46 minutes ago, AlexRich said:

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). 

Thanks, really helpful. I’ve got no idea how to find a decent advisor or even where to begin. Do you invest in this kind of stuff yourself? How did you get started, and what was the learning curve like?

8 minutes ago, falangUK said:

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.

You have to do it the Thai way, and not think like an foreigner. The crops or fruit neighbouring farms do, you do, and building you build what you need, not more, when that is said we have plenty space. 

 

I have complete gym with free weights and machines for personal use. 

 

But in future I will build a condominium with business center and gym first floor.

 

15-20 apartments and maybe a few stand alone small houses or bungalows. Not there yet

4 minutes ago, Hummin said:

You have to do it the Thai way, and not think like an foreigner. The crops or fruit neighbouring farms do, you do, and building you build what you need, not more, when that is said we have plenty space. 

 

I have complete gym with free weights and machines for personal use. 

 

But in future I will build a condominium with business center and gym first floor.

 

15-20 apartments and maybe a few stand alone small houses or bungalows. Not there yet

Sounds like a really solid setup. I’d be useless at that kind of thing—I'd probably spend all my time overthinking, trying to optimise everything, setting up SOPs and automating systems 🤓

 

How do you manage things like droughts, floods, or poor yields? Do you use crop rotation, secondary crops, or experiment with ways to boost output? Always curious how people make these setups more resilient.

2 minutes ago, falangUK said:

Sounds like a really solid setup. I’d be useless at that kind of thing—I'd probably spend all my time overthinking, trying to optimise everything, setting up SOPs and automating systems 🤓

 

How do you manage things like droughts, floods, or poor yields? Do you use crop rotation, secondary crops, or experiment with ways to boost output? Always curious how people make these setups more resilient.

No flooding where we are, but I have made proper drainage system and dikes. We have tamarind fruit which is the cash cow, and the rest we basically have for own consumption, fish, sheep, chicken, vegetables and fruits. 

 

Overthinking is easy, and that's the hardest part. I'm born on a farm, so Thai farming is a exercise in being Patient. 

 

And also not only trusted partner but family to is one of the key points. 

 

Remember this is Isaan, and you do as Isaan people do, not expect huge return on your investments, but rather see it is as something that will finely pay off. I wouldn't risk putting all my money in to any project in Thailand, because you will need some luck to. 

 

And you have be careful to not go all in because it seems liks an good idea right now. 

8 minutes ago, Hummin said:

No flooding where we are, but I have made proper drainage system and dikes. We have tamarind fruit which is the cash cow, and the rest we basically have for own consumption, fish, sheep, chicken, vegetables and fruits. 

 

Overthinking is easy, and that's the hardest part. I'm born on a farm, so Thai farming is a exercise in being Patient. 

 

And also not only trusted partner but family to is one of the key points. 

 

Remember this is Isaan, and you do as Isaan people do, not expect huge return on your investments, but rather see it is as something that will finely pay off. I wouldn't risk putting all my money in to any project in Thailand, because you will need some luck to. 

 

And you have be careful to not go all in because it seems liks an good idea right now. 

Sounds idyllic—like something out of The Darling Buds of May. You've definitely got the unfair advantage of having grown up on a farm. I’ve always liked the idea of farm life too—peaceful, with room to throw in some tech—but I imagine it's tough going at times.

Your setup sounds pretty advanced, with a good mix of livestock and crops. I had no idea tamarind could be such a cash cow. I’m guessing you’re using the smaller, higher-yield Thai varieties that fruit faster—not the big wild tamarind trees with low output. Looks like it’s all been planned out well

On 7/25/2025 at 9:51 AM, 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.

If you live abroad and sell your UK prop even if empty while away is it now attracting CGT for vacant periods ?

14 minutes ago, freedomnow said:

If you live abroad and sell your UK prop even if empty while away is it now attracting CGT for vacant periods ?

Yes, and also have to pay council tax.

39 minutes ago, falangUK said:

Yes, and also have to pay council tax.

Beyond ridiculous...before your main dweliing was off the CGT radar even with renting before 2020 I believe.

3 hours ago, falangUK said:

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

Just sounds like you're not ready to sell yet so don't 

3 hours ago, freedomnow said:

Beyond ridiculous...before your main dweliing was off the CGT radar even with renting before 2020 I believe.

