Thai NPA property financial calculator. Computes acquisition costs (transfer fee, SBT, WHT, stamp duty), rental yield, price per sqm/wah/rai, and break-even timeline. Use when evaluating any property's financials.
name property-calc description Thai NPA property financial calculator. Computes acquisition costs (transfer fee, SBT, WHT, stamp duty), rental yield, price per sqm/wah/rai, and break-even timeline. Use when evaluating any property's financials. Property Financial Calculator Overview Calculates all financial metrics for Thai NPA property evaluation. Handles Thai-specific transfer taxes, size unit conversions (rai/ngan/wah/sqm), and rental yield analysis. Usage Full Analysis with Rent Range (recommended)
python scripts/calc.py --price 1800000 --appraised 2500000 --sqm 35
--rent-low 9000 --rent-mid 10000 --rent-high 12000
--market-price 62800 --renovation 100000
Full Analysis (single rent)
python scripts/calc.py --price 2500000 --appraised 3500000 --rent 15000 --sqm 35
python scripts/calc.py --price 5000000 --appraised 8000000 --rai 0 --ngan 1 --wah 50 --rent 25000 --renovation 500000
Condo Example
python scripts/calc.py --price 1800000 --appraised 2500000 --sqm 28 --rent 12000 --common-fee 2000
Land Example
python scripts/calc.py --price 10000000 --appraised 15000000 --rai 2 --ngan 1 --wah 0
JSON output (for programmatic use)
python scripts/calc.py --price 2500000 --sqm 35 --rent 15000 --json
LED Auction Round Analysis
python scripts/calc.py --led-round 6 --led-appraised 2600000
python scripts/calc.py --price 1820000 --appraised 2600000 --led-round 6 --sqm 143.5 --rent 15000
python scripts/calc.py --led-round 3 --led-appraised 5000000 --json LED Auction Price Reduction Rules (กรมบังคับคดี) นัด (Round) Starting Price Notes 1st 100% of appraised value Full price 2nd 90% -10% if unsold 3rd 80% -20% if unsold 4th+ 70% (floor) Won't go lower Key points: Floor is 70% — price never drops below this regardless of how many rounds fail All 6th-round Bangkok NPA condos are already at the floor If a property is at floor and still unsold after 6 rounds, the issue is the property itself, not the price Parameters Param Description --price Purchase/auction price in baht (required) --appraised Appraised value in baht (defaults to purchase price) --rent Expected monthly rent in baht --sqm Size in square meters (for condos) --rai Size in rai --ngan Size in ngan --wah Size in square wah --renovation Estimated renovation cost in baht --vacancy Vacancy rate (default: 0.10 = 10%) --common-fee Monthly common area fee in baht --held-over-5y Flag if held >5 years (0.5% stamp duty instead of 3.3% SBT) --led-round LED auction round number (shows price reduction analysis) --led-appraised Appraised price for LED analysis (defaults to --appraised) --rent-low Low rent estimate (baht/month) — use with --rent-mid and --rent-high --rent-mid Mid rent estimate (baht/month) --rent-high High rent estimate (baht/month) --market-price Market price per sqm or wah (for discount sanity check) --market-unit Unit for --market-price: "sqm" (default) or "wah" Thai Transfer Tax Rates Tax Rate When Transfer Fee 2% Always (on appraised value) Specific Business Tax (SBT) 3.3% Property held < 5 years Stamp Duty 0.5% Property held >= 5 years (replaces SBT) Withholding Tax (WHT) 1% Always NPA auction note: Buyer typically pays transfer fee (2%). SBT/WHT is usually seller's responsibility but varies by auction terms. Size Conversions Unit Square Meters 1 rai 1,600 sqm 1 ngan 400 sqm 1 square wah 4 sqm