5 hours ago, Will B Good said:

 

No specified period in the UK, but most tax advisers suggest at least 6–12 months with evidence to strengthen your position.

 

You'll need council tax, water bills, electricity bills......

 

2 hours ago, hotandsticky said:

 

 

Thank you.

Suggest you may want to look here - https://www.gov.uk/tax-live-abroad-sell-uk-home

 

Not sure Will B Good's view is entirely accurate but wish it was 

1 minute ago, topt said:

 

Suggest you may want to look here - https://www.gov.uk/tax-live-abroad-sell-uk-home

 

Not sure Will B Good's view is entirely accurate but wish it was 

 

 

 

You might be right....but who the hell is going to tell HMRC you are living abroad.......unless it's your ex-wife?....555

 

 

 

7 minutes ago, topt said:

 

Suggest you may want to look here - https://www.gov.uk/tax-live-abroad-sell-uk-home

 

Not sure Will B Good's view is entirely accurate but wish it was 

 

That section deals with non-UK tax residents.

 

 

This might be what has to be read up on....

 

https://www.gov.uk/guidance/capital-gains-tax-for-non-residents-uk-residential-property

 

But again probably best not to be telling HMRC you are abroad.

8 minutes ago, Will B Good said:

 

That section deals with non-UK tax residents.

Yes but even as a resident, unless you are going to dissemble,  you end up getting nowhere using their calculator - or so I just found but possibly I input something wrongly. 

If you say you haven't lived away but have rented it.......I gave up 

 

Also depends if you want to take the risk as for example HMRC know that I am non resident......

 

2 minutes ago, topt said:

Yes but even as a resident, unless you are going to dissemble,  you end up getting nowhere using their calculator - or so I just found but possibly I input something wrongly. 

If you say you haven't lived away but have rented it.......I gave up 

 

Also depends if you want to take the risk as for example HMRC know that I am non resident......

 

 

 

If you want a short cut just pile it all into ChatGPT or Co-Pilot......it will break everything down in detail for you using the .gov site to make the calculations.

8 hours ago, hotandsticky said:

 

 

Thank you.

 

Do you know if you can avoid CGT by moving back into your house (for a specified period) - and then selling?

DeepSeek gives a very good answer on that, provides details and how to reduce CGT and shows calculations

14 hours ago, JamesPhuket10 said:

Not at all true in any respect of what you have said.

 

I made it clear above how it happens.

Perhaps you should try to read correctly my response to the original poster and the simple fact of his eligibility for NHS treatment, if he does not have an address in the UK. I did not at any time make aspersions regarding PENSION adjustments.

 

What is wrong with you people, you do not read the the multiple replies from people who are only trying to help a poster with a genuine question and then you jump down our collective throats and stab us in the back because you have completely missed the original post and gone off on a tangent entirely of your own making.

 

My original response was that if the poster sold his house in the UK he would lose immediate help from the NHS in an emergency and would have to pay for treatment because he would be deemed non resident and would remain so until he proves by rent or purchase of a home and payment of council tax, water, and electricity that he has been resident for at least 6 months.

when registering with a GP surgery you are asked for an address and the appropriate documents for proof of who you are and where you live, most surgeries are run on an area basis so they want to know if you live in theirs before registering you.

I did NOT at any time mention PENSIONS.

DO you understand now or are we still talking to pork

I see no point in any more discussion with you so will not respond further.

On 7/25/2025 at 10:58 AM, Jimjim1 said:

Perhaps you should try to read correctly my response to the original poster and the simple fact of his eligibility for NHS treatment, if he does not have an address in the UK. I did not at any time make aspersions regarding PENSION adjustments.

 

What is wrong with you people, you do not read the the multiple replies from people who are only trying to help a poster with a genuine question and then you jump down our collective throats and stab us in the back because you have completely missed the original post and gone off on a tangent entirely of your own making.

 

My original response was that if the poster sold his house in the UK he would lose immediate help from the NHS in an emergency and would have to pay for treatment because he would be deemed non resident and would remain so until he proves by rent or purchase of a home and payment of council tax, water, and electricity that he has been resident for at least 6 months.

when registering with a GP surgery you are asked for an address and the appropriate documents for proof of who you are and where you live, most surgeries are run on an area basis so they want to know if you live in theirs before registering you.

