rikiderorck

Thanks for the amazing vibes. Your support means the world ❤️❤️❤️

Not at all, As I stated in my original post ,read the following : I’m just considering spending more time there to expand my network, meet people who already done it, and better understand how everything works on the ground. To do that legally, I feel this visa is the most fitting option , otherwise, I either be on a tourist visa or have to pursue a traditional job to qualify for a Non-B visa in IT, which is my technical background, but not where my focus has been for the past few years. It doesn’t really reflect my current situation, since I’m self-employed and focused on artistic work and independent projects: that’s why I’m not considering the Non-B for regular work right, but rather considering the DTV. Of course, if the right conditions come together, I’ll move forward with the investment plan. If they don’t, then it won’t happen. But right now, that’s the goal. I’m very aware that things can shift, and I always factor in new information as it comes. For me, this isn’t a 1 day - 10-day decision , it’s part of a long term journey. There are pillars I believe I shouldn't skip: learning the language, understanding the system more deeply, and most importantly, building real connections on the ground.

Thanks so much for the extra detail. I run an e commerce business related to my art, through my own company, which is based at home.

Hey folks, I am researching options for staying in thailand legally while refining my long term investment plan to better understand the risks build local connections and gain real in place experience. im starting to opt for the digital nomad visa which kind of suits best my entrepreneur self employed status. after researching one thing that’s still kinda unclear to me about that visa the official rule says you can stay 180 days at a time. after that you either apply for a one-time extension or leave the country and re-enter. from what people say you can just take a short trip out and come back in right away if that’s true then what’s the point of the 180-day rule. you could basically stay almost full-time for five years by just doing quick exits. doesn't really make sense on a logical level. I know that "a loooooooooooooooooooooooooooooooot" of things in thailand don’t always follow western logic. still staying open to different views because sometimes things that don’t make sense at first have some deeper reason. if anyone amazing folk here knows the actual purpose behind this setup or if there’s something i’m not understanding correctly would be glad to hear. for everyone here is the reference i used for the information stated https://www.thaiembassy.com/thailand-visa/dtv-visa-thailand

@marin, thanks for the reply. i can't change your opinion and i respect that, you have your view that no one should post or ask anything serious on a forum like this? let me ask you, are there people in online forums? yes. so obviously some of them will give advice. some good, some bad. and then there's the special category of people who only jump in to throw shade and offer zero value. not naming names, of course. read again, i didn’t ask anyone to write my plan or run my business, i just asked for input. i’m gathering opinions and experiences, because that’s what forums are for, or at least used to be. if you think you can’t learn or gather real info from people online, then you honestly have a pretty narrow view of how things work. everything is a source: books, people, blogs, forums, even random conversations in the street. real learning is being open to it all. but hey, lesson learned, besides helpful advice, there will also be people who just want to talk trash or feel superior. part of the experience too. that won’t stop me from asking, learning, adjusting, and doing. in the end, everyone’s free to think whatever they want, as long as they know how to keep things respectful and stay within their limits.

@MarleyMarl Thanks for sharing your story. Just wondering, if you been on a Non B visa with a work permit for over 10 years, how come you never applied for permanent residency? I thought you could apply after 3 years on a Non B, and from what you said, you would have already qualified a long time ago. anywys, just curious, hope you don’t mind me asking. btw I was documenting and gathering infos on permanent residency and got some info from this page for reference: https://www.thaiembassy.com/thailand-visa/permanent-residence-thailand

Hey guys, In my actual reaserch about different opportunites in Thailand, i been exploring many ideas, one of them are buyind condos in area like Phuket. Since it’s a major tourist area, my first thought is that prices should go up over time. But I don’t actually know what the reality is. If I buy condos legally, inside a building under the foreign quota, and keep it for 5 to 10 years, will the value likely go up? Or do prices stay flat, or even go down? Anyone guys actually bought or tracked Phuket condos over the last decade? wanna know what’s really happened with resale value.