Non resident rule changed 2015/16 hence any increase in value for CGT is only from then so if you had owned for a long period before that and made gains then at least you are saved paying for that bit. And yes before anybody adds it would have been better if it had stayed as was with no CGT for your PPR.

9 hours ago, falangUK said:

Yes, and also have to pay council tax.

I'm sure that is the case, however, they don't seem to have caught up with me. In the months my property was empty my son went in every so often (a condition of the empty property insurance I took out) and he told me there was something from the council addressed to "the occupier". As the house was not occupied he left it there! I was a little concerned, and looked on the council website, but there was no box I could tick to register that covered my particular circumstances, so I just left it. I assumed that if the council went after the buyer for the missing period there would be comeback via the solicitors. 6 months later I've heard nothing. 

15 hours 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?

Land appreciates very nicely in TH.   Building/structures...not so much.

 

'Trusting' investing partner instead of spending partner is the key.

3 hours ago, Eff1n2ret said:

I'm sure that is the case, however, they don't seem to have caught up with me. In the months my property was empty my son went in every so often (a condition of the empty property insurance I took out) and he told me there was something from the council addressed to "the occupier". As the house was not occupied he left it there! I was a little concerned, and looked on the council website, but there was no box I could tick to register that covered my particular circumstances, so I just left it. I assumed that if the council went after the buyer for the missing period there would be comeback via the solicitors. 6 months later I've heard nothing. 

It will be passed to debt agencies who add multiple fees on top.

14 hours ago, topt said:

Non resident rule changed 2015/16 hence any increase in value for CGT is only from then so if you had owned for a long period before that and made gains then at least you are saved paying for that bit. And yes before anybody adds it would have been better if it had stayed as was with no CGT for your PPR.

Any increases in value when you are not in it as an expat or renting it will have the CGT applied to those periods...any time you were in it from 2015/16 onwards has no CGT applied to it.

 

And then for most it will be 24% CGT on rented periods and vacant and classes as non-dom/expant as I understand it.

Issue with main dwellings is many upgrade them substantially, and do not keep cost outlays for deductions on capital gains growth. as they had no intention to rent it out further back. Half my value uplift in value is money piled in the place in 2 conversions.

 

I have as yet not let it out, but plan on going back to Asia soon - so in same boat as the 

OP...rent or sell now with no CGT on it.

I prefer to never offer advice regarding finances or investing as everyone's circumstances are different. All I can do is offer what I have done.

 

I bought my house in 2001 and lived in it until retiring in 2012 at 49yo. I then left the UK and rented the house. 3 sets of tenants throughout and the last were the best, although none were bad. I consider myself fortunate as you do read some horror stories. I did the whole renting process using an estate agent which cost 12% of income per year and the house spent little time empty between tenants. The agent dealt with all necessary contractors and tenant checks. I'd also acquired a NRL1 letter from HMRC which allowed my rent to be received tax free from my agent.

 

As an expat my income was supplemented from time to time from funds from my ISA until the mortgage was paid off in 2018.

 

I'm currently around 4 years away from UK state pension age and have already topped-up my NICs remotely via HMRC's website, so expect close the maximum, although I did contract out of SERPS in the 80's so yet to determine the precise amount when it finally comes. I do intend to take it immediately, as if deferred will take close to 17 years until break-even.

 

Back to the property ..
More than ever since Rachel Reeves' Autumn budget last year I wanted to sell. I was stunned she did not raise the higher rate of CGT from 24% back to 28%, instead she raised investment CGT in line. With the gradual decline of positives being a landlord and the looming Renters' Rights Bill made this a no-brainer for me. I wanted out.

 

Around October last year my tenants were formally given 6 months notice to vacate (only two were required, but they were great tenants). Then, during the first week of 2025 my house went on the market. It has now sold and the proceeds received. I'm now dealing with NRCGT and the filing, which requires software to be purchased. I employed the services of an ex-HMRC CGT expert instead. I am halfway through the 60-day filing requirement period and it is still not complete, but no issues are foreseen.

 

The rebasing method of calculating the NRCGT is vastly more preferable to the apportionment method in my case, but this required a verified property value estimate for the date of 6th April 2015 as the bulk of the gains occurred prior to 2015. Following 2015 the gain is primarily inflation, for which you/we are taxed.

