Real estate agent commission in Thailand

Thailand has no legal commission rate and no broker licence, so the fee is whatever the agency and the owner agree. The market has settled on a clear norm: the seller pays, usually 3% to 5%, and the buyer pays nothing. The strict part is who may earn it. Earning a commission on a property transaction is part of the brokerage work reserved for Thai nationals, so foreigners in the business are paid differently. Here is how it works in October 2026.

The short version

1. The usual sales commission is 3% to 5% of the price, paid by the seller and built into the asking price. Buyers usually pay no agent fee (FazWaz).
2. Leto, an agency, gives 3% to 5% on developer sales and 2% to 3% on resales, and 5% to 7% on some exclusive developer deals against a standard 3%.
3. On rentals, one month’s rent paid by the landlord is a common convention, but we could not confirm it in a published source.
4. There is no legal default, so a written agreement is your only protection.
5. Earning a transaction commission is reserved for Thai nationals under item 19 of List 1 of the 2020 Ministry of Labour list (Acclime; Thaiger).
6. Most agencies pay commission only. Agents keep about 30% to 40% of the agency’s fee as newcomers, up to 70% to 80% as top producers (Leto, indicative).
7. Foreign staff must earn at least 50,000 baht a month if they are Western nationals (Thaiger), so they work on salary plus bonus.

Usual rates

FazWaz, a portal and agency, describes the standard model: the seller pays 3% to 5%, the fee is part of the asking price, and the buyer usually pays nothing. Leto adds the split by deal type:

Deal	Usual commission	Paid by
Developer (off-plan or new)	3% to 5%	Developer
Exclusive developer deal	5% to 7%	Developer
Resale	2% to 3%	Seller
Rental	One month’s rent, by convention (unverified)	Landlord

Developers pay agents direct commissions on new launches (Leto). Get the rate, the trigger and the payment date in writing before you bring a buyer.

Who may earn a commission

The Ministry of Labour Notification of 1 April 2020 lists brokerage or agency work at item 19 of List 1, the jobs absolutely prohibited to foreigners, with an exception for brokerage in international trade or investment (Acclime, 2024). Thaiger reads it in May 2026 as reserving listing, showing, negotiating and earning transaction commissions for Thais.

What that means for pay:

• A Thai agent can be paid a share of each commission.
• A foreigner in a legal role (international sales, marketing, business development, investor relations) is paid a salary, often with a bonus. Ask a Thai lawyer to check how any bonus is worded, so it does not turn into a transaction commission for reserved work.
• A foreigner who takes a cut of a sale on a tourist visa is working illegally, with fines, deportation and an entry ban at stake.

Pay structures

Leto (May 2026) describes the market. It is one agency’s view, so treat the numbers as indicative.

• Commission only at most agencies.
• Base plus commission at some large Bangkok chains: a base of 15,000 to 25,000 baht a month.
• Agent’s share of the agency fee: 30% to 40% for newcomers, 50% to 60% with experience, 70% to 80% for top producers.
• Only 30% of new agents reach two or more deals a month.

Market or level	Monthly income (Leto)
Pattaya	35,000 to 60,000 baht
Bangkok	50,000 to 80,000 baht
Phuket	40,000 to 75,000 baht
3+ years of experience	150,000 to 300,000 baht, only 10% to 15% of agents

Worked examples

These use example rates and shares only. The agreement with the owner and your employment contract decide.

Resale condo in Bangkok, 5,000,000 baht, seller pays 3%, newcomer share 35%. Commission: 150,000 baht. Agent’s share: 52,500 baht. The seller also pays SBT of 3.3% if they owned the unit under five years (Storm Real Estate Phuket, September 2026), so expect them to negotiate your fee.

New condo from a developer, 4,300,000 baht, developer pays 5%, experienced share 55%. Commission: 215,000 baht. Agent’s share: 118,250 baht. The price is close to the first-half 2026 foreign average of 4.3 million baht (The Nation, September 2026).

Exclusive developer launch, same unit, 7%. Commission: 301,000 baht, against 129,000 baht at the standard 3%.

Resale villa in Phuket, 44,800,000 baht, 3%, shared 50/50 with another agency, top producer share 70%. Commission: 1,344,000 baht. Each agency: 672,000 baht. Agent’s share: 470,400 baht. The price is the 2025 Phuket villa average, and villa absorption was only 1.8% a month (Krungsri Research, August 2026), so such deals are rare.

Long-term rental, 40,000 baht a month, one month’s rent by convention, share 35%. Fee: 40,000 baht. Agent’s share: 14,000 baht.

A foreign international sales manager. At least 50,000 baht a month, 600,000 baht a year, plus any bonus in the contract. No share of transaction commissions for reserved work.

Tax and social security

• Social security: the monthly wage ceiling is 17,500 baht from 2026, so the most an employee pays is 875 baht a month, matched by the employer (Thaiger).
• Income tax is progressive from 0% to 35%. Ask an accountant to estimate it on your commissions.
• The 17% LTR flat tax applies only to BOI-targeted industries, not real estate (Thaiger).

Practical points at completion

• Take the fee by bank transfer into the agency’s account, against an invoice. Never in cash.
• Agree when the fee is due: at the sale agreement or at the transfer at the Department of Lands.
• For a foreign buyer, check the FET form is in place, or the transfer, and your fee, may be delayed.
• In late 2026, purchases above 2 million baht face extra checks under the nominee crackdown (Thai Examiner, October 2026). Keep the source-of-funds file ready.

What to check before you work a deal

• A written agreement with the rate, who pays, the trigger and any exclusivity.
• A written split agreement with any other agency.
• An employment contract that sets your share, or your salary and bonus if you are foreign.
• Your role is one the law allows for your nationality.

Commission in Thailand is negotiated, usually paid by the seller, and earning a transaction commission is reserved for Thai nationals. This guide was checked on the date shown above. It is general information, not legal or tax advice. CloserPass is not affiliated with any agency, portal or government body in Thailand.

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