KhunHeineken

With the massive oversupply, and they are still building more, I find rents tend to have downward pressure here. There's a lot of competition to find a long term tenant.

I simply don't believe you. https://www.globalpropertyguide.com/asia/thailand/price-history#_Housing_Market_Snapshot "Nationally, prices for single-detached houses increased by 2.55% year-on-year (1.54% inflation-adjusted), while townhouses saw a slightly higher annual rise of 3.53% (2.51% inflation-adjusted)." I get a better return from just keeping the money in the bank. "The condominium segment experienced a notable deceleration, with price growth slowing from 7.20% year-on-year in Q3 2024 to 2.46% (1.45% inflation-adjusted) in Q4 2024." Goes against the picture your are painting.

This is exactly why I rent here. Banks in my home country, Australia, are paying around 5% interest. 7,000,000 baht x 5% = 350,000 baht per annum. 350,000 baht / 12 months = 29,166 baht a month in interest. The interest more than pays the rent in your example of 15-18k baht, and you have no fees, taxes, maintenance cost etc to worry about. You also have freedom of movement, should a nightclub open up next door, for example. Then, there is life expectancy to consider. Given most retire here in their late 60's, will one live long enough to see the benefit of putting that 7,000,000 baht into a property here? The old saying "rent is dead money" is not true in Thailand. The income generated by the money that would be used to purchase a property here, if invested elsewhere, and not even an aggressive investment, more than pays for the rent here, so why buy?

The money has to come from somewhere. https://www.9news.com.au/national/treasury-advice-leak-raise-taxes-lower-housing-targets-treasurer-jim-chalmers-response/37340233-73c5-4e79-8dce-f0dd01cdf759

It's not if, just when.

It's an easy sell for Thai politicians. "Thailand for Thai people" and whip up a bit of anti farang sentiment and it's not beyond possibility that the properties "owned" by foreigners through an illegal structure could be seized.

I suggest it will be the Chinese that turn a lot of the properties into daily rentals that may trigger some action.

This is exactly why your posts should be taken with a grain of salt. You have a conflict of interests. You constantly talk up the property market here. All you focus on is the peaks, never the troughs. Over the years, not once have you posted of a stalling property market here, covid aside. Is property a long term investment, sure, but the days of "flipping" condo's here for a profit are long gone. There's just too much oversupply in the market. Conveniently, you did not post about the average Time on Market (TOM) for your properties. It's one thing to boast selling for a profit, it's another thing having that capital tied up in a property that's sitting on the market here or years, yes, years. That money invested elsewhere would have made more money than property in Thailand, which also attracts fees.

Thai tax is the least of people's problem. It's the 30% from $0 to $135,000 that's going to "bite." As for "hunting down retirees" that's exactly the reason they MAY bring in the requirement to supply a Certificate of Clearance at extension time. It means the expat presents to the TRD office, thus, no hunting down needed. No Certificate of Clearance, no extension, simple. Before you ask, why would they do that, ask yourself why wouldn't they do that? When farang and money are involved, anything is possible in Thailand.

How do YOU propose to escape the 30% non resident tax on ALL income generated in Australia? For me, it will be doing 45 days in Australia every year, but for many Aussie expat retirees that's not an option.

Link please. Plenty on the internet about it. Here's just a random website from the first page of a Google search. https://simplyretirement.com.au/tax-super-overseas "Additionally, should you draw a pension from an untaxed superannuation fund, and these are largely limited to Government, public sector funds, then you may be taxed on your pension on a non-resident basis in Australia should you retire overseas. Non-resident tax rates are higher than residents tax rates because there is no tax free allowance. That tax may, or may not, be available as a tax offset in the country of residency."

I've always said the day is coming when those who purchased property using Thai nominees will be left holding the can. The clock's running down.

No way is that an oversupply, which will effect the current values of condo's, right, newnative?