 

Now I am no longer an overseas landlord I feel immensely relieved to be out. Once the NRCGT filing is complete I will feel even more relaxed than I have in years. The funds will be drip-fed chunks at a time into my GIA where I can quite easily exceed my rental income via safe(ish) investments with no water leaks, dripping taps or heating issues. Around 50/50 between equity and bond/debt style investments which will take my overall investments to around 80/20. My rent-to-value percentage was just below 4%.

 

Am I content and happy to finally be out? - Damn right!

 

Just to add: - I have lived in Thailand since 2012 and the sale of the house was all done remotely via email and an identity app on the phone. Just one peice of paper witnessed and posted, the TR1.

On 7/28/2025 at 2:29 AM, scubascuba3 said:

Just sounds like you're not ready to sell yet so don't 

Spot on—but honestly, just thinking about it feels freeing. It’s a hassle with a low return, total PITA. I really need to decide soon since rent’s up next month.

On 7/28/2025 at 10:49 AM, Eff1n2ret said:

I'm sure that is the case, however, they don't seem to have caught up with me. In the months my property was empty my son went in every so often (a condition of the empty property insurance I took out) and he told me there was something from the council addressed to "the occupier". As the house was not occupied he left it there! I was a little concerned, and looked on the council website, but there was no box I could tick to register that covered my particular circumstances, so I just left it. I assumed that if the council went after the buyer for the missing period there would be comeback via the solicitors. 6 months later I've heard nothing. 

Just be really careful and double-check everything—because in my case, they miscalculated and sent me a bill years later for just one day of unpaid council tax. The place was empty but furnished, and even though I’d been diligent about paying during the vacant periods, they still came after me 4–5 years later. It was over a single day, and they could’ve sent bailiffs or even escalated it to something more serious.

On 7/28/2025 at 1:57 PM, KhunLA said:

Land appreciates very nicely in TH.   Building/structures...not so much.

 

'Trusting' investing partner instead of spending partner is the key.

Is there a structured way or some kind of guide to effectively invest in land in Thailand? I assume you have to buy it in a Thai person's name, but that means they could sell it at any time, right? I always avoid properties with balconies—but that’s a separate issue.

 

19 minutes ago, falangUK said:

Is there a structured way or some kind of guide to effectively invest in land in Thailand? I assume you have to buy it in a Thai person's name, but that means they could sell it at any time, right? I always avoid properties with balconies—but that’s a separate issue.

You could put a usufruct on it.  Giving you control to use & modify.   As long as that is in force, nobody would buy, as can't use it.  

 

I always had to sign off my usufrunts before land office would let the wife transfer / sell.  She even submitted a blueprint to extend our house, and they said I had to approve that.  Kind of surprised both of us.

 

Not all land offices follow the same rule, or so I read.  Without a trusting partner, forget investing in Thai land / property, unless going the condo route.  Low quick return, low equity building due to lack of land.  If in a tourist area, high demand and allowed to short term rent, then might be interesting.

 

To many other ways to make money, stock market, funds, some giving consistent good ROI.  I've out of the markets for about 15 yrs, and haven't really paid attention.

5 hours ago, roger buttmore said:

I prefer to never offer advice regarding finances or investing as everyone's circumstances are different. All I can do is offer what I have done.

 

I bought my house in 2001 and lived in it until retiring in 2012 at 49yo. I then left the UK and rented the house. 3 sets of tenants throughout and the last were the best, although none were bad. I consider myself fortunate as you do read some horror stories. I did the whole renting process using an estate agent which cost 12% of income per year and the house spent little time empty between tenants. The agent dealt with all necessary contractors and tenant checks. I'd also acquired a NRL1 letter from HMRC which allowed my rent to be received tax free from my agent.

 

As an expat my income was supplemented from time to time from funds from my ISA until the mortgage was paid off in 2018.

 

I'm currently around 4 years away from UK state pension age and have already topped-up my NICs remotely via HMRC's website, so expect close the maximum, although I did contract out of SERPS in the 80's so yet to determine the precise amount when it finally comes. I do intend to take it immediately, as if deferred will take close to 17 years until break-even.

 

Back to the property ..
More than ever since Rachel Reeves' Autumn budget last year I wanted to sell. I was stunned she did not raise the higher rate of CGT from 24% back to 28%, instead she raised investment CGT in line. With the gradual decline of positives being a landlord and the looming Renters' Rights Bill made this a no-brainer for me. I wanted out.

