Fiskebolle

Thanks Dinga for the very detailed explanation. Will check / follow up again with Tessaban...

Hi Dinga, Land & Building tax set at 12,5% on rental income you said. Can you clarify where and how this needs to filed and paid. Because this is separate from general personal income tax filing... Also can you clarify about the 180 days rule and how this works when someone files a PND94 Mid-year (for income from months Jan-Jun)? What if the owner has spend 2 weeks on holiday abroad during that period. Means effectively he/she hasn't been in country for 180 days during first half of the year when the PND94 has to be filed. Does it mean he/she is not a tax-resident and therefore had to withhold tax at source from tenant instead? Or would this not matter as tax residency will be looked at over the entire year and hence only comes into play when doing the PND90/91 filing at the end of the year instead? Again thanks for clarifying... Any other experts or persons with experience here? Please feel free to add your thoughts/ comments! Cheers, FB

Dear AN Fellow Members. As the title suggest, below questions pertaining to applicable taxes on renting out a condo in Thailand… 1. Personal Income tax Anyone experience in filing this as a Thai-Resident (>180 days in Thailand)? What docs are to submitted along the PND94 (midyear filing tax return) and PND90 by the end of the year? - Rental Agreement? - Bank statement as proof of receiving rent? I’ve heard that a straightforward 15% withholding tax may be charged for non-residents (<180 days in Thailand). What happens when one would go on a short 14 days Holiday abroad in the first half of the year, means just 14 days short of being a tax-resident for the first half of the year. How does this impact the mid-year tax filing (PND94) in that situation? Or does it not really matter as this only comes to play when doing the PND90 filing instead? 2. Land & Building tax When? How much (%) and Where to file/pay these taxes? Any difference in (%) for renting out as opposed to living in yourself? Are the land & building taxes to be paid in advance for the same year or are they calculated/ filed and paid on the previous year (like personal income tax)? What if you owned the property only 1 month in previous year? How will this tax be calculated and who’s responsible for paying this tax (split between previous and current owner)? TIA to all AN Members! FB

Dear AN Fellow Members. As the title suggest, below questions pertaining to applicable taxes on renting out a condo in Thailand… 1. Personal Income tax Anyone experience in filing this as a Thai-Resident (>180 days in Thailand)? What docs are to submitted along the PND94 (midyear filing tax return) and PND90 by the end of the year? - Rental Agreement? - Bank statement as proof of receiving rent? I’ve heard that a straightforward 15% withholding tax may be charged for non-residents (<180 days in Thailand). What happens when one would go on a short 14 days Holiday abroad in the first half of the year, means just 14 days short of being a tax-resident for the first half of the year. How does this impact the mid-year tax filing (PND94) in that situation? Or does it not really matter as this only comes to play when doing the PND90 filing instead? 2. Land & Building tax When? How much (%) and Where to file/pay these taxes? Any difference in (%) for renting out as opposed to living in yourself? Are the land & building taxes to be paid in advance for the same year or are they calculated/ filed and paid on the previous year (like personal income tax)? What if you owned the property only 1 month in previous year? How will this tax be calculated and who’s responsible for paying this tax (split between previous and current owner)? TIA to all AN Members! FB

Hi Tod, I got it working too.. Indeed you need to be EARLY to get a spot. Thanks have a great one Tod! FB

Hi Folks, This year will be first time, we plan to do the annual retirement extension ourselves (as opposed to with agent). I tried to make appointment online (Imm Division 1 - CW), but all fully booked 1 month in advance. Anyone knows when new dates become vacant/open (daily, weekly, beginning of the month)? Second question... Does anyone can guide me/provide short overview in terms of planning (best timings) to go in person at CW. FYI, I'm planning to get bankletter/statements from Krungthai Bank at CW same day in early morning. What would you suggest, take a queue number at immigration first, prior to going to bank? Or better to get bankletter /statement from bank first and then get queue at immigration? FYI, Krungthai bank opens at CW at 08:30 hrs (same time as immigration). Also do I need to get 2 seperate queues for extension and multiple re-entry ? Do I need to pick 1 queue number for 2 persons or get 1 separate for each of us? Thanking you again in advance! Kind regards, FB

anyone else here keen on sharing some personal experience on this?

