{"id":20642,"date":"2026-10-31T13:33:29","date_gmt":"2026-10-31T02:33:29","guid":{"rendered":"https:\/\/chuatan.com.au\/selling-melbourne-property-from-thailand\/"},"modified":"2026-11-04T22:51:28","modified_gmt":"2026-11-04T11:51:28","slug":"selling-melbourne-property-from-thailand","status":"publish","type":"post","link":"https:\/\/chuatan.com.au\/en\/selling-melbourne-property-from-thailand\/","title":{"rendered":"Selling Melbourne or Victorian Property While Living in Thailand: Withholding, Tax, and Signing From Overseas"},"content":{"rendered":"\n<div class=\"ct-article\" data-no-translation>\n<p class=\"ct-reviewed\"><em>Last reviewed: 31 October 2026<\/em><\/p>\n<h2>Quick answer<\/h2>\n<p>When an owner who is not an Australian tax resident sells Australian property, the buyer must generally withhold 15% of the price at settlement and pay it to the Australian Taxation Office, unless the seller has a clearance certificate or a variation. The withheld amount is credited when the seller lodges an Australian tax return. Foreign residents also generally cannot claim the main residence exemption or the capital gains discount on gains after 8 May 2012. For a Thai tax resident, bringing the sale money into Thailand may also have Thai tax consequences.<\/p>\n<h2>Before you list the property<\/h2>\n<ul>\n<li><strong>Check who owns it and how.<\/strong> Joint tenants, tenants in common, a company and a trust each sell differently. If an owner has died, probate may be needed first.<\/li>\n<li><strong>Check the mortgage and any caveats.<\/strong> The lender&#8217;s discharge process and any caveats on title can delay settlement.<\/li>\n<li><strong>Prepare the vendor statement.<\/strong> Victorian law requires a vendor statement (section 32 statement) before the buyer signs. Errors can allow a buyer to withdraw.<\/li>\n<li><strong>Plan the tax position.<\/strong> Your accountant should estimate Australian capital gains tax and consider whether a withholding variation is worth applying for.<\/li>\n<\/ul>\n<h2>Foreign resident withholding<\/h2>\n<p>The 15% withholding applies to contracts entered into from 1 January 2025, with no minimum price. Australian residents avoid it by giving the buyer a clearance certificate. A seller who is a foreign resident can apply to the ATO to vary the rate, for example where the expected tax is lower than the amount withheld. Applications take time, so start early.<\/p>\n<p>Whether you are a foreign resident for these rules is a tax residency question, not a visa question. A Thai national who has lived in Melbourne for years may be an Australian tax resident, and an Australian citizen living in Bangkok may not be.<\/p>\n<h2>Signing from Thailand<\/h2>\n<p>Many Victorian contracts are now signed electronically. Some documents, such as certain transfer, verification of identity and power of attorney documents, need an authorised witness. Overseas, that is often an Australian consular officer or a notary. Getting this wrong is a common cause of delay. If you will be travelling or unavailable, a Victorian power of attorney can allow someone you trust to sign for you.<\/p>\n<h2>Bringing the money to Thailand<\/h2>\n<p>Since 1 January 2024, Thailand has taxed its tax residents on foreign income earned from that date when the income is brought into Thailand. A capital gain on Australian property may fall within that rule. Thailand and Australia have a double tax agreement, and credit for Australian tax may be available, but the Thai position should be confirmed with a Thai tax adviser before the money is transferred. See our separate article on Thai tax and Australian income.<\/p>\n<h2>Selling an inherited or estate property<\/h2>\n<p>If the property belonged to a parent who has died, the executor or administrator usually needs a Victorian grant before selling. Inherited property has its own capital gains tax rules, and beneficiaries overseas can be treated differently from Australian residents.<\/p>\n<h2>Frequently asked questions<\/h2>\n<p><strong>Will 15% of my sale price be withheld?<\/strong><\/p>\n<p>Generally yes, if you are a foreign resident for tax purposes and do not have a variation. The amount is credited against your Australian tax when you lodge a return.