 

Around October last year my tenants were formally given 6 months notice to vacate (only two were required, but they were great tenants). Then, during the first week of 2025 my house went on the market. It has now sold and the proceeds received. I'm now dealing with NRCGT and the filing, which requires software to be purchased. I employed the services of an ex-HMRC CGT expert instead. I am halfway through the 60-day filing requirement period and it is still not complete, but no issues are foreseen.

 

The rebasing method of calculating the NRCGT is vastly more preferable to the apportionment method in my case, but this required a verified property value estimate for the date of 6th April 2015 as the bulk of the gains occurred prior to 2015. Following 2015 the gain is primarily inflation, for which you/we are taxed.

 

Now I am no longer an overseas landlord I feel immensely relieved to be out. Once the NRCGT filing is complete I will feel even more relaxed than I have in years. The funds will be drip-fed chunks at a time into my GIA where I can quite easily exceed my rental income via safe(ish) investments with no water leaks, dripping taps or heating issues. Around 50/50 between equity and bond/debt style investments which will take my overall investments to around 80/20. My rent-to-value percentage was just below 4%.

 

Am I content and happy to finally be out? - Damn right!

 

Just to add: - I have lived in Thailand since 2012 and the sale of the house was all done remotely via email and an identity app on the phone. Just one peice of paper witnessed and posted, the TR1.

Thanks so much, really appreciate it.

 

So it usually takes around 3 months to list and sell a house through an agent?

 

I thought NRCGT was just a straightforward one-page form—turns out it’s a bit more involved. I understand you can rebase to 6th April 2015, and the last 9 months of ownership are excluded. Plus, if you lived in the property for at least 90 days per tax year, that year’s exempt, right? I don’t know all the details yet, but when the time comes, I’ll just let my accountant handle it.

 

GIA = Guaranteed Interest Annuity or General Investment Account?. Sorry I’m not too clued up on that stuff yet.
 

Did you use a financial advisor to set everything up? Looks like a solid structure. And I totally get how freeing it must feel not having to deal with boilers, leaks, tenants, managing agents, etc.—honestly, that sounds amazing.
 

Really glad you managed to sell remotely. Was there a tenant in situ when you listed? I’m guessing there was. And the buyer purchased it without a tenant, right? Just asking because I need to decide: get a new tenant, sell now, or let a new tenant in and sell while they’re still there.

Thanks again.

 

3 hours ago, falangUK said:

Thanks so much, really appreciate it.

 

So it usually takes around 3 months to list and sell a house through an agent?

 

I thought NRCGT was just a straightforward one-page form—turns out it’s a bit more involved. I understand you can rebase to 6th April 2015, and the last 9 months of ownership are excluded. Plus, if you lived in the property for at least 90 days per tax year, that year’s exempt, right? I don’t know all the details yet, but when the time comes, I’ll just let my accountant handle it.

 

GIA = Guaranteed Interest Annuity or General Investment Account?. Sorry I’m not too clued up on that stuff yet.
 

Did you use a financial advisor to set everything up? Looks like a solid structure. And I totally get how freeing it must feel not having to deal with boilers, leaks, tenants, managing agents, etc.—honestly, that sounds amazing.
 

Really glad you managed to sell remotely. Was there a tenant in situ when you listed? I’m guessing there was. And the buyer purchased it without a tenant, right? Just asking because I need to decide: get a new tenant, sell now, or let a new tenant in and sell while they’re still there.

Thanks again.

 

 

No problem. This process is all so fresh in my mind and still ongoing in the case of the NRCGT filing. I would recommend getting help with the NRCGT, to avoid any overzealous questioning from HMRC. My accountant came in less than my calculations. Also, in addition to present sale costs involved the initial property purchase costs (conveyancing, solicitor, estate agent etc.) and stamp duty are all deductible, plus no VAT.

 

To be honest, being so kind to my tenants by giving them 6 months notice backfired on me as they found an alternative rental very quickly, at the end of December 2024. This meant that my house remained empty waiting for a buyer. With no tenants and being the landlord means I am responsible for utility bills and council tax payments. Despite resistance I eventually created online accounts for these which was a lot easier to deal with in the end.

 

Re: NRCGT - I had all the calculations on a spreadsheet and hoped to do it myself, but the filing process seemed too convoluted requiring software which I'd need to purchase. So in the end I searched for an accountant to do it for me. Because I am still in the process of filing I'd prefer not to name them yet, but once completed would be more than happy to recommend. They have all 5-star reviews on Trustpilot with only one single 4-star review and that person was happy too. I provided the house value estimate for 6th April 2015 from my own records (Zoopla) and my agent thought it was reasonable and provided a headed letter stating such. The accountant seemed to obtain an estimate from elsewhere but agreed with mine as it was within his parameters. Obviously the higher the estimate the better, if using the rebase method.

