Peterw42

Is it just me, or are others not getting the point of this thread. It appears the OP just wants to let everyone know he has some money, and cant work out any of the 127 ways there are to buy something at 7/11.

I have used an agent to find a tenant, but otherwise no.

I live off a couple of rental properties, for me its been great. I bought 2 condos for 1.2 million baht each, and get around 8k a month in rent each. Outgoings are small, condo fees 12k a year, any repairs are cheap. I get around a 7% net return, way better than any bank interest or share dividends. I would avoid places like nirin as they may be cheap to buy, but you get cheap rent and cheap tenants. For me its a great investment and gives me most of my income to live here. Ignore the negative comments from people who dont actually own any property, just heard stuff from a guy in a bar.

Thai wife's consent isn't required, but I think you will find the condo would be considered a marital asset, subject to 50/50 split in divorcee etc. Maybe you are thinking about a document to make it not a marital asset, similar to what foreign husbands sign when a Thai wife buys a house during marriage

I have not been back in 5 years. I'm still a tax resident, I just did my tax return last week, and nothing has changed. I still meet the criteria via the ATO website.

Thats not what I said, I said saving are not taxed. and the first $20,000 of interest on savings is not taxed. I find it very lucrative, As Taxes, fees, levies, rates, maintenance are all tax deductions. I get a solid 6% net return on the purchase price, and with the tax free threshhold, a tax free income up to $20,000 a year. Remaining a resident for tax purposes is based on several criteria, some of them being, an income in Australia, doing tax returns in Australia, owning a Property in Australia. I have not lived in Australia for 10 years, but remain a tax resident. The ATO has an online calculator to determine tax resident status, and I meet the status because I still own a property.

I think that is talking about family member of a foreigner with permanent residence, not someone married to a Thai

Ahh ok, that part appears to be hidden away.

No, they are not on the list. I was more interested in people extending visa exempt and tourist visas

What is this all about ? Apparently extensions can now be done online, using the VFS company ? What is the current status, are people useing it? Sorry if its already been discussed, nothing up to date comes up in search. https://thaiextension.vfsevisa.com

Any income over the tax free threshold, gets taxed at normal Australian tax rates. The same as its always been for any income you have ever earned in Australia. Savings in the bank has no impact on tax amounts or thresholds.

Just leave the money in Australia and in term deposit, they don't tax savings and you can earn $20k in interest before its taxed. You have already earned that money and paid tax on it, so no real advantage paying it into super now. If its a significant amount of money, why not buy a rental property, then live off the rent. The idea is to do everything to remain an oz resident for tax purposes, own a house, earn and declare income, do tax returns, vote, etc etc. Earn $20k a year in Australia, tax free, and live off it in Thailand.

Way easier to apply when you get to Thailand. Less requirements like residency, insurance and police record. Simply arrive on a 30 day stay or tourist visa then apply.

OP, why does it have to be an online job ? Why not just buy/setup a bisiness, plenty of guys own laundries, small restaurant, coffee shop, rent scooters etc. You dont need to work in the bisiness, and it provides an income.

The whole point of the online system is "its in the system". There is no need for a receipt as immigration looks at their screen and sees the entry, if there is no entry it means it hasn't been done. Immigration dont ask for a receipt to prove a tm30, they look at their screen.

As above, the agent can take a screenshot of the entry, but otherwise you have to take their word for it. You will find out soon enough if you present at immigration and they say it hasn't been done, then get the agent on the phone.

The online system doesn't generate a receipt or give the option to print, the best you can do is maybe a screenshot of the entry.

Its a minimal amount, 100 baht, The same as occupying a condo with normal ownership.

I have a company owned house, and I am in the yellow book (wife in blue). Pattaya ampher accepts this as owner occupier. Probably depends on the local ampher.

You are confusing two different taxes. The webpage you quote is talking about transfer tax, tax when you buy or sell a property, Property tax is a yearly tax on property, land, condos, houses. This tax is levied by the local ampher, is charged on rented properties, vacant properties, land not being farmed etc. Owner occupied is exempt, so is land being farmed (this is why you see a block of land in the middle of Bangkok with a couple of banana trees planted on it, Most amphers will charge the full tax rate unless you can show that you are owner occupier, and most will want to see a yellow book.

Tax isn't charged (or a minimal amount) if you are owner occupier of a condo, Being in the yellow book proves you live in the condo.

OP, is this something you would routinely do in your home country, change the locks when you rent a place, and not give the landlord a key ?

That's no different to the landlord having a key to their property, Keys or codes don't often get changed everytime a new tenant rents a place. It would get very expensive, especially on a short term rental like airbnb.

OP, there is no data or accurate figures as to the value of your condo. In Thailand, properties change hands and the price is not public knowledge, only the buyer and the seller know the actual figures. Anything else, including HipFlat or similar, is based on "asking" price not actual sales price. So long as you didn't overpay when you bought the condo, its probably worth what you paid for it. The Thailand market doesn't have incremental rises each year like western markets, most of the time properties are the same value they were 10 years ago, only the (never achieved) asking price has gone up. A lot of the time, the low land office valuation is a more realistic figure than the asking prices. I have bought and sold 3 condos in Thailand, and the sales figure has always been way less than any listed asking price of similar properties, sometimes 60% of asking prices, and always closer to the land office appraisal figure. This is why you always hear people talking about how bad the Thai market is, its because people originally bought at the ridiculous asking price, now 5 years later their property is still worth its original value.

Usually around 2,000 baht. Keep in mind, if you are replacing an old one with an inverter type, that requires an extra switch wire, that could add to a standard install.