# Land appraisal price 2026: how to check it online and the new 2027 cycle

The land appraisal price is the value the Treasury Department sets each cycle. It is the base for land and building tax, the transfer fee and the mortgage fee. Owners can look it up online with a deed number. The current cycle ends on 31 December 2026 (2569 BE) and the next starts on 1 January 2027 (2570 BE).

## What the land appraisal price is and what it is used for

The land appraisal price is the state valuation prepared under the Property Valuation for State Benefit Act of 2562 BE. The Treasury Department draws up the price schedule, and a committee in each province announces it. It is not a selling price, but it decides how much you actually pay.

- The annual land and building tax under the Land and Building Tax Act of 2562 BE. A main residence worth up to 50 million baht is exempt, so the owners who really feel it are those with several plots or a second home.
- Registration fees at the land office, both the transfer fee and the mortgage registration fee.
- A reference figure when you apply for a bank loan, or when you want a rough idea of what a unit is worth.

Condo units have their own appraisal schedule, separate from land, and the Treasury Department revises it cycle by cycle in the same way.

## How to check it online in under 5 minutes

1. Open the [Treasury Department appraisal portal](https://assessprice.treasury.go.th/) on a computer or a phone.
2. Choose the search by title deed number, which the Treasury Department itself recommends as the quickest route.
3. Enter the deed number and the province. The survey page number and the district are optional, but filling them in gives a faster and more accurate result.
4. Open the detail view. The system shows the price per square wa, the price for the whole plot, and a satellite map pin so you can confirm it is really your plot.

For a condo, choose the condo appraisal search, then enter the project or location plus building, floor and unit number.

The arithmetic is simple if you want to check it yourself. One rai is 400 square wa and one ngan is 100 square wa, so the Treasury Department's worked example, a plot of 2 rai 3 ngan 89.6 square wa, comes to 1,189.6 square wa. At 1,550 baht per square wa the whole plot is appraised at 1,843,880 baht. The portal does the multiplication for you.

One limit is worth knowing: the Treasury Department can only certify a copy of the price schedule. If you need a formal appraisal certificate for a government office or a court, you file the request at the land office where the property sits. The Treasury Department call centre is 0-2059-4999.

## This cycle ends at the end of 2026 and a new one starts in 2027

The schedule in force is the 2566-2569 BE cycle, which started on 1 January 2023 and runs to 31 December 2026. When it was announced, land appraisal values rose by about 8.93% nationwide and buildings by about 6.21%, while Bangkok rose less than the national average, 2.76% for land and 4.60% for buildings.

The next cycle, 2570-2573 BE, is due to be announced on 1 December and to take effect straight away on 1 January 2027. The reason for the move is that appraisal values still sit roughly 40% below real selling prices, so the new round aims to narrow that gap. The size of the increase is reported differently by different outlets, and the final figures are still with the provincial committees, so owners of several plots or of a second home should wait for the December schedule before recalculating next year's tax.

## Appraisal price is not market price: compare it with DooAsset medians

An appraisal value is designed to stay fixed for a four-year cycle, while real selling prices move every quarter. The two numbers are normally different, and an appraisal is a poor way to set an asking price.

On DooAsset, as of 13 October 2026, Bangkok has 742 condos for rent with a median rent of 28,500 baht a month and a middle range of 20,000 to 45,675 baht, and 392 condos for sale with a median price of 8,100,000 baht and a middle range of 5,237,500 to 15,000,000 baht. See the live ones under [condos for rent in Bangkok](https://dooasset.com/en/rent/condo/) and [condos for sale in Bangkok](https://dooasset.com/en/buy/condo/).

Use each number for the job it is meant for: the appraisal value for tax and fees, and real asking prices plus the market index when you price a sale.

## You can object when the appraisal does not match reality

An owner may ask for the appraisal of land, a building or a condo unit to be reviewed when the published value does not match the real condition of the property. The request is filed at the Treasury area office where the property is located.

- You normally need the applicant's ID card, proof of ownership, the deed or plot plan, and supporting material that explains the reason, such as photographs or comparable sale prices.
- Grounds that are accepted include a value that is too high or too low for the condition of the property, wrong details such as floor area or building type, a building in poor condition, or a real location that does not match the database.