@Yellowtail I never claimed to know everything about Thailand , in fact, I literally said I’m still learning and that I’m new to this business stuff. If I already knew it all, why would I even bother coming to a forum to ask questions? Think about that. I also didn’t say Iv been living in Thailand nonstop since 2018. I clearly wrote that if you add up all my visits over the years, it’s about a year total. I gave that context honestly, not to pretend I’m an expert, but to explain where I’m coming from. Now you’re just twisting my words and making things up, and honestly, it’s becoming ridiculous. I’m not answering you anymore .... it’s not productive, and it’s not helping the discussion move forward. But if more and more people , including those who don’t even know you, start pointing out how you behave in here, maybe take a step back and really think about that.

@Yellowtail Youv been pretty aggressive toward not just me, but others in this thread too. You also keep mixing people up , I’m OP, and I’m not @DezLez. We’re two different people. Just because we both responded to you doesn’t mean we’re the same. It’s honestly strange that you assume that without even checking, and the way you spoken to both of us has been aggressive and disrespectful from the start. From the start, I’ve been respectful in every reply. I’ve shared my plans honestly, accepted when I was wrong, and updated my thinking based on real feedback , including yours. I even thanked you for pushing me to rethink the BOI angle. But now you’re saying it sounds like a “wind-up”? That doesn’t really add up. If someone openly corrects themselves and keeps asking real questions, how is that trolling? You don’t have to agree with me, and you’re free to doubt my plan. But the way you speak to people here, including me and others, is just not helpful. We’re here to learn and share, not to get talked down to or mocked. If you’re dealing with stress or pressure in your own life, maybe take a step back or talk to someone about it. Nothing wrong with that. Just don’t bring that energy here and take it out on people trying to have a decent conversation.

I put advice like yours in its own category because deep down, I know there’s some truth to what you’re saying. It’s always interesting to hear different opinions. But I do wish you could share some context or examples, that will help me understand the details better and know what to expect. It wouldn’t just help me, but also anyone else who reads the forum. There will be many people in the same situation, whether in a day, a month, or a year. Imagine how all those shared experiences and examples could create a solid resource database for everyone.

Of course, I’ll consult a lawyer, that’s a given. What I’m trying to do here is get a broad understanding of the topics beforehand, so when I actually meet with a lawyer, I’m better prepared and won’t be completely lost or confused. Google helps, but it’s not enough on its own. I need real back-and-forth in forums, to hear the “no’s” and the reasons why. That interaction is part of the process for me. I m doing other routes as well in real time, just for your knoweldge.. Actually, I’m planning to meet with several experts, not just one lawyer, to get different perspectives. Anyways.

@Yellowtail, Thanks for that point, you're right, I really do need to think carefully about who the partner would be if I go the 49-51 route. That’s why I also been looking into BOI, since it doesn’t require a Thai partner. Actually, after researching more deeply, I found that the official requirements for BOI approval only call for a minimum paid-in capital of 1,000,000 THB, and at least 3 promoters. This is stated on several official and legal resources (including the BOI's own material and secondary legal references like ). Since I have a six-figure amount saved, I believe I meet that threshold , unless I’m misunderstanding something. If you’re aware of a specific clause or regulation that contradicts this, I would be really greatful it if you could point it out. Here again, I went through the BOI promotional categories and found this section on Tourism Industry: Page 131 – Division 4 " 10.8 Tourism promotion services 10.9 Activities to support tourism" . Got it from here : https://www.boi.go.th/upload/section4_en_wt_link.pdf It is clear to me that tourism-related services are included in the eligible sectors. Of course, I understand that not every small tourism setup will qualify, and the business model needs to be aligned with the BOI’s strategic goals. But based on what I read, there is at least a formal channel for it under the tourism category. If you seen that this category has hidden exclusions or practical barriers to approval, I would really love to know Again, not trying to be defensive , just making sure I’m not missing anything important. Thanks again btw. @Yellowtail Just wanted to go back with an update after going over things more carefully. You were correct to challenge me on the BOI angle. When I first saw categories like “Tourism Promotion Services” and “Activities to Support Tourism” (section 10.8 / 10.9 in the BOI PDF), https://www.boi.go.th/upload/section4_en_wt_link.pdf ...... I thought maybe I could fit under that category. But once I really broke it down, it became clear to me those categories are targeting much larger-scale projects , things like theme parks, convention centers, cultural museums, etc. The model I had in mind is a lot leaner: renting land (not buying), building a few small units, and organizing direct experiences for guests who book from abroad , airport pickups, island tours, maybe some small events. basically No major real estate play, no massive capital injection as of course the funds I have cant allow that. From everything I now see, that kind of setup just doesn’t meet the scope or the scale that BOI to be built for. So yeah, thanks for pushing that point , it made me reassess the path more honestly. So a small recap, based on what I learned now, I’ll probably have to exclude the BOI route for what I want to do and start focusing more seriously on other setups , like lease + superficies, the 49/51 route (with the right legal structuring and all the other requirements), .. The Nominee route, m not into those illegal gray routes , tbh. Anyways, If you have any further thoughts on how others have navigated something similar, please consider sharing them , as you can see it really helps moving things on. I’m not looking to be stubborn , I’m just sharing the full breakdown here so that anyone else reading doesn’t walk away with the wrong idea about what qualifies for BOI. I’m only here to find the right, legal, and workable approach even if it takes time to get there.