<\/p>\n<p><strong>Can I reduce the withholding?<\/strong><\/p>\n<p>A foreign resident can apply to the ATO for a variation before settlement. Allow time for the application.<\/p>\n<p><strong>Do I need to fly to Melbourne to sell?<\/strong><\/p>\n<p>Usually not. Most steps can be done remotely, but some documents must be witnessed by an authorised person overseas.<\/p>\n<p><strong>Will Thailand tax the sale money?<\/strong><\/p>\n<p>Possibly, if you are a Thai tax resident and bring the money into Thailand. Get Thai tax advice before transferring it.<\/p>\n<h2>How we help<\/h2>\n<p>Chua Tan Associates has practised in Melbourne since 1990 and advises Thai and Thai-Chinese families on Australian legal matters. We work by video and alongside your lawyers, accountants and private bankers in Thailand. We help with:<\/p>\n<ul>\n<li>acting on the sale from contract to settlement;<\/li>\n<li>withholding variations, working with your accountant;<\/li>\n<li>powers of attorney and signing arrangements from Thailand;<\/li>\n<li>estate sales where the owner has died.<\/li>\n<\/ul>\n<p>The first step is a paid 30-minute consultation by video or in Melbourne. Contact us to book.<\/p>\n<p><em>This article is general information only and is not legal, tax or financial advice. Do not rely on it for your own situation: the law and practice change, and the right answer depends on your facts. Points about Thai law and Thai tax are a general overview only; obtain advice from a Thai lawyer or tax adviser for matters in Thailand.<\/em><\/p>\n<h2>Official sources<\/h2>\n<ul>\n<li><a href=\"https:\/\/www.ato.gov.au\/individuals-and-families\/investments-and-assets\/capital-gains-tax\/foreign-residents-and-capital-gains-tax\/foreign-resident-capital-gains-withholding\/paying-the-foreign-resident-capital-gains-withholding\">Australian Taxation Office: foreign resident capital gains withholding<\/a><\/li>\n<li><a href=\"https:\/\/www.ato.gov.au\/individuals-and-families\/investments-and-assets\/capital-gains-tax\/foreign-residents-and-capital-gains-tax\/foreign-resident-capital-gains-withholding\/australian-residents-and-clearance-certificates\">Australian Taxation Office: clearance certificates<\/a><\/li>\n<li><a href=\"https:\/\/www.smartraveller.gov.au\/consular-services\/notarial-services\/documents-overseas\">Smartraveller: notarial services overseas<\/a><\/li>\n<li><a href=\"https:\/\/www.ato.gov.au\/law\/view\/pdf\/mli\/thailand.pdf\">Australian Taxation Office: Australia\u2013Thailand tax agreement (synthesised text)<\/a><\/li>\n<\/ul>\n<h2>More guides for Thai and Thai-Chinese families<\/h2>\n<ul class=\"ct-related\"><li><a href=\"\/en\/buying-victorian-property-from-thailand\/\">Buying Property in Melbourne or Victoria From Thailand: A Legal Guide for Thai and Thai-Chinese Families<\/a><\/li><li><a href=\"\/en\/thailand-foreign-income-tax-australian-rent-property-sale\/\">Thai Tax on Australian Rent, Dividends and Property Sale Proceeds: The Remittance Rule Explained<\/a><\/li><li><a href=\"\/en\/thai-will-australian-assets-victoria\/\">A Thai Will and Assets in Australia: Will It Work, and Do You Need a Victorian Will?<\/a><\/li><li><a href=\"\/en\/death-in-thailand-assets-in-victoria-probate\/\">A Family Member Has Died in Thailand Leaving Assets in Victoria: Probate, Documents and Next Steps<\/a><\/li><li><a href=\"\/en\/thai-inheritance-tax-australian-assets\/\">Thai Inheritance Tax and Australian Assets: What Thai Families Should Know<\/a><\/li><\/ul>\n<h2>Related reading<\/h2>\n<ul class=\"ct-related\"><li><a href=\"\/en\/foreign-owners-australian-property-tax\/\">Foreign Owners of Australian Property: Duty Surcharges, Land Tax, FIRB and Capital Gains<\/a><\/li><li><a href=\"\/en\/inherited-property-tax-australia\/\">Do You Pay Tax on Inherited Property in Australia?<\/a><\/li><li><a href=\"\/en\/thai-families-and-australian-legal-matters\/\">Australian Legal Matters for Thai and Thai-Chinese Families<\/a><\/li><\/ul>\n<p><em>Chua Tan Associates acts for families and their professional advisers on Australian legal matters with a cross-border dimension, working alongside lawyers overseas. To arrange a confidential consultation, please contact our Melbourne office on +61 3 9602 3988 or submit an <a href=\"#ct-enquiry\">enquiry<\/a>. Advice is available in English, Mandarin and Cantonese.