## Checklist before transfer day

- Check the appraisal value of both the land and the unit before you agree a price and before you book the transfer date.
- Check whether you qualify for the reduced-fee measure. The transfer fee and the mortgage registration fee are cut to 0.01%, from the normal 2% and 1%. The buyer must be a Thai national individual, both the sale price and the appraised value must be no more than 7 million baht, and the mortgage must be no more than 7 million baht per contract. The measure runs to 30 June 2027.
- Use the satellite map in the portal to make sure the appraisal you printed belongs to the same plot as the deed.
- If you need a formal appraisal certificate, allow time to file for it at the land office.

Read next: [what a chanote title deed is and how to check one](https://dooasset.com/en/articles/thai-land-title-deed-chanote-explained/) and [the Q3 2026 new condo and house price index](https://dooasset.com/en/articles/reic-new-condo-house-price-index-q3-2026/).

## Key facts

- Published: 14 Oct 2026
- Author: the DooAsset team
- Topic: Market and prices
- Reading time: 5 min
- Facts checked: 14 Oct 2026

## Frequently asked questions

### How is the appraisal price different from the market price?

The appraisal price is a state value fixed for a four-year cycle and used for tax and registration fees. The market price is what a buyer and seller actually agree and it moves constantly. The Treasury Department says appraisal values are still about 40% below market.

### What do I need to check an appraisal price online?

A title deed number and the province are enough. Open the Treasury Department appraisal portal, search by deed number, and add the survey page and district to get a faster and more accurate result. The portal shows the price per square wa, the whole-plot value and a satellite map pin to confirm the plot.

### When does the new appraisal cycle start?

The 2566-2569 BE schedule runs to 31 December 2026. The 2570-2573 BE schedule is due to be announced on 1 December and to take effect on 1 January 2027. The final figures are still with the provincial committees, so wait for the published schedule before recalculating next year's tax.

### What if I think the appraisal value is too high?

File a review request at the Treasury area office where the property is located. Bring your ID card, proof of ownership, the deed or plot plan and supporting evidence such as photographs or comparable sale prices. Accepted grounds include wrong floor area details and a building in poor condition.

### How does the appraisal value affect the 0.01% transfer fee?

The measure cuts the transfer fee and the mortgage registration fee to 0.01%, from the normal 2% and 1%. To qualify, both the sale price and the appraised value must be no more than 7 million baht, the mortgage no more than 7 million baht per contract, and the buyer a Thai national buying as an individual. It runs to 30 June 2027.

## Links

- [This article](https://dooasset.com/en/articles/land-appraisal-price-thailand-how-to-check/)
- [Source: กรมธนารักษ์ — ค้นหาราคาประเมินที่ดิน](https://www.treasury.go.th/th/services/land-assessment/search-land-price)
- [Source: กรมธนารักษ์ — ค้นหาราคาประเมินห้องชุด](https://www.treasury.go.th/th/services/land-assessment/search-condo-price)
- [Source: กรมธนารักษ์ — การคัดค้านราคาประเมินทรัพย์สิน](https://www.treasury.go.th/th/services/land-assessment/objection-to-property-appraisal-value)
- [Source: ข่าวหุ้นธุรกิจ — “กรมธนารักษ์” ขึ้นราคาประเมินที่ดินทั่วประเทศ 8.93% เริ่ม 1 ม.ค.66](https://www.kaohoon.com/news/578078)
- [Source: Thai PBS — ครม. เคาะต่อมาตรการ ลดค่าโอน-จดจำนองเหลือ 0.01% บ้าน-คอนโดไม่เกิน 7 ล้าน](https://www.thaipbs.or.th/news/content/507690)
- [Source: ข่าวหุ้นธุรกิจออนไลน์ — ธนารักษ์เคาะราคาประเมินที่ดินรอบใหม่ ปี 2570-2573](https://www.kaohoon.com/news/local/845642)
- [Source: กรุงเทพธุรกิจ — จับตา ‘ธนารักษ์’ ดันราคาประเมินที่ดินปี 70 ประกาศ 1 ธ.ค.นี้](https://www.bangkokbiznews.com/economics/1242623)
- [Bangkok has 65,300 unsold condos, 25,700 of them ready to transfer](https://dooasset.com/en/articles/bangkok-condo-unsold-stock-q3-2026/)
- [Refinancing a home loan in Thailand 2026: when, cost, is it worth it](https://dooasset.com/en/articles/refinance-home-loan-thailand-2026/)
- [Orange Line free rides Dec 2027, fares Jan 2028; Purple South 2030](https://dooasset.com/en/articles/mrt-orange-purple-south-timeline-2026/)
- [All articles](https://dooasset.com/en/articles/)

Updated: 14 Oct 2026

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