The PND.94 mid-year tax return: the rental-income filing deadline landlords miss

Do you owe a Thai tax filing before September on rental income you already plan to declare next March? Yes — if you earned Thai rental income in the first half of 2026, Por Ngor Dor 94 (PND.94) is a separate mid-year advance return, distinct from the annual Por Ngor Dor 90 (PND.90) return covered in Owner's taxes on Koh Phangan. It is easy for a foreign landlord to miss entirely, because nothing about the annual filing warns you it exists.

Who has to file PND.94

PND.94 applies to income falling under Revenue Code Section 40(5) through 40(8) — property rental, liberal professions, contracting, and business/trade income. Rental income from a house, condo, land or vehicle falls squarely under Section 40(5). Ordinary employment income (Section 40(1)) is excluded from this mid-year return entirely, which is why most salaried expats never encounter PND.94 — only landlords, freelancers and the self-employed do.

• Filing threshold — required once your first-half (January–June) income in these categories exceeds ฿60,000 for a single filer, or ฿120,000 for a married couple filing jointly.
• Applies to residents and non-residents alike — rental income from Thai property is Thai-source income, taxable regardless of how many days a year you spend in the country, the same principle that governs the annual return.
• Covers only the first six months — income earned July–December is reconciled later, on the annual PND.90 return.

How the half-year tax is calculated

• Same 30% deduction — gross rental income gets the standard 30% flat deduction, exactly as on the annual return; no receipts or itemising required.
• Personal allowance halved — because the return covers six months rather than twelve, the standard personal allowance is applied at half its annual value (roughly ฿30,000 rather than ฿60,000 for a single filer).
• Full progressive rates apply to what's left — the resulting half-year taxable amount is taxed at the same 5–35% brackets used on the annual return; the brackets themselves are not halved.

A prepayment, not a second tax

Tax paid under PND.94 is credited against your annual PND.90 liability, filed by 31 March the following year covering the full twelve months. If the second half of the year earns less, or annual deductions bring the full-year bill below what you already paid, the annual filing produces a refund. If not, you settle the balance in March. It is a genuine prepayment obligation on account of the year's tax, not an optional estimate — and a non-resident landlord whose tenant already withholds 15% at source under the rule described in Owner's taxes on Koh Phangan is not automatically excused from filing; the withholding and the PND.94 return are separate mechanisms that get reconciled against each other, not substitutes for one another.

Penalties for missing the deadline

• 1.5% monthly surcharge on unpaid tax, accruing from the day after the deadline until paid, capped at the amount of tax owed.
• Late-filing fine of up to ฿2,000 for not submitting the return itself, separate from and in addition to the surcharge on any unpaid tax.
• Deliberate evasion carries its own criminal exposure under the Revenue Code — but an owner who simply didn't know PND.94 existed faces the administrative surcharge and fine, not a criminal case, provided the return is filed and tax paid once the omission is caught.

Right Way does not file taxes for clients. If you rent out a Koh Phangan property, ask a Thai accountant to confirm your PND.94 position before the end of September — it is the one filing deadline most foreign landlords never hear about until they've already missed it. For the annual return, the full Land and Building Tax picture, and the licensing rules for short-term lets, see Owner's taxes on Koh Phangan and Renting out your villa on Koh Phangan.