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Specific Business Tax — PT.40 ภ.ธ.40

Monthly SBT for banking, finance, insurance, pawnshops, and real estate sales within 5 years of acquisition.

Who

Businesses subject to SBT under Sec. 91/2 of the Revenue Code

Service fee

Ask our team

Timeline

Depends on the issuing office

Authority

Revenue Department

Legal Basis

Revenue Code Sec. 91/1–91/16

Eligibility

  • SBT-registered business (ภ.ธ.01)

Required Documents

  • Sales revenue records
  • Interest/loan ledgers (banks)

Procedure

  1. Compute SBT base
  2. File ภ.ธ.40 + pay

Fee Structure

Real estate sold within 5 years of acquisition pays 3.3% on transfer price.

Cross-Border / DTA Notes

Foreign-owned condo resale within 5 years triggers SBT on the seller.

Related Services

ILC handles e-Filing, certified copies, certified translation and MFA legalisation, then checks whether the receiving authority requires embassy attestation. Thailand's Apostille Convention takes effect on 28 February 2027; until then the existing legalisation chain applies.

Post-Service Policy

If a document is rejected due to a defect in our translation or certification, our team coordinates corrections under our service policy and the terms of your quotation. This is not a guarantee of Revenue Department / MFA / embassy discretion.

Ask about fees — LINE @THAIL · Tel 092-0170000

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Accountant checking a Thai PT.40 form against supporting documents

What specific business tax is

A tax levied instead of VAT on certain activities, such as banking and similar businesses, money lending, life insurance, pawnshops and selling real estate in a commercial or profit-seeking manner.

When property sales are liable

Individuals selling within 5 years of acquisition are usually liable unless an exemption applies, such as being on the house registration for at least 1 year. Tax is normally paid at the Land Office on transfer.

PT.40 deadline

Businesses file monthly by the 15th of the following month and must register for specific business tax within 30 days of starting operations.

Frequently asked questions

Is stamp duty also due?

If specific business tax is paid, stamp duty on that transfer is not payable.

Why the appraised value?

The tax base is the higher of the sale price or the official appraised value.

Send your documents for our accounting team to review

Call 092-0170000 · LINE @THAIL · contact@thailaw-accounting.co.th

Fees: ask our team for a quote

Sources

Reviewed by the accounting team at Thai Law & Accounting Services · Last reviewed 4 Oct 2026 · General information, not tax or legal advice for your specific case

Go deeper on Tax document certification

These guides outline possible certification steps; confirm the receiving authority's current requirements before filing:

Not sure which route applies? Send us the scan — LINE @THAIL · 092-0170000 · contact@thailaw-accounting.co.th

Documents usually required

  • Freshly issued original Thai civil or corporate record from the issuing office
  • Complete English translation of every page, with the translator's statement of accuracy
  • Copy of the document holder's passport or Thai national ID card
  • Power of attorney with ID copies of both parties if someone else files on your behalf

Common reasons a bundle is rejected

  • Residency certificates are issued for a specific tax year and cannot be reused.
  • Treaty claims require the article to be cited correctly on the form.
  • Spell every name exactly as it appears in the passport, across every document in the same bundle.

Prefer not to handle the chain yourself? Send the scans and we run every step for you, from translation to the final endorsement.

How the process runs — Tax document certification

  1. Obtain a freshly issued original from the office that produced the record and check that every page is present.
  2. Prepare a complete translation with the translator's statement of accuracy attached.
  3. File for legalization at the Department of Consular Affairs, Ministry of Foreign Affairs, with the original and the translation together.
  4. Complete the next certification layer required by the destination country — Apostille, or legalization at that country's embassy in Thailand.
  5. Collect the finished bundle, scan a full copy for your records, then submit it in the format the receiving authority specifies.

Fees and processing times are set by each authority and vary by document and destination — confirm them with the responsible agency.

Handling it yourself vs letting ILC run it

AspectDoing it yourselfWith ILC
Working out which steps applyYou read each authority's rules yourself, and usually learn a step was missing only after the bundle is refused.Our advisers review the documents before work starts and sequence translation, notarisation, MFA, and embassy in one pass.
Time spent filingRepeat trips to each office, queueing and collecting in person.We file on your behalf; you send scans and receive the finished set by post or courier.
Risk that the translation is refusedAgency names, job titles, and the certification wording often do not match what the receiving office accepts.We use terminology and certificate formats the receiving authority has accepted before, with two-stage proof-reading.
If the bundle is rejectedYou diagnose the cause and refile yourself, losing a full cycle.We identify the cause, correct it, and refile without you starting over, with progress reported along the way.

What clients typically use this for

  • Tax residency certificates
  • Double-tax treaty claims
  • Overseas audit and reporting

An advisor, not only a document processor

Before any work starts, our team assesses how many certification layers your document actually needs, which authorities are involved, and the correct order for the office you will really file with. One step out of order usually means restarting the whole bundle. We work to recognise how each authority rejects files and prevent it up front.

  • The certification route is matched to the receiving authority before work begins.
  • Rejection risks are checked, from name spelling to document validity windows.
  • The filing sequence is planned around the deadline you actually have.

Consult us at LINE @THAIL · 092-0170000 · contact@thailaw-accounting.co.th

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