I did NOT at any time mention PENSIONS.

DO you understand now or are we still talking to pork

I see no point in any more discussion with you so will not respond further.

 

And what is wrong with you people not reading my replies regarding the right to NHS treatment, what you have said about it is in practice not true.

 

I sold my house in 2021, stayed in Thailand until March this year, came back to buy a property to rent out which I did, but before I bought the property I had treatment at an NHS hospital, they just needed my NHS number which is never taken away from us.

 

When was the last time you went to a hospital in the UK and they asked you if you had been out of the UK for a certain period of time, erm the answer is never.

 

Thanks for you stating no more conversations as you are probably sulking in the corner anyway but have a good day no matter what. 🙂

Troll post removed.

 

@jori123 Final reminder.

 

Rule 9. You will not post disruptive or inflammatory messages. You will respect other members and post in a civil manner. Personal attacks, insults or hate speech posted on the  forum or sent by private message are not allowed.

 

10. You will not post troll messages. Trolling is the act of purposefully antagonising  forum members by posting controversial, inflammatory, irrelevant or off-topic messages with the primary intent of provoking other members into an emotional response or to generally disrupt normal on-topic discussion.

On 7/24/2025 at 2:57 PM, Jimjim1 said:

Yes it is, if you do not have an address with your name on a council tax document in the UK you will find it very difficult to sign on with a doctor because you will have to declare that you are non resident and that’s a whole new ball game.

Or you could just tell them you're homeless.

If I hadn't rolled my properties over into the stock market, no way would I have sold them.  BUT ... I'm a Yank, and socialist USA seems more investment friendly than UK.

 

Your cons definitely out weigh your pros.   

 

If you have trusting partner here in TH, that 200k goes a long way to excellent ROI when investing in land here in TH.

 

Or if finding a 10ish % return in the markets, then that would be a nice supplemental yearly income, or let it build if not needing.  

4 hours ago, KhunLA said:

If I hadn't rolled my properties over into the stock market, no way would I have sold them.  BUT ... I'm a Yank, and socialist USA seems more investment friendly than UK.

 

Your cons definitely out weigh your pros.   

 

If you have trusting partner here in TH, that 200k goes a long way to excellent ROI when investing in land here in TH.

 

Or if finding a 10ish % return in the markets, then that would be a nice supplemental yearly income, or let it build if not needing.  

Whatever I've invested in my partner over the past 12 years hasn’t brought any returns—just more requests for funding “opportunities”—so that’s off the table. I also don’t know much about investing in land, in Thailand or anywhere else to be honest. My background is in property, but even there, I didn’t see the full picture. Between modest capital gains, rental income, maintenance, inflation, and all the extra fees, the net returns weren’t great.
 

How difficult is it to invest in land in Thailand anyway? And how risky are the markets these days? I’m guessing you're talking about passive stuff like ETFs? I’ve been reading how overfunded and saturated the passive side is getting—it seems like a shift back to active investing might be on the horizon?

On 7/23/2025 at 11:39 PM, Jimjim1 said:

You have hit it in one.

if you keep it you can use the NHS easily but if you sell and you need the NHS you will have to pay for any treatment.

You probably already know that the pension is crap so anything that adds to it can only be good.

Pensions rises are not passed to you if you do not have an address in the UK.

my advice as a retired property landlord is to keep it because if you shoot yourself in the foot the only thing left to you is a limp

When you say “use the NHS,” do you mean just being able to visit a GP or actually being admitted to hospital for non-emergency treatment? I thought NHS emergency care is legally open to everyone, kind of like how it works in Thai hospitals?

 

Also, if I already have an NHS number, doesn’t that mean I’m entitled to treatment without needing to pass a residency test?

If I do have to pay for NHS treatment, I wonder if it might actually be cheaper to just go private in Thailand or elsewhere in Southeast Asia.

 

I assume you’re talking about the UK state pension? I don’t know much about that, but I imagine my private pensions wouldn’t be affected by my UK residency status when the time comes.

 

And when you say you’re a retired property landlord, do you mean you used to be a landlord but have now retired completely? Or you’re retired from other work and still doing the landlord thing? I can’t imagine wanting to deal with tenants or property management after retirement age, maybe around 55 or so. It just feels like too much hassle for too little return, especially when you factor in inflation, tax, slow capital appreciation, ongoing expenses, and everything else that eats into the profits.