@Yellowtail, Thanks for that point, you're right, I really do need to think carefully about who the partner would be if I go the 49-51 route. That’s why I also been looking into BOI, since it doesn’t require a Thai partner. Actually, after researching more deeply, I found that the official requirements for BOI approval only call for a minimum paid-in capital of 1,000,000 THB, and at least 3 promoters. This is stated on several official and legal resources (including the BOI's own material and secondary legal references like ). Since I have a six-figure amount saved, I believe I meet that threshold , unless I’m misunderstanding something. If you’re aware of a specific clause or regulation that contradicts this, I would be really greatful it if you could point it out. Here again, I went through the BOI promotional categories and found this section on Tourism Industry: Page 131 – Division 4 " 10.8 Tourism promotion services 10.9 Activities to support tourism" . Got it from here : https://www.boi.go.th/upload/section4_en_wt_link.pdf It is clear to me that tourism-related services are included in the eligible sectors. Of course, I understand that not every small tourism setup will qualify, and the business model needs to be aligned with the BOI’s strategic goals. But based on what I read, there is at least a formal channel for it under the tourism category. If you seen that this category has hidden exclusions or practical barriers to approval, I would really love to know Again, not trying to be defensive , just making sure I’m not missing anything important. Thanks again btw.

Thank you so much for sharing such detailed and complete advice with me. It’s exactly the kind of insight I was hoping to find. when i initally posted in here This kind of guidance is worth its weight in gold in my opinion SO yes, I will take everything you said into account as I move forward, and I’m going to approach this with the patience and care it deserves. THANK YOU ❤️

@scubascuba3, I guess for land, the info should be in the Land Code Act. I’ll think i need to start documenting that as well. Btw, Sorry for the off topic.

@scubascuba3, Thanks for this advice, it is indeed very helpful. I went through the Condominium Act you pointed me to, and it actually answered my main question. So basically from what I saw, especially in Section 13, Section 14, and Section 19, once a foreigner owns a condo within the 49% quota, that ownership is secure ie including the personal unit and a share in the common property. So in there, there is nothing in there that suggests the Thai majority can just vote to take that away or remove access. So yeah i think this answers pretty much my main question. still gonna take my time to go through that document again . I believe this is the document you were referring to: https://www.thailandlawonline.com/translations/condominium-law-thai-condo-act