 

GIA = general investment account. Within a GIA you are exposed to all types of taxation treatment on all investments held. Be aware of ERI (excess reportable income) and you want funds which do 'UK reporting' and only invest in income generating and distributing products, rather than accumulation funds. This will make calculating taxes for year-end far easier. As you likely already know, ISAs and SIPPs have limitations upon how much can be added per year. In the case of an expat (non-resident landlord) ISA contributions are zero, and SIPP contributions are a maximum of £2,880 per year, with a further £720 tax relief added. Rental income is considered unearned income and therefore not included within pension contribution calculations. Of course, maintaining a trusted UK address can be very useful.

 

My purchasers were first-time buyers with finance in place, presumably assisted via the bank of Mum & Dad, but that I am guessing. I finally received the proceeds at the end of June 2025, so it took quite a long time from first going to market. The first quarter of 2025 was inundated with buyers attempting to complete before the stamp duty deadline so I believe that added to the delays, plus my finicky buyers and their PITA solicitor. Some things were frustrating to deal with or pay for, such as clearing the loft or shed etc., paying for a contractor to perform such tasks which you could have done yourself quite easily.

 

At the beginning of my rental journey back in 2012 I just did it myself, with help from online research. The agent was local and knew the area well. Same agent also marketed the house for me as we'd already established a good relationship over all those years and they gave me a good price with the selling fees.

 

Being a landlord and selling a property is painful at the best of times, add to that doing it all remotely from 6,000 miles away just adds to the frustration. One which I am happy never to repeat, but once done being freed from the burden of being an overseas landlord and all the concerns associated is immeasurable, in my opinion. Replacing such a large illiquid asset and transforming it into investments which can be bought and sold at the touch of a button in seconds already feels wonderful. The timing could've been better (just after Trump held up his tariff board back in April), but I don't want to complain.

On 7/24/2025 at 5:53 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. 

 

Just for information - The FSCS safeguard of £85,000 per financial institution is valid and correct, but many are not aware that there is also a temporary high balances safeguard of £1 million for up to 6 months for special life events, such as receipt of an injury claim, inheritance, sale of property etc..

 

https://www.fscs.org.uk/making-a-claim/claims-process/temporary-high-balances/

 

3 hours ago, roger buttmore said:

 

No problem. This process is all so fresh in my mind and still ongoing in the case of the NRCGT filing. I would recommend getting help with the NRCGT, to avoid any overzealous questioning from HMRC. My accountant came in less than my calculations. Also, in addition to present sale costs involved the initial property purchase costs (conveyancing, solicitor, estate agent etc.) and stamp duty are all deductible, plus no VAT.

 

To be honest, being so kind to my tenants by giving them 6 months notice backfired on me as they found an alternative rental very quickly, at the end of December 2024. This meant that my house remained empty waiting for a buyer. With no tenants and being the landlord means I am responsible for utility bills and council tax payments. Despite resistance I eventually created online accounts for these which was a lot easier to deal with in the end.

 

Re: NRCGT - I had all the calculations on a spreadsheet and hoped to do it myself, but the filing process seemed too convoluted requiring software which I'd need to purchase. So in the end I searched for an accountant to do it for me. Because I am still in the process of filing I'd prefer not to name them yet, but once completed would be more than happy to recommend. They have all 5-star reviews on Trustpilot with only one single 4-star review and that person was happy too. I provided the house value estimate for 6th April 2015 from my own records (Zoopla) and my agent thought it was reasonable and provided a headed letter stating such. The accountant seemed to obtain an estimate from elsewhere but agreed with mine as it was within his parameters. Obviously the higher the estimate the better, if using the rebase method.

 

GIA = general investment account. Within a GIA you are exposed to all types of taxation treatment on all investments held. Be aware of ERI (excess reportable income) and you want funds which do 'UK reporting' and only invest in income generating and distributing products, rather than accumulation funds. This will make calculating taxes for year-end far easier. As you likely already know, ISAs and SIPPs have limitations upon how much can be added per year. In the case of an expat (non-resident landlord) ISA contributions are zero, and SIPP contributions are a maximum of £2,880 per year, with a further £720 tax relief added. Rental income is considered unearned income and therefore not included within pension contribution calculations. Of course, maintaining a trusted UK address can be very useful.