9 minutes ago, falangUK said:

Whatever I've invested in my partner over the past 12 years hasn’t brought any returns—just more requests for funding “opportunities”—so that’s off the table. I also don’t know much about investing in land, in Thailand or anywhere else to be honest. My background is in property, but even there, I didn’t see the full picture. Between modest capital gains, rental income, maintenance, inflation, and all the extra fees, the net returns weren’t great.
 

How difficult is it to invest in land in Thailand anyway? And how risky are the markets these days? I’m guessing you're talking about passive stuff like ETFs? I’ve been reading how overfunded and saturated the passive side is getting—it seems like a shift back to active investing might be on the horizon?

I use estimated 500k on Thai family running a farm which will give back estimated 300k + - a year. That includes living cost for all of us while living in Isaan. Investment with cars, tools, motorbikes 13 rai land and buildings + complete gym roughly  3 million. 

 

Soon the land prices will be higher value than what we invested all together. It is booming now at our part, but you will need a trusted partner.

 

After 10 years comparing rent anywhere else for same comfort, you basically pay only for maintenance. 

 

 

On 7/24/2025 at 1:08 AM, MarkyM3 said:

Strictly speaking you don't have NHS access unless ordinarily resident in the UK, if that's your situation....though that won't be noticed probably.

 

Also, if you don't live in the flat and don't pay the bills or are not on the electoral register then again, tenuous as to whether you can be linked to the property unless you're asking the tenants to forward mail or redirect it via Post Office. But that redirect has a finite limit.

 

Lots of property is coming to market now as landlords exit the market due to renters reforms. You expressed frustration with tenants in earlier posts and things like boilers breaking or having to replace stuff. Do you need the hassle, plus you are managing it yourself and not even in the same geo location. I used a letting agent to manage my previous rental property but that costs between 10-15% of your income obviously and they don't do much to earn it. 

 

I would personally advise you to sell it and invest in a global equity income type fund. A low cost tracker is an alternative but they less defensive in nature and markets are not cheap now, at least not Western ones which are less risky in nature.

 

The days of double digit annual property growth are over. The market has really been propped up by high migration but affordability has been severely stretched. You have probably seen the benefit in rising capital value and rental income. 

 

Also, if it's a leasehold flat, be aware there is now legislation which allows freeholder of block to apply for planning permission to extend 3 stories up by another to with minimal grounds for objection.

 

My own situation - sold a 2 bed rental flat in York back in 2021 (my I'd previously lived in) that was paid for and was glad to get rid of. Didn't need the hassle anymore. Also, that wasn't in a hot rental area like SE England, albeit better affordability and quality of life. So hadn't seen the big price rises SE England has seen. 

 

I have a nice 1 bed flat in Surrey (Walton-on-Thames) that I've lived in since 2010, paid for, and I keep it empty when I'm based in SE Asia. Although we are being threatened with the aforementioned planning issue. I intend to keep this place as a UK base in future when I'm based out in Asia a lot more cos I don't really need the income from it.

 

I work in the UK for 7-8 months a year, rest in Asia, but intend to semi or fully retire in next 6-12. Age 54.  Got various pensions  and of my liquid assets I control direct, I'm roughly 50% in stocks of various risk classes and the other 50% in savings accounts, since I plan to start drawing on that money as soon as I stop working. 

Yeah, it’s a lot of hassle for not much return when you factor in slow capital gains, taxes, maintenance, inflation and all the other hidden costs. Nominal capital appreciation looks okay at first glance, but once you adjust for inflation, the real gains are pretty underwhelming.

I don’t know much about global equity income funds. I’ve looked into low-cost trackers, but from what I’ve been reading lately, the passive market seems really overfunded and saturated. Some people are saying there could be a shift back to active management again. Hard to know what’s noise and what’s real.

You’re spot on about property growth being slow or even negative now. Here’s how mine’s worked out:

• Nominal price change: +49%

• UK CPI inflation: ~+79%

• UK RPI inflation: ~+112%

So in real terms, that's:

• Capital gain nominal: +£65.5k

• CPI-adjusted: –£42k (–17%)

• RPI-adjusted: –£85k (–30%)

• Housing index-adjusted: –£70k (–26%)

Basically, the property kept up with CPI somewhat but fell short when you look at RPI or the housing market itself. It hedged inflation a bit but didn’t outperform it.