<\/em><\/p>\n<p class=\"ct-byline\"><em><a href=\"\/en\/justin-chua\/\">Justin Chua<\/a> (\u8521\u667a\u52cb), lawyer and mediator, Chua Tan Associates, Melbourne. General information only, not legal advice.<\/em><\/p>\n<script type=\"application\/ld+json\">{\"@context\": \"https:\/\/schema.org\", \"@type\": \"FAQPage\", \"mainEntity\": [{\"@type\": \"Question\", \"name\": \"Will 15% of my sale price be withheld?\", \"acceptedAnswer\": {\"@type\": \"Answer\", \"text\": \"Generally yes, if you are a foreign resident for tax purposes and do not have a variation. 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Get Thai tax advice before transferring it.\"}}]}<\/script>\n<\/div>\n\n\n<div id=\"ct-enquiry\" class=\"ct-eq\" data-no-translation>\r\n<style>.ct-eq{background:#f4f1ea;border:1px solid #e3ddd0;border-radius:10px;padding:22px 24px;margin:32px 0;font-size:16px;line-height:1.6}.ct-eq h2,.ct-eq h3{margin:0 0 6px}.ct-eq p{margin:0 0 12px}.ct-eq form{display:grid;grid-template-columns:1fr 1fr;gap:12px}.ct-eq label{display:block;font-size:14px;font-weight:600;margin-bottom:4px}.ct-eq input,.ct-eq select,.ct-eq textarea{width:100%;box-sizing:border-box;padding:10px 12px;border:1px solid #cfc6b4;border-radius:6px;font-size:16px;background:#fff}.ct-eq .full{grid-column:1\/-1}.ct-eq button{background:#8a6a3b;color:#fff;border:0;border-radius:6px;padding:12px 22px;font-size:16px;cursor:pointer}.ct-eq .hp{position:absolute;left:-9999px}.ct-eq small{color:#5f5a50}.ct-eq .ok{background:#e7f3e8;border-left:4px solid #3c8d40;padding:12px 16px}.ct-eq .bad{background:#fbeaea;border-left:4px solid #b03a2e;padding:12px 16px}.ct-eq .ct-direct{display:flex;flex-wrap:wrap;gap:10px;margin-top:14px}.ct-eq .ct-direct a,.ct-eq .ct-direct button{background:#fff;color:#2b2b2b;border:1px solid #cfc6b4;padding:9px 14px;border-radius:6px;text-decoration:none;font-size:15px}@media(max-width:640px){.ct-eq form{grid-template-columns:1fr}}<\/style>\r\n<h3>Tell us about the estate<\/h3>\r\n<p>A short message is enough. We reply in English, Mandarin or Cantonese, and quote fees in writing before any work starts.<\/p>\r\n<form method=\"post\" action=\"https:\/\/chuatan.com.au\/wp-admin\/admin-post.php\">\r\n<input type=\"hidden\" name=\"action\" value=\"ct_estate_enquiry\">\r\n<input type=\"hidden\" name=\"ct_ts\" value=\"1793851735\">\r\n<input type=\"hidden\" name=\"ct_lang\" value=\"en\">\r\n<input type=\"hidden\" name=\"ct_page\" value=\"https:\/\/chuatan.com.au\/en\/selling-melbourne-property-from-thailand\/\">\r\n<div class=\"hp\" aria-hidden=\"true\"><label>Website<input type=\"text\" name=\"ct_website\" tabindex=\"-1\" autocomplete=\"off\"><\/label><\/div>\r\n<div><label for=\"ct_name\">Your name *<\/label><input id=\"ct_name\" name=\"ct_name\" required maxlength=\"120\"><\/div>\r\n<div><label for=\"ct_email\">Email<\/label><input id=\"ct_email\" name=\"ct_email\" type=\"email\" maxlength=\"160\"><\/div>\r\n<div><label for=\"ct_phone\">Phone, WeChat or WhatsApp<\/label><input id=\"ct_phone\" name=\"ct_phone\" maxlength=\"80\"><\/div>\r\n<div><label for=\"ct_language\">Preferred language<\/label><select id=\"ct_language\" name=\"ct_language\"><option>English<\/option><option>Mandarin<\/option><option>Cantonese<\/option><\/select><\/div>\r\n<div><label for=\"ct_type\">What do you need help with?<\/label><select id=\"ct_type\" name=\"ct_type\"><option value=\"\">Please choose<\/option><option>Someone has died and there is a Will<\/option><option>Someone has died and there is no Will<\/option><option>Someone has died and I am not sure if there is a Will<\/option><option>Making or updating a Will or estate plan<\/option><option>Executor or trustee question<\/option><option>A dispute about an estate<\/option><option>Other<\/option><\/select><\/div>\r\n<div><label for=\"ct_state\">Where are the assets?