Hi there, Planning to buy a condo, but this time would like to make use of my FCD (Foreign currency Deposit) account with Bangkok Bank to receive the foreign funds to purchase a condominium in Thailand. I know a Foreign Exchange Transaction Document (Thor Thor 3) should be issued by the bank proving that source of funds came from abroad in order to register the title deed (chanote) at the land department in a foreigner's name. So I went to the HO from BKK bank and they said they will issue me a confirmation letter instead...Has anyone got experience with this method and documentation as opposed to FET / Thor Thor 3/ Credit Advice report, required for registering at the land department? Has anyone got experience with purchasing a condo (in foreigner's name) BY RECEIVING FUNDS ON AN FCD ACCOUNT WITH BANGKOK BANK and the required documentation for the land department? Thanking you all again, FB

Dear AN friends, My apologies and bad for perhaps not formulating my question clearly... Actually, my main concern here is what happens if you have switched from section 22 (employment) to section 39 (voluntary contributions) BEFORE Retirement Age (55 yrs)? Would you be forced automatically to take the retirement lumpsum (or monthly pension) when reaching this age under section 39? Or would someone have the choice (read need to sign) for requesting the lumpsum or monthly pension at retirement age? Also what would happen if you did so? I heard some people saying once they took the lumpsum, they were cut-out from the medical benefits as well... Thanks again, FB

Hi Dr. Sheryl, My apologies and bad for perhaps not formulating my question clearly... Actually, my main concern here is what happens if you have switched from section 22 (employment) to section 39 (voluntary contributions) BEFORE Retirement Age (55 yrs)? Would you be forced automatically to take the retirement lumpsum (or monthly pension) when reaching this age under section 39? Or would someone have the choice (read need to sign) for requesting the lumpsum or monthly pension at retirement age? Also what would happen if you did so? I heard some people saying once they took the lumpsum, they were cut-out from the medical benefits as well... Thanks again, FB

Hello there, I was wondering, what happens if... Someone switches under SSO from employment (Section 33) to voluntary coverage (Section 39), BEFORE reaching the eligible retirement age of 55, and then reaches 55 while still under Section 39? - Will the SSO automatically remove them from the system or require them to take the lump-sum payment (or retirement benefits if they’ve contributed for more than 180 months)? - Will the sickness & medical emergency benefit (under section 39) continues just normal beyond the age of 55 yrs old? I've heard stories from people who reach retirement age (under section 33) that are forced to retire and take the lumpsum/retirement and are unable to continue sickness benefits. Do they have an option really and ... Moreover, how does this apply to someone being under section 39? Cheerios, FB

Following your post above, I was wondering if you were able to continue to SSO contributions under section 39 *(voluntary - 432 THB/month) while working again? Isn't the employer obliged to enroll you within 30 days after employment under SSO -section 33 (employment) and therefore automatically cancels your enrollment under section 39 with SSO? Were you contributing under both sections or did you have the choice (either 33 - voluntary or 39 - employment)? Another question I have is the following... - What if you switched before your eligible retirement age (55 yrs) from employment (section - 33) to voluntary (section - 39) and you reach retirement age (55 yrs) while under section 39? Will SSO automatically cut you out the system or force you to take the lumpsum payment (or retirement - if worked for more than 180 months)?

Also is this condo purchased under a Thai Co.ltd ad registered under Thai Quota or a foreign registered company (under foreign quota)?

Nice Condo! BUT... What are you trying to sell here (the condo or shares in your company that holds the condo)? I think this puts most people off... If you are selling the condo and execute a name/title deed transfer in freehold with corresponding chanote, it may look more appealing to some. But then again, the transfer fees and taxes could be again higher when selling and transferring the property from a company to a private person. I assume *(your) company is going to pay those? Cheers, FB

Dear AN members, Long story short… after many years or renting, looking now at purchasing a condo in my own name. I’ve been looking at various real estate agencies online and found that most condos are listed /registered in Thai quota. From what I understand is that in each building’s foreign quota should not exceed 49% of total available floor space in that particular building. Now, assuming that the foreign quota in a particular building has not been used up yet (still available), would it be therefore possible to purchase a condo from a Thai owner (Thai Quota) and register it in the foreign quota *(if foreign quota is still available in that building)? OR… can I only buy a condo which is currently being registered under foreign quota from a previous foreign owner? Let me know if I may be missing or unnecessarily overthinking/overcomplicating something here? Cheers, FB