I had no idea about that legislation around leasehold flats and planning permission to build upwards. If I own the top-floor flat, can they really build another level above me? Wouldn’t they have to buy air rights or compensate me somehow?

 

Also, how hard was it for you to get your head around investing in different stock risk classes? I’m assuming you’re not actively trading, more like passive stuff like ETFs?

On 7/24/2025 at 1:34 AM, HappyExpat57 said:

My house was actually in the US, but money should be money regardless of international borders (though some companies like Fidelity will not deal with you if you don't physically live in the US). I will never move back.

 

My annuity is an account where my money is locked in for five years. It earns a guaranteed amount of interest which grows daily. Each year there is a window where I can either withdraw the interest earned from the year or leave it in to further grow via compound interest. I dropped in at the bank branch while visiting family, but once I decided to use them the entire thing was handled while I was in Thailand. Something that was of paramount importance was having a US-based phone that is capable of making wifi calls. I use a relatively inexpensive Samsung A-13 and have a Tello.com account, less than $8 US/month. I imagine there must be something similar in the UK.

 

Do a Google/Grok search for annuities and see what are the best options available to you. The relief has been enormous! I'm not constantly worrying whether or not I paid the property taxes, renters insurance, or would I receive an email telling me a tree fell on the house or a leak developed in the roof, etc and I needed to get it fixed.

I feel a bit overwhelmed by the idea of never moving back. I don’t really want to go back, but making that decision feels pretty heavy.

 

Thanks for the info on annuities, I’ve added it to my research list along with ETFs and other options.

Totally get what you’re saying about the stress. Dealing with tenants, regulations, endless expenses and unreliable tradespeople is just constant hassle.

 

My latest tenant even managed to misspell his own name, then complained when I sent the contract for signing. Absolute nightmare.

 

Leaks, boiler issues, random problems like trees or blocked drains... 

On 7/24/2025 at 3:35 AM, scubascuba3 said:

The new rules are similar to Scotland where my property is, the main change was no contract period when they move in, can move out in a month if they want, in reality this hasn't been a problem, tenants I've had stay for years

I keep wondering if all the panic around these new rules is overblown, so it’s reassuring to hear it’s been smooth for you. In my case, most tenants leave after the standard 12-month AST, and some even earlier because of breakups or money problems.

On 7/24/2025 at 4:23 AM, JamesPhuket10 said:

 

My story is:

 

I sold my large family house in the UK in 2021, 30 miles from London when there was a rush to 'buy space',  I put some money into Premium bonds and moved the rest into eight UK online bank accounts where £85,000 per bank was guaranteed, I could control and move the money via apps on my iPhone from Thailand. 

 

Due to the rush for people to buy at the time prices were inflated, the house I sold is now worth less than I sold it for. 

 

Soon I was being paid 5% for doing nothing in interest payments and no risk from banks, I knew the property market had overheated and so I stayed in Thailand until early 2025 living off the interest and a state pension waiting for prices to drop.

 

I have now  been back in the UK since March 2025, a commuter town next to a train station where London is just 30 mins away, in an 80 Sqm, two bed, two bath luxury flat, EPC: B, I just bought for £317k cash, the original price was £360k, so prices had dropped.

 

I am a bit worried about the lease though as it only has 993 year left 🙂

 

Now interest rates will drop over the next few years to the historic rate of around 3% so a lot more people will be able to buy, prices will rise due to lack of new properties being built in any meaningful way, forget about the promise from the government to build 1.5 millions houses, we do not have enough builders, 30% returned home after Brexit to Poland, and local voters in local council will oppose most of the builds. 

 

So as the returns from banks are now less (around 4.2% and dropping) I have put some of the cash into the flat, the rent will be £1800 per month minus the costs and full management by an agent at 10%.

 

It will be a bolt hold as it is very possible when I am old and sick I may have to live there, it has two lifts right from my underground parking space and the shops as is the train and main bus station three minutes walk away.

 

The rest will stay in cash for now.

 

So back to Thailand for me in a month or two from now, Phuket, nice and international, good living standards and lots to do.

 

I do live in a house in Thailand, it is my Thai partner of 20+ years, my cash and property are in the UK, her property and cash are in Thailand making for a very amicable set up, no financial dependency. 

