax and stamp duty do not apply. Fee rates can change by Ministry of Interior notification, so confirm with the Land Office before the transfer date.

Inheritance tax applies only to the portion exceeding THB 100 million per recipient, at 5% for ascendants and descendants and 10% for other recipients. A lawful spouse is exempt. Foreign heirs who are Thai residents, or who inherit assets situated in Thailand, fall within the charge. The return (form Phor Mor 60) is due within 150 days of receiving the inheritance.

Sometimes, with caveats. Lifetime gifts leave the estate, so no court order is needed for those assets. However gift tax applies above the exempt thresholds under the Revenue Code, Land Department transfer fees apply, a gift may be revoked for ingratitude, and creditors can seek to set aside a fraudulent transfer. Evaluate tax exposure and outstanding debts together before gifting.

Under the Inheritance Tax Act B.E. 2558 an heir receiving a net value above the statutory threshold from the same estate pays tax only on the excess, and the deceased's spouse is exempt. Prepare the death certificate, evidence of the assets received such as title deeds, share registers and passbooks, and valuation documents; value what you received, file the inheritance tax return with the Revenue Department within the statutory period from receipt, and pay or apply to pay by instalments. Different asset classes use different valuation bases, so run the valuation alongside the administrator appointment so the filing deadline is not missed.

We combine the adviser and the executor-support role: we map the heirs and the asset schedule across every country, identify which assets need a court order and which can transfer directly, draft the administrator petition, file it and follow the hearing schedule, liaise with banks and the Land Department once the order issues, produce translations and legalisation for heirs abroad, and compute and file inheritance tax. Send us the death certificate, house registration, proof of heirship, and the assets you know of. Tax deadlines and the disposal period for a foreign heir's land run in parallel, so start the consultation as soon as possible after the death.