 

My purchasers were first-time buyers with finance in place, presumably assisted via the bank of Mum & Dad, but that I am guessing. I finally received the proceeds at the end of June 2025, so it took quite a long time from first going to market. The first quarter of 2025 was inundated with buyers attempting to complete before the stamp duty deadline so I believe that added to the delays, plus my finicky buyers and their PITA solicitor. Some things were frustrating to deal with or pay for, such as clearing the loft or shed etc., paying for a contractor to perform such tasks which you could have done yourself quite easily.

 

At the beginning of my rental journey back in 2012 I just did it myself, with help from online research. The agent was local and knew the area well. Same agent also marketed the house for me as we'd already established a good relationship over all those years and they gave me a good price with the selling fees.

 

Being a landlord and selling a property is painful at the best of times, add to that doing it all remotely from 6,000 miles away just adds to the frustration. One which I am happy never to repeat, but once done being freed from the burden of being an overseas landlord and all the concerns associated is immeasurable, in my opinion. Replacing such a large illiquid asset and transforming it into investments which can be bought and sold at the touch of a button in seconds already feels wonderful. The timing could've been better (just after Trump held up his tariff board back in April), but I don't want to complain.

Didn’t realise you could include the initial property purchase costs like conveyancing, solicitor, estate agent fees, and stamp duty as deductible—and no VAT either. Appreciate the heads-up.

If the property was “unfurnished,” there’s usually no council tax for the first 3 months while it’s empty. Dealing with utility companies is such a hassle—last time it took months to sort, and in the end, they waived the charges for 8 months and even compensated me for the trouble.

 

Funny, I thought a lower value/ estimate would reduce the NRCGT, but a higher one is better if you’re going the rebase route?. Fingers crossed they’ll accept Halifax  estimates—they tend to be on the generous side.

Thanks for the info on GIA and the other financial stuff—still wrapping my head around it.

Sounds like your landlord experience has been way smoother than mine. My agent charged 18% incl. VAT, refused to raise the rent, tried to barter for my car in exchange for management, and was just plain useless. Fired him after 4 years.

How are the new investments treating you—stress levels better or just a different kind of headache, like the financial version of a leaking boiler? I hadn’t even clocked that Trump’s tariffs might impact the housing market—fingers crossed things stay calm.
 

On 7/27/2025 at 7:21 PM, falangUK said:

Thanks, really helpful. I’ve got no idea how to find a decent advisor or even where to begin. Do you invest in this kind of stuff yourself? How did you get started, and what was the learning curve like?

 

I studied economics and accountancy and have an MBA. I did not work in Finance but I understand enough to invest without referring to a financial advisor. I was thinking about your question and simply used Chat GPT to find some funds that track the market and pay a dividend. 

 

I don't want to type it all out, but you could just ask the same question that I did and it will give you a range of options ... I was quite impressed with the answers. 

 

So, I asked "I'd like to invest money in a fund that tracks the market and pays a dividend yield. What would you recommend?".

 

The answers that came back looked pretty solid to me. For example, the Vanguard FTSE All-World High Dividend Yield ETF (VHYL) that pays a dividend of 3-4%, invests in global stocks, can be in USD or GBP, pays quarterly dividends with low fees (0.29 of a per cent). 

 

It gave 5 funds like above and suggested a conservative portfolio UK based. 

 

Worth a look. 

On 7/28/2025 at 12:24 AM, falangUK said:

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?

 

If you look at any historical global index chart spanning decades it is always higher on the right than on the left. It is like a playing a yoyo while riding an escalator up. The important thing with any investing is to keep emergency funds AND funds required for living expenses for perhaps at least one year, probably longer, out of the market. These can be in a variety of holdings, such as easy access (very short-term), money market funds (MMFs) (short-term) and short-term UK Gilts of 1 to 5 years.

 

The rest goes in global index funds, such as FTWG (all world), VEVE (developed world) and/or some in VUSA (S&P500 USA only) or a combination. Only you can decide. If in any doubt, go global, or at least developed world. Investing in more focused investments carries greater volatility and risk, but greater volatility can often reward longer term investors.