 

 

 

That’s a smart move. I’ve always wondered about this idea that selling means you “lose your foothold” in the UK, but if you sell and reinvest the money wisely—and with a bit of luck—what’s really stopping you from buying again later?

How did you figure out the market was overheated back then? And what’s your take on where things stand now?

EPC B is excellent, especially for a flat. Pretty rare to find that.

993 years left on the lease... yeah, better keep an eye on that! 😄

 

A 10% full management fee is actually a solid deal. I had to pay around 15% plus VAT where I am, so closer to 18% net, and the service was awful for most of those years.

 

Do you use any tools or follow any specific strategies when analysing the market or timing your moves?

My Thai setup isn’t as secure. A bit of a “no-have” is living with me, so it feels more like an ongoing “investment” than anything mutually built. It's a tricky one.

 

Thinking about ending up back in the UK when I’m older or unwell is a bit grim—cold, grey, and not the friendliest vibe anymore. But cutting ties with home completely is just as unsettling. Still trying to find the balance

On 7/24/2025 at 4:37 AM, gk10012001 said:

I am in the US and over the last ten years came close to buying and renting several properties.  But the rampant squatting that was going on became a big concern so I did not buy.  One bad tenant/housing issue can break you if you are on the edge of profitability.  And if not living in the area, addressing problems can be huge.  Growing up some of my friend's parents had a property or two and me and his kid were always the ones going to paint the house, fix the window, replace the water heater on a weekend, etc.  I invested in income producing things like bond ETFs, dividend paying stocks and ride the ups and downs and collect the interest or dividends.  More peace of mind.  Now, if you are planning on returning to the UK, then keeping a property maybe as your permanent address, not telling you are in Thailand then maybe keeping the property 

 

As to a good tenant, yeah one can  pull the credit reports and all the standard stuff, but the past doesn't guarantee the future.  A co worker who with his Father has several properties in San Diego County, California does this.  when he gets an application from a potential renter, he goes and surprise knocks on their current place where they are living.  If he sees the place is well maintained and not a pig sty then he says he has found that to be the most reliable way to determine the quality of the renter.  A plausible approach me thinks.

With bond ETFs and dividend stocks, one thing I wonder is—are they actually less hassle than dealing with tenants? There must be a steep learning curve at first. How did you get started and build confidence in that kind of investing?
 

I’ve done the surprise knock too. Most passed, and their credit checks were fine as well. But I’ve started looking at other red flags—like bank statements showing payday loans or gambling. Even things like the car they drive compared to their income, or if their license plate doesn’t match the area they claim to live in. Small details, but they can say a lot.

On 7/24/2025 at 6:33 AM, JBChiangRai said:

I had many Indian tenants in the UK. Cap Gemini rented from me for years, they had contracts for IT with HMRC & HSBC. They would bring new guys over and as their preferred supplier I would buy apartments and furniture packs for them.  I only had minor problems with them. The UK worked well for me, I had an IT software business and poured all the profits into a buy to let portfolio, I had dedicated staff in the office managing it and I enjoyed that more than my IT business.

 

In Pattaya I only rented to Farang.  Consistently the same problems.  Wanting a luxury condo and wanting to break the lease and downsize.

 

Chinese were also a problem, rented for 18 months then their business took a nose dive and they did a moonlight flit.

 

The peace of mind not having any property in the UK is priceless.

 

A note on CGT/NHS/Pension entitlement.

 

CGT is payable on sale if you have ever rented it out.  You are not entitled to NHS because you own a property, likewise pension entitlement.  
 

Border control know what dates you are in the UK, if they don’t have it linked already to other systems, then it’s imminent. There is no way around it. Your window to sell tax free is closing rapidly.

I’ve been into IT since I was about 10, but never really made the most of it commercially. Ended up becoming a university academic, which I enjoyed for the most part, but let’s be honest—it’s mostly glorified babysitting to keep the vice chancellor and his mates in a cushy job. Been looking for a smoother transition from my love of IT into something that actually works for me.

 

My experience with Indian tenants hasn’t been great, to be honest. A few trashed the place, others were just hard work. Some were high earners in fintech but couldn’t manage basic things like spelling their name correctly on the contract or showing up on time—one even turned up 8 or 9 hours late on move-in day.

