Buying a condo in Thailand also means paying annual common fees (calculated per square metre) and, when buying new or sometimes on resale, a contribution to the sinking fund. This money is managed by the condominium's juristic person. Before signing, ask for the exact amounts, the accounts and a debt-free certificate: without it, the transfer of ownership cannot take place at the Land Office.
A condo's price is only the beginning. As in any condominium, owners jointly fund the upkeep of the building, the pool, the gym, security and major works. In Thailand, this system is based on the condominium law and a body called the condominium juristic person. This guide helps you understand what you will pay and avoid unpleasant surprises.
1.What common fees pay for
Common fees (often called "common area fee" or "CAM fee") cover the day-to-day running of the building:
- security (reception, patrols, cameras, access control);
- cleaning and upkeep of common areas, gardens and the pool;
- electricity and water for common areas, lifts;
- building insurance;
- management costs (management company, accounting, general meeting).
They are calculated per square metre of your unit, at a rate set by the condominium. In many buildings, they are billed once a year, in advance, sometimes quarterly or monthly. The rate varies greatly with the standing and facilities: a building with a large pool, gardens and many staff costs more to run than a simple one.
2.The sinking fund
The sinking fund is a reserve for major works and replacements (facade, lifts, roof, pumps, pool equipment). It is most often built up through:
- a one-off payment, also calculated per square metre, paid by the first buyer when a new building is handed over;
- sometimes additional calls voted at the general meeting, if major works require them.
On resale, practice varies: the fund stays with the building, and whether any contribution is payable, and by whom, is settled in the sale contract.
| Item | When | How it is calculated | Who sets it |
|---|---|---|---|
| Common fees | Every year (or quarter, month) | Per m² of the unit | Rules and general meeting |
| Sinking fund | On purchase of a new unit, sometimes later | Per m² or as needed | Developer, then general meeting |
| Special levies | For major works | As decided | General meeting |
3.The condominium juristic person
Every registered condominium has a juristic person (in Thai "nitibukkhon") that manages the common areas on behalf of the owners. It is run by a manager and overseen by a committee elected at the general meeting. It:
- collects the fees and keeps the accounts;
- enforces the condominium rules (pets, renovation works, short-term rentals, hours);
- organises the annual general meeting, where the budget and major decisions are voted;
- issues the debt-free certificate required for any sale.
As an owner, you can attend meetings and vote. Reading the minutes of recent meetings is often the best way to learn how healthy a building really is.
4.Unpaid fees
Unpaid fees lead to late-payment penalties set by law and the rules, and the condominium may restrict access to some services for the owner in arrears. Above all, a unit with debts cannot be sold: the Land Office requires the debt-free certificate issued by the juristic person to register the transfer of ownership.
For a buyer, this is a protection: as long as the seller has not cleared their arrears, the sale cannot be registered.
5.Documents to ask for before buying
Before committing to a property, ask for:
- the exact fees (rate per m², area used, frequency);
- the latest fee invoice and proof of payment;
- the condominium rules;
- the building's accounts and budget, and the level of the sinking fund;
- the minutes of the latest general meetings: works voted, disputes, significant arrears;
- for a new unit, the sinking fund amount and the costs payable on handover (connections, meters).
As of 10 October 2026, the sale listings in our catalogue do not yet detail the fees: we request them from the seller or the building for each property you are interested in.
6.An owner's other costs
Common fees and the sinking fund are not a condo owner's only regular costs. For a complete budget, also plan for:
- Insurance for your unit: the building insurance usually covers the common areas, not your interior or furniture. Home insurance remains useful, especially if you rent out.
- Maintenance of the apartment: air conditioners (regular cleaning recommended in this climate), water heater, appliances, repainting between tenants.
- Letting management fees if you rent out the property: finding tenants, inspections, collecting rent. They are negotiated with the agency.
- Tax related to ownership or rental income: it depends on your situation and how the property is used. Get advice (see our guide on tax residency).
- Utilities: the unit's electricity, water and internet, which you pay when it is empty.
7.Signs of a healthy condominium
A few clues, visible during a viewing or in the documents, say a lot:
- Upkeep of common areas: a clean lobby, lifts in good condition, a well-kept pool, working lighting.
- The arrears rate mentioned in the accounts or meetings: a high rate weakens the building's budget.
- The sinking fund level relative to the building's age: a fifteen-year-old building with an almost empty fund will probably have to vote special levies.
- Planned works: facade, lift replacement, waterproofing. Better to know before buying.
- Stable management: a management company changed every year can signal tensions between owners.
These points do not necessarily rule out a property, but they should feed into your negotiation and budget.
8.A worked example, step by step
To understand the mechanics, take a purely illustrative example: a 40 m² apartment in a building whose fee rate is 50 baht per m² per month.
- Monthly fees: 40 m² × 50 ฿ = 2,000 ฿ a month.
- Annual fees, often paid in advance: 2,000 ฿ × 12 = 24,000 ฿ a year.
- If the building set up its sinking fund at, say, 500 ฿ per m² on handover, the first buyer paid 40 × 500 = 20,000 ฿ once.
Real rates vary greatly from one building to another: this calculation only shows how the amounts are built up. For a specific property, always ask for the exact rate and the latest fee invoice.
9.Key points
- Common fees are paid every year, per square metre, often in advance.
- The sinking fund is mainly built up when buying new.
- The condominium juristic person manages, oversees and issues the certificate without which no sale is possible.
- Read the accounts and recent meeting minutes before buying.
For the rest of the buying process, see our guide Buying a condo in Thailand as a foreigner. For specific situations, a lawyer specialising in Thai property law remains the right contact.
Frequently asked questions
How are condo common fees calculated?
Per square metre of your unit, at a rate set by the condominium. They are often paid once a year, in advance.
Is the sinking fund refunded when I sell?
Generally not: it belongs to the condominium and is used for the building. Resale arrangements are settled in the sale contract; have them checked.
Who pays the fees when the unit is rented out?
The owner, in principle: they are usually included in the rent. Check what the lease says.
What is the debt-free certificate?
A document issued by the condominium juristic person confirming that the seller has paid their fees. The Land Office requires it to register the sale.
Can the fees go up?
Yes, by decision of the general meeting, for example if costs rise or works are needed. Meeting minutes show you the trends.
General information updated on 10 October 2026; check your contract and with the Find Easy team.