 

If you haven't already, I would suggest you open a brokerage account and consider transferring all your individual defined contribution (DC) pensions garnered over the years from previous employers onto one single platform. Your broker will perform this transfer task on your behalf if you gather the information for them. Just ensure the broker you choose offers the ability for SIPP drawdown, not all do. 

 

This is not financial advice, just something to perhaps consider. Consolidating your pensions will create transparency, most likely reduce fees and give you the option of how you wish to invest as most pension companies 'lifestyle' your pension investments as your age increases. Lifestyling is an old-fashioned technique for de-risking with purchasing an annuity upon retirement in mind. Since pension freedoms were introduced in April 2015 the flexibility introduced was life-changing, making annuities no longer the only option. It is a great thing.

 

Which? - Compare investment platforms

https://www.which.co.uk/money/investing/investment-platforms-and-fund-supermarkets/best-investment-platforms/compare-investment-platform-fees-and-charges-anYec4l0G9J5

 

[ I seem unable to post clickable links ]

 

 

On 7/28/2025 at 12:43 AM, falangUK said:

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.

 

I feel you were lucky for holding off too.

 

Personally, I would NEVER buy anything of consequence here in Thailand, especially land or a condo. Renting is the only way I shall ever go here. Despite being in my 14th year of living here that opinion has never changed. I'm not suggesting it is wrong to do so, but I would not. If I cannot carry it, I don't buy it. Unless I'm prepared to leave it behind.

 

Of course, other people's circumstances are completely different from my own as I am single. If I had a Thai family then I would look at it in a completely different way.

 

16 hours ago, roger buttmore said:

As you likely already know, ISAs and SIPPs have limitations upon how much can be added per year. In the case of an expat (non-resident landlord) ISA contributions are zero, and SIPP contributions are a maximum of £2,880 per year, with a further £720 tax relief added.

Mu understanding (unless it changed recently?) is that you can only contribute the amounts you mention for for a SIPP for 5 years after becoming non-resident for tax? 

On 7/27/2025 at 1:24 PM, falangUK said:

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.

I got started by picking a dividend rate I wanted, i.e 5 %.  ETFs are basically a group of individual stocks that tent to focus on some sector such as utilities or communications etc.  So many ETFs out there.  The beauty is they are not just one stock in them so the risk of all going bad is pretty low.  Individual stocks, I only own a few, VZ, PFE, AGNC, O.  Look at ratings on Morningstar or in ETrade itself which is my broker.  Buy and hold.  Collect the dividends and reinvest them as you see fit.  I also own PFXF, PGX, and PRHYX bond fund and OPTAX a tax free amt free bond fund in my regular brokerage account outside of my IRA.  I never traded a lot.  Just went with the dividend and every few months maybe keep or sell one or two.  I keep it simple

On 7/29/2025 at 9:16 PM, roger buttmore said:

 

If you look at any historical global index chart spanning decades it is always higher on the right than on the left. It is like a playing a yoyo while riding an escalator up. The important thing with any investing is to keep emergency funds AND funds required for living expenses for perhaps at least one year, probably longer, out of the market. These can be in a variety of holdings, such as easy access (very short-term), money market funds (MMFs) (short-term) and short-term UK Gilts of 1 to 5 years.

 

The rest goes in global index funds, such as FTWG (all world), VEVE (developed world) and/or some in VUSA (S&P500 USA only) or a combination. Only you can decide. If in any doubt, go global, or at least developed world. Investing in more focused investments carries greater volatility and risk, but greater volatility can often reward longer term investors.

 

If you haven't already, I would suggest you open a brokerage account and consider transferring all your individual defined contribution (DC) pensions garnered over the years from previous employers onto one single platform. Your broker will perform this transfer task on your behalf if you gather the information for them. Just ensure the broker you choose offers the ability for SIPP drawdown, not all do. 

 

This is not financial advice, just something to perhaps consider. Consolidating your pensions will create transparency, most likely reduce fees and give you the option of how you wish to invest as most pension companies 'lifestyle' your pension investments as your age increases. Lifestyling is an old-fashioned technique for de-risking with purchasing an annuity upon retirement in mind. Since pension freedoms were introduced in April 2015 the flexibility introduced was life-changing, making annuities no longer the only option. It is a great thing.

 

Which? - Compare investment platforms

https://www.which.co.uk/money/investing/investment-platforms-and-fund-supermarkets/best-investment-platforms/compare-investment-platform-fees-and-charges-anYec4l0G9J5

 

[ I seem unable to post clickable links ]

 

.  