Just the numbers of threads started in 10 hours, only, and btw, I didn’t say do not come here! I gave you an explanation why some succeed and maybe not, so not at all judgmental. Those who succeed are those who continue against all odds, and educates themselves and learn why others failed, and also why some few succeed. I had 1001 plans my self, and Im quite happy to say after all these years I haven’t started one business yet, only a small farm for living more sustainable for our family, but we have invested land, and if we come back one day, I do have some plans. But not to make myself rich, because I make my money abroad, not in Thailand. However my investment in my wife, might pay off one day if Im a good boy, and she still wants me. That’s my lottery ticket. Thanks for the clarification. I agree , I been posting since yesterday and I hope it’s clear that I’m not trying to spam or waste anyone’s time. If you look through my threads, you’ll see everything I posted comes from a place of curiosity and wanting to understand things better. I understand that some things in life must be experienced first-hand, and I agree with you , people who succeed here often build strong connections and stay committed. But I also believe that gathering information and asking questions is part of the process. What’s the better approach , jumping in blind, or taking the time to ask, research, and slowly learn how things work? Everything I’m learning here, I’m also discussing with family and people around me. I’m not planning anything reckless. The only thing I didn’t like was the feeling of being judged just for asking questions. I’m not trolling , I’m genuinely trying to understand. This could be a long journey for me, or maybe not, depending on how things develop. But either way, asking questions should be seen as part of learning, not something suspicious. Anyway, I don’t want this to turn into an off topic debate. The whole point of this thread was to understand how the condo situation is truly different from land lease, especially in terms of long-term security. For example, if Thai ownership still controls the land under the building, is there still a risk of foreigners losing access over time? That is basically what I hoped to focus on here. Anyways, still thank you again for taking the time to answer and share your thoughts. That already means something, and I respect your feedback.

Thanks @scubascuba3 for the advice, good point. I’m not coming for a Thai partner , I’m coming with family. But my main question or the main reason is posted this read is the following: even if I buy a condo legally in the foreign quota, can Thai majority owners still vote or decide things that push foreigners out or limit access later? so basically, I’m trying to understand how this is really different from a villa on leased land. In both cases, the land is owned by Thais. So in the end, can similar problems happen right Would wished a clear on answer on that point if some experts here had to go through that question. So in the end, can similar problems still happen? I’d really appreciate a clear answer on that point, especially if anyone here has dealt with this question before.

Hey @Hummin, thanks for the answer. I don’t really understand why you think this is trolling. I’m just asking the questions that come to my mind while trying to understand the topic better. Is that considered trolling to you? I’m here to gather information, I hope that’s clear. If you don’t feel like the conversation is useful or valuable, then I kindly ask you to just skip replying. I’m looking for honest, constructive answers from people who are willing to share insight, not judgment. You mentioned that if I have no experience, I shouldn’t come here. But did I ever say I’m jumping into an investment right away? No, I didn’t. I’m asking questions as part of the learning process. That’s how people get experience , by researching, asking, discussing, and slowly putting the pieces together. I’m still learning, and I’m not pretending to be an expert or rushing into anything. Everyone has to start somewhere. I thought these forums were places where people could help each other, especially those who are new to all this. That’s the spirit I’m coming in with. Still, thank you for the information you did share. I do appreciate every part that’s based on experience and insight.

Hello people , Ok so as a foreigner I believe I cannot own land in Thailand. The only thing I can do is lease the land for 30 years . I can own the house that sits on it. But after 30 years the problem starts because there is no guarantee I can stay. The landowner can refuse to renew and I lose access to the land. So the best I can do is maybe destroy or remove the house, if the contract allows it. I think I understand that, but correct me if I’m wrong please. Now moving to the main question I have. I heard condos are a different story. I heard that foreigners can own a condo. But isn’t the land under the condo still an issue. I heard something like the land must be majority owned by Thais. So what happens if the Thai majority one day wants to remove the foreign owners. Is that possible. Could they vote to change something that forces foreigners out later? In the end I just want to understand how condos are really different from leasehold villas. Because it still feels like in both cases the land is controlled by Thai law and Thai people, and foreigners can always be limited or blocked. So can someone explain how secure a condo really is long term.