<\/label><select id=\"ct_state\" name=\"ct_state\"><option value=\"\">Please choose<\/option><option>Victoria<\/option><option>New South Wales<\/option><option>Queensland<\/option><option>Western Australia<\/option><option>South Australia<\/option><option>Tasmania<\/option><option>ACT<\/option><option>Northern Territory<\/option><option>More than one state<\/option><option>Overseas as well<\/option><option>Not sure<\/option><\/select><\/div>\r\n<div class=\"full\"><label for=\"ct_time\">Best time to contact you (optional)<\/label><input id=\"ct_time\" name=\"ct_time\" maxlength=\"120\"><\/div>\r\n<div class=\"full\"><label for=\"ct_msg\">Brief details (optional)<\/label><textarea id=\"ct_msg\" name=\"ct_msg\" rows=\"4\" maxlength=\"3000\"><\/textarea><\/div>\r\n<div class=\"full\"><button type=\"submit\">Send enquiry<\/button><br><small>We use your details only to respond to your enquiry. Sending this form does not create a lawyer\u2013client relationship. <a href=\"\/privacy-policy\/\">Privacy<\/a><\/small><\/div>\r\n<\/form>\r\n<div class=\"ct-direct\"><strong style=\"width:100%\">Or contact us directly<\/strong>\r\n<a href=\"tel:+61396023988\">Call +61 3 9602 3988<\/a>\r\n<a href=\"mailto:chuatan@tpg.com.au\">chuatan@tpg.com.au<\/a>\r\n<a href=\"https:\/\/wa.me\/61490369102\" target=\"_blank\" rel=\"noopener\">WhatsApp +61 490 369 102<\/a>\r\n<button type=\"button\" class=\"ct-wechat\" data-msg=\"WeChat ID copied\">WeChat: chuatan262<\/button>\r\n<\/div>\r\n<\/div>\r\n\t\n\n<div class=\"ct-guides\" data-no-translation><style>.ct-guides{margin:28px 0}.ct-guides ul{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:10px;list-style:none;padding:0;margin:10px 0 0}.ct-guides li{margin:0}.ct-guides a{display:block;padding:12px 14px;border:1px solid #e3ddd0;border-radius:6px;text-decoration:none;background:#fff;height:100%}<\/style><h3>Estate guides<\/h3><ul><li><a href=\"\/en\/do-i-need-probate\/\">Do I need probate? 2-minute check<\/a><\/li><li><a href=\"\/en\/what-to-do-when-someone-dies\/\">What to do when someone dies: 30-day checklist<\/a><\/li><li><a href=\"\/en\/letters-of-administration-victoria\/\">No Will? Letters of administration and who inherits<\/a><\/li><li><a href=\"\/en\/estate-planning-victoria\/\">Estate planning: Will, power of attorney, medical decisions<\/a><\/li><li><a href=\"\/en\/testamentary-trusts\/\">Testamentary trusts<\/a><\/li><li><a href=\"\/en\/superannuation-and-your-will\/\">Superannuation and your Will<\/a><\/li><li><a href=\"\/en\/executor-disputes\/\">Executor problems and disputes<\/a><\/li><li><a href=\"\/en\/professional-executor-trustee\/\">Professional executor &amp; trustee services<\/a><\/li><li><a href=\"\/en\/%E5%AE%A2%E6%88%B7%E8%AF%84%E4%BB%B7\/\">Client reviews<\/a><\/li><\/ul><\/div>\n\n\n<div class=\"ct-book\" style=\"margin:1.8em 0;padding:18px 20px;border-radius:12px;background:#0b5c4a;color:#fff\"><p style=\"margin:0 0 .4em;font-size:1.12em;color:#fff\"><b>Talk to a lawyer about your situation<\/b><\/p><p style=\"margin:0 0 .9em;color:#e8f1ee\">Book a paid 30-minute consultation in English, Mandarin or Cantonese, in person in Melbourne or by video from anywhere. If you go ahead with us, the fee is credited to your first invoice.<\/p><a href=\"https:\/\/chuatan.com.au\/%E9%A2%84%E7%BA%A6\/\" style=\"display:inline-block;padding:11px 22px;border-radius:8px;background:#e3a008;color:#1b1b1b;font-weight:700;text-decoration:none\">Book a consultation<\/a><\/div>\n","protected":false},"excerpt":{"rendered":"<p>Last reviewed: 31 October 2026 Quick answer When an own [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_yoast_wpseo_meta-robots-noindex":"","_wpcom_ai_launchpad_first_post":false,"_jetpack_hide_featured_image":false,"_jetpack_featured_image_duplicate_dismissed":0,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[787516595,23],"tags":[],"class_list":["post-20642","post","type-post","status-publish","format-standard","hentry","category-cross-border-families","category-23"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v21.2 (Yoast SEO v28.8) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Selling Melbourne Property From Thailand | Chua Tan Associates<\/title>\n<meta name=\"description\" content=\"Selling Victorian property from Thailand: the 15% foreign resident withholding, capital gains tax, signing 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