 

I feel you were lucky for holding off too.

 

Personally, I would NEVER buy anything of consequence here in Thailand, especially land or a condo. Renting is the only way I shall ever go here. Despite being in my 14th year of living here that opinion has never changed. I'm not suggesting it is wrong to do so, but I would not. If I cannot carry it, I don't buy it. Unless I'm prepared to leave it behind.

 

Of course, other people's circumstances are completely different from my own as I am single. If I had a Thai family then I would look at it in a completely different way.

 

i am just going to add that here in the USA I have worked for many many companies and contract agencies that had 401 ks.  When I left those companies I rolled over my 401s into my own IRAs in my Etrade account, consolidating them over the decades.  Slightly different names in the UK but moving things into ones own accounts is the way to go

On 7/30/2025 at 8:16 AM, roger buttmore said:

 

If you look at any historical global index chart spanning decades it is always higher on the right than on the left. It is like a playing a yoyo while riding an escalator up. The important thing with any investing is to keep emergency funds AND funds required for living expenses for perhaps at least one year, probably longer, out of the market. These can be in a variety of holdings, such as easy access (very short-term), money market funds (MMFs) (short-term) and short-term UK Gilts of 1 to 5 years.

 

The rest goes in global index funds, such as FTWG (all world), VEVE (developed world) and/or some in VUSA (S&P500 USA only) or a combination. Only you can decide. If in any doubt, go global, or at least developed world. Investing in more focused investments carries greater volatility and risk, but greater volatility can often reward longer term investors.

 

If you haven't already, I would suggest you open a brokerage account and consider transferring all your individual defined contribution (DC) pensions garnered over the years from previous employers onto one single platform. Your broker will perform this transfer task on your behalf if you gather the information for them. Just ensure the broker you choose offers the ability for SIPP drawdown, not all do. 

 

This is not financial advice, just something to perhaps consider. Consolidating your pensions will create transparency, most likely reduce fees and give you the option of how you wish to invest as most pension companies 'lifestyle' your pension investments as your age increases. Lifestyling is an old-fashioned technique for de-risking with purchasing an annuity upon retirement in mind. Since pension freedoms were introduced in April 2015 the flexibility introduced was life-changing, making annuities no longer the only option. It is a great thing.

 

Which? - Compare investment platforms

https://www.which.co.uk/money/investing/investment-platforms-and-fund-supermarkets/best-investment-platforms/compare-investment-platform-fees-and-charges-anYec4l0G9J5

 

[ I seem unable to post clickable links ]

 

 

 

I feel you were lucky for holding off too.

 

Personally, I would NEVER buy anything of consequence here in Thailand, especially land or a condo. Renting is the only way I shall ever go here. Despite being in my 14th year of living here that opinion has never changed. I'm not suggesting it is wrong to do so, but I would not. If I cannot carry it, I don't buy it. Unless I'm prepared to leave it behind.

 

Of course, other people's circumstances are completely different from my own as I am single. If I had a Thai family then I would look at it in a completely different way.

 

Just looking at rents here in Thailand,well they have crashed big time.,never to recover.   As for house sales in UK,all the reports are to getting rid asap,property crash well on the way.  Rental prices in UK are certainly ot going up,but the lesser benefit cap plus lower rental housing ,percentage wise by the govt,certainly points the way to a lot of tenants being given the boot.      I rented once,tenant thought she would get away with month or two of rent (on hb) on termination,got in touch with council ,stopped her benefits for other property,kicked out of there, told her employers,of past exploits,sacked,got letter from solicitors that police action was to follow. Against me..heard nothing 

2 minutes ago, jori123 said:

Just looking at rents here in Thailand,well they have crashed big time.,never to recover.   As for house sales in UK,all the reports are to getting rid asap,property crash well on the way.  Rental prices in UK are certainly ot going up,but the lesser benefit cap plus lower rental housing ,percentage wise by the govt,certainly points the way to a lot of tenants being given the boot.      I rented once,tenant thought she would get away with month or two of rent (on hb) on termination,got in touch with council ,stopped her benefits for other property,kicked out of there, told her employers,of past exploits,sacked,got letter from solicitors that police action was to follow. Against me..heard nothing 

 

 

Where in Thailand?

 

I would not be selling in the UK whilst demand continues to exceed supply.