 

And yeah, I get what you mean about Farang renters in Pattaya. The place feels cheap at first, but a lot of them realise quickly that they’re not as well-off as they thought. I had a lovely condo there and definitely spent a bit too freely, but those were some of the best times. Didn't even think about the UK or property stuff while I was there—just enjoyed it.

Personally I'd sell it and put the funds into a fund that tracks the markets (e.g Vanguard S&P500 US market, there are many funds to choose from), it will go up and down but over time should appreciate at least as good as the UK property market. If dividends are paid that's some extra income and there is no capital gains to speak of as long as you don't sell. One way of taking away the grief of being a Landlord but potentially giving you a fund that you could use to return home if you so desired. 

 

Note: you need to do some homework on tracker funds but you'd be well advised to stay away from commission seeking advisors (as you no doubt know). 

On 7/24/2025 at 7:55 AM, patman30 said:

Gold is a hedge against inflation, and look how that is going lately
Cash is the worst thing to save as it is guaranteed to lose value.
but there are plenty of assets out there that hold their value and can be useful or fun
that all depends on your personal preference and lifestyle

For myself, i didn't even want to have a property a few hours drive away, let alone in another country,
i would not like the stress, i sold my Pattaya properties when i moved up country
as i know it would drive me nuts either dealing with agents trying it on at every chance
or having to drive to Pattaya for something silly, easier to just get rid

one option would be sell up in UK and build or buy here to rent out

How do you even start investing in gold? Is it straightforward or is there a steep learning curve? I’ve only ever looked into it briefly, but never got far.

From my own experience, property hasn’t been a great hedge against inflation. Here's what the numbers look like:

• Property Nominal Price Change: +49%

• UK CPI inflation: ~+79%

• UK RPI inflation: ~+112%

So in real terms:

• CPI-adjusted gain: –£42k (–17%)

• RPI-adjusted: –£85k (–30%)

• Housing index-adjusted: –£70k (–26%)

Basically, it preserved some value but didn’t keep up with inflation, especially not with housing-related costs. Definitely didn’t beat the market.

 

I’d love to shift into something more enjoyable that still protects capital and keeps up with inflation. Something useful or even fun would be ideal.

 

I imagine agents in Pattaya are still doing their thing. I nearly bought there years ago but luckily held off. Just carried on with the nightlife and later ended up in Bangkok and then further north.

 

As for building or buying here in Thailand, it’s not exactly straightforward for a farang. You can do it through a partner using usufruct or similar setups, but it’s messy and full of risk. I've already poured a decent amount into my partner’s ventures over the past 12 years and haven’t seen any returns. Now she’s offering me 50% back if I invest 100% into another scheme. Honestly, I’ve been too trusting and a bit naive with it all. Could easily lose another chunk of capital if I’m not careful.

On 7/24/2025 at 8:32 AM, Will B Good said:

 

Landlord Action.....plus I have insurance (if they pay up!).

 

About £4k out of pocket with unpaid rent.

They really ought to make it a criminal offence for tenants to pull this kind of crap on landlords.
 

On 7/24/2025 at 8:41 AM, topt said:

I think the main worry for UK landlords is the proposed change to abolish Section 21(No fault evictions) - IE if you just want your property back for any reason you give notice. 

Landlords potentially have to apply for a Section 8 through the courts which apparently has very long delays.

https://theindependentlandlord.com/section-21-abolition/

https://theindependentlandlord.com/renters-reform-evict/

 

I assumed Scotland had already scrapped their version of Section 21, but now I’m pretty sure I got that wrong.

On 7/24/2025 at 9:15 AM, topt said:

Under the new bill there are apparently going to be new classes of 'eviction'

So selling up or wanting to live in it as reasons (with caveats) are included according to this. 

https://theindependentlandlord.com/rrb-grounds/

 

Final bill details apparently still not clarified but as you are experiencing this is probably going to make the legal processes even longer than they are now. It is seriously making me consider giving notice to my current tenants before this goes on the books 

My tenants are leaving next month—when do you think the RRB will actually come into effect?
 