Hi folks, A foreigner can buy a house in Thailand but not the land, I believe. Many villas are sold to foreigners with a 30-year land lease.so basically guys I am trying to understand what the problem is with this kind of deal and why some say it is not a good investment. If the lease ends after 30 years and the landowner does not agree to renew it, I think the foreigner might lose the right to use the land. But I am not sure. Can the landowner ask the foreigner to leave. Can the house still belong to the foreigner if it stays on the land. Can the foreigner remove or destroy the house. Can the landowner use the land while the house is still there. Is it possible to include something in the contract that protects the foreigner after the 30 years. Would a clause asking for automatic renewal mean anything legally. Or is it always up to the landowner? I read that this is considered risky or not a good investment, but I want to understand why in legal terms. Please correct me if I am wrong about anything.

Hi all, I saw some Facebook pages from my country promoting tropical villas in Koh Phangan, aimed at foreigners.. here is a video demo: https://imgur.com/a/opV4MQ0 They show fully furnished villas with private pools and promise up to 20% annual returns. In the comments, the admin said each villa is selling for about €150,000. This made me wonder, how are they selling villas to foreigners if foreigners can't legally own land in Thailand? These aren't condos. So is it a 30-year lease, or is there some company structure involved? I found the listing here: https://lazudi.com/th-en/surat-thani/project/greeny-moon-villas-14851 But there's no info about leasehold, company setup, or legal ownership, just lifestyle and investment talk. Is this common? Are they just selling lease contracts without saying it? Thanks in advance for any info or experience.

Hey everyone, I’m currently researching how realistic it is to get a Non-B visa if you're moving to Thailand. I know it’s mainly for work or business, but I wanna know about what it actually looks like in real life. From your own experiences guys, If you’re in Thailand on a Non-B visa, what kind of job did you apply for, or what were the circumstances that allowed you to get it? Was it through a company, your own business, teaching, something else? Like I said just trying to understand the real paths people take to get this visa, beyond just the theory or legal definitions.

Thanks.

Hey guys, After giving it a lot of thought and going over some early ideas I have for business in Thailand, I started to feel that the most practical path forward would be to rent a place rather than buy. What I’m looking to do is set up a small tourism-related operation where I will be working with foreigners from my home country. The idea is that I’ll have an office (rented, not owned) in Thailand which will serve as a base for the business. The clients would pay for the service packages abroad, and once they arrive in Thailand, I would provide everything included, airport pickup, hotel coordination, tours, maybe some small events depending on what’s arranged. It’s a very lean model, no land ownership, no major real estate commitments, just running things locally for people who already paid for the experience before arriving. So here’s where I wanna know. Has anyone here done something like this before guys? If that's the case could you provide me some insights on this matter? I imagine my two main options are either operating through a foreign company or registering a Thai company locally. Since the money would be collected abroad, I feel like having the company registered outside Thailand will make more sense, doesn’t it? But in that case, can I legally run such a business on Thai land while renting an office and organizing activities? What would be the requirements, permits, or limitations I need to be aware of? Of course, I can search and read legal guides, but I wanted to post here to see if anyone with firsthand experience could share real-world info , which is often way more helpful than just relying on Google. Then there’s the second route, opening a Thai company. From what I understand, I will be limited to 49% ownership as a foreigner. Is that still the case today? And are there people here who went that route and could speak to how it worked out, especially for a small tourism operation? This project is still in the early idea phase, and I’m not rushing into anything. Just trying to gather information and learn from people who have done it before or know the process well. I really want to make the right moves from the beginning and avoid problems down the line, even though Im pretty sure I cant know everything in advance no matter how much I prepare. Btw, initially what I had in mind was to invest my savings directly into something bigger, like land or a more developed setup. But after talking with a few people and thinking through the risks, I realized I might not have enough capital to do that securely. There’s also the real possibility of losing everything if things don’t go as planned. That’s why I started leaning toward this leaner rental-based model, at least for the first couple of years. If things go well and the setup proves sustainable, I can always scale later. So if any of you think I’m being unrealistic or see any major issues with this approach, please let me know. That kind of feedback will really help me make better decisions.