Compare Thailand home-loan costs: rates, fees and the cash you need
What you really pay: the 100% LTV window's scope, the reduced fees, and the cash to plan before transfer day — every figure dated and sourced.
People preparing a home loan often hear two things that are easy to misread. One: 100% loans are possible, so approval feels certain. Two: a low advertised rate looks like the rate you pay for the whole term. This guide explains both with checkable facts — the scope of the 100% LTV window, the reduced transfer and mortgage registration fees, the rate that actually matters, and the cash to set aside before transfer day. Every figure here carries its date and source, because these measures are time-limited.
Promotional rates versus what you pay over the term
The Bank of Thailand's policy rate stood at 1.00% a year in September 2026, but that is not the rate you pay. An advertised rate is usually an introductory period; after it ends, the instalment follows a floating rate. When you compare banks, look at the whole picture: the promotional period, the rate afterwards, insurance premiums and any bundled-product conditions. The Bank of Thailand offers a home-loan comparison tool, but the number that matters is the rate your bank offers on the day you ask — not an old comparison table.
What the 100% LTV window does and does not mean
The Bank of Thailand's announcement of 14 May 2026 allows 100% LTV ceilings for loan contracts dated 1 July 2026 to 30 June 2027: for collateral below ฿10 million, from a borrower's second housing-loan contract; for collateral of ฿10 million or more, from the first. Be clear about what that is: an LTV ceiling is a lending limit, not an approval, and not a subsidy for every buyer. The bank still assesses your ability to repay and your credit record.
The reduced transfer and mortgage registration fees, and who qualifies
The government's announcement of 1 July 2026 reduces the transfer fee and the mortgage registration fee to 0.01% until 30 June 2027 for qualifying purchases by Thai individual nationals: the sale price, the official assessed value and the mortgage must each be no more than ฿7 million. The ordinary rates are 2% and 1%. Know the limits: the relief does not remove every transfer-day cost, does not cover foreign buyers, and the reduced mortgage registration applies together with the eligible transfer — not automatically to every refinancing.
The cash to plan for
Besides the down payment, plan cash for three more things. The bank lends against its own appraisal — if the appraisal is below the purchase price, or the approved amount below what you asked for, you cover the difference in cash. Transfer fees and taxes follow who the sale contract makes responsible. And leave room for repairs, furnishing and moving. Each property's numbers differ, so we help you work through the list before you commit — not in the last week before transfer.
Planning with the estimate
Our home loans page carries an instalment estimate you can edit field by field. Enter the property price, your down payment, an assumed rate and the term, and you see an indicative monthly payment. The result is an estimate from your assumptions — not a rate offer and not an approval. Once you have that picture, ask us about the documents and the plan on the same page.
Ready to put real numbers on your plan? Try the instalment estimate and ask about your home loan on our home loans page — or, if you are looking within a modest budget, start with resale condos in Bangkok under ฿3 million.