On 7/24/2025 at 11:57 AM, geisha said:

Doubt it’s helpful, but my best friend from school started investing in buying houses from which she gets paid by the Government for social housing. 
She’s obliged to keep them up to standard, I was surprised to see how well kept they were from the renters. She’s obliged to told keep them in good nick,  had a team that went in once a year and did upgrading, paint etc and someone on call for plumbing and electrical problems. So she doesn’t actually do much at all,  sort of  thing I’d do if I’d known of the system years back.,

For the OP, basically you have 2 choices, sell once your mortgage is all paid off and then invest the money, or continue renting with a good agency. 
Are you positive of staying in Thailand and not going back ? If not, I wouldn’t sell.

That's actually really helpful, thanks. I'm not sure yet if I’ll stay in Thailand long term or end up in another country, but I doubt I’ll go back to live in the UK anytime soon. I just can’t deal with the cold, the gloomy damp weather, and to be honest, the place doesn’t feel like home anymore.

 

Never had any luck with agents either—just greedy and clueless. Used to pay 18% for absolutely useless service.

On 7/24/2025 at 12:04 PM, Cameroni said:

I sold a 4 bed house in St Albans. Boy, did I regret selling. It's doubled in price now to over half a million pounds. If only I'd rented it out instead.

 

You live and learn.

I’m guessing you ran the numbers? In my case, the figures aren’t that encouraging:

• Property Nominal Price Change: +49%

• UK CPI Inflation: ~+79%

• UK RPI Inflation: ~+112%

Real capital gain:

• Nominal +£65,500 (+49%)

• CPI-adjusted: –£42k (–17%)

• RPI-adjusted: –£85k (–30%)

• Housing index-adjusted: –£70k (–26%)

So overall, it only partially hedged against inflation. It held on to some real value, especially relative to CPI, but didn’t keep up with the higher costs reflected in RPI or outperform the housing market as a whole.

On 7/25/2025 at 10:56 AM, Eff1n2ret said:

I guess you can do it all remotely. When I put  my house up for sale last September as the tenants left I chose to go back, get the keys from the agents (who I didn't want to employ for the sale), then dealing with estate agents and solicitors face to face was very easy. After that, everything was no problem to deal with online.

I originally bought the house in 1999 and lived in it for 10 years until I retired to Thailand, then rented it out. I never had any problems with tenants, and the last ones left the place spic and span, bless them. The oppressive new legislation was certainly a factor in the decision to sell, but the main reason was that I am now 80 and wanted to save my son and daughter the bother of disposing of it when I die. The agents quickly found a buyer at an acceptable price (a bit below alleged market value) and the sale went through ok. CGT paid on the gain since 2015, I had a valuation done at the time. I already had an account in Guernsey and the interest on the proceeds isn't so much less than the net rental income after paying the fees to the agents and their maintenance contractors whose charges had become quite rapacious in recent years. The interest rates have come down a bit but I wouldn't be surprised to see them rising again before long as the government has lost control of its borrowing requirement.

Sounds like it all went fairly smoothly for you, which is great.
Good call getting it revalued in 2015 for CGT—did you also get the final 9 months' exemption?

Interesting you think interest rates might rise again. Some reckon they'll keep dropping, but honestly, I have no idea what to expect at this point.

On 7/25/2025 at 2:21 PM, Will B Good said:

 

That section deals with non-UK tax residents.

 

 

This might be what has to be read up on....

 

https://www.gov.uk/guidance/capital-gains-tax-for-non-residents-uk-residential-property

 

But again probably best not to be telling HMRC you are abroad.

I just assumed everyone did that , my HMRC address for self-assessment has been a Thai one for years. My accountant submits it every year.

 

1 hour ago, Hummin said:

I use estimated 500k on Thai family running a farm which will give back estimated 300k + - a year. That includes living cost for all of us while living in Isaan. Investment with cars, tools, motorbikes 13 rai land and buildings + complete gym roughly  3 million. 

 

Soon the land prices will be higher value than what we invested all together. It is booming now at our part, but you will need a trusted partner.

 

After 10 years comparing rent anywhere else for same comfort, you basically pay only for maintenance. 

 

 

Did you have any prior experience setting up farms like this? I’m totally clueless when it comes to that side of things.

Also, what kind of setup do you have—with a gym included? Is it part of a commercial space or just for personal use alongside the farm?

I’m decent with tech, but not really hands-on with physical projects. Land seems like a solid investment in many parts of Asia, but not having direct ownership and needing to rely on someone else definitely makes me uneasy.