This is exactly why the proposed changes have been drafted. The current laws are 90 years old and have a lot of loopholes, and are very subjective. They focus on one's "intention" to return to Australia to reside full time. How can the ATO prove what I intend to do, or do not intend to do, in the future? To remove this burden of proof, the current 90 year old laws will be replaced with a physical presence and time based model, Inside Australia for 183 days a year, tax resident. Outside Australia for 183 days a year, non tax resident. Inside Australia over 45 days but less than 183 days, meet two out of four factor tests Inside Australia for less than 45 days, non resident for tax purposes. No reviews, no appeals, no going to court, and all backed up by immigration records. So, when the new laws are passed, how do YOU propose to remain a tax resident of Australia, in order to avail yourself of the tax resident tax free threshold, when you have not been back to Australia in years? It's nothing new. Thailand has similar. Inside Thailand for 180 day, resident for tax purposes. Outside Thailand for 180 days, non resident for tax purposes. The DTA between Australia and Thailand was put forward as a way that pensions would not be taxed at non resident rates. Articles 18 and 19 of the DTA deal with pensions. The pensions that are exempted are "service pensions." Eg. military. The aged pension is not a "service pension" thus not covered by the DTA.

Has Australia's luck run out? Here's a good explanation.

None of this has ever been in dispute. It's common knowledge. This has been the subject of much debate. I suggest the OP watch the below youtube video. She explains it very well. The reason we have ALL got away with it for so long is the current 90 year old laws have a lot of loopholes and are very subjective. This will change when the proposed changes are passed and Australia moves to a physical presence and time based model, as many other countries have, including Thailand. https://www.youtube.com/watch?v=-igEUe8CrVM

Albo has been in power for years. He's in his second term. Morrison and Robodebt is in the past. The question is, why is Albo doing this now? Could it be for a "slash and burn?" Do you really think call waiting times will decrease? It's the same call center. The department of finance usually looks for savings, so, as I said, such savings come from handing out less money, or cutting of services, or restructuring and making some staff / positions redundant. You are popping champagne corks, but I really can't see why. It's certainly nothing to do with Morrison or Robodebt. The Royal Commission into Robodebt handed down its report in July 2023. It's old news. https://robodebt.royalcommission.gov.au So, Olmate, you put it forward, so what tangible "positives" do you see for Centerlink recipients with this department move?

Clearly, you don't.

It usually means a move to savings, or a cut to services, or a considerable restructure is on the way. Take your pick, but it's usually not good for the people. What's the positive you see in it? Robo Debt is long over.

Slight correction. It's 30% for $0 to $135,000. Foreign resident tax rates for 2019–20 to 2025–26. Foreign resident tax rates 2025–26 Taxable income Tax on this income 0 – $135,000 30c for each $1 $135,001 – $190,000 $40,500 plus 37c for each $1 over $135,000 $190,001 and over $60,850 plus 45c for each $1 over $190,000

OP, you should start planning for the future and to spend 45 days a year in Australia, or be prepared to pay the below in tax. Foreign resident tax rates for 2019–20 to 2025–26. Foreign resident tax rates 2025–26 Taxable income Tax on this income 0 – $135,000 30c for each $1 $135,001 – $190,000 $40,500 plus 37c for each $1 over $135,000 $190,001 and over $60,850 plus 45c for each $1 over $190,000

See the words "automatic" and "exchange?" https://www.ato.gov.au/about-ato/international-tax-agreements/in-detail/international-arrangements/automatic-exchange-of-information-crs-and-fatca The Australian government already know about your foreign bank accounts, and the Thai government already know about your Australian bank accounts. That's because such knowledge is "automatic" and "exchanged" between the two jurisdictions.

As another member explained to you, the restaurants receive the orders online, the drivers / riders just come to pick them up. The drivers / riders do not go to the restaurant and place the order and then sit around waiting for it to be cooked. Some people in glass houses throw stones when they have no idea how a system works that they comment on.

It's the bright lights in the Soi 6 bars. They can burn the back of your neck.

Microsoft has announced Windows 10 will now be supported until October 2026 IF you sign into your Microsoft account and "enroll" and sync your settings. Plenty on the internet about it, but this guy explains it quite well. I read that with only a few months to go before the October 2025 End of Life for Windows 10, only around 50% of computers worldwide had migrated over to Windows 11. So, in my opinion, the whole TPM and unsupported hardware was a big failure. Will be interesting if Windows 12 can be supported by older machines.