I just got email from BOI asking me for "Evidence of all your payments" about my investment in Thai condo.
I already uploaded the title deed (or.chor. 2) and sale contract (or.chor. 16) from the land office.

 

Anyone knows what they may want specifically? I made the purchase more than 10 years ago and was 2nd hand purchase (not from developer)
Would be nice to hear from someone who went trough this specifically.

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

I recommend sending them an email with your questions. When I did my LTR application, I emailed them every time I didn't understand something. They were always very helpful and replied within a few hours. Good luck.

1 hour ago, tacchan23 said:

I just got email from BOI asking me for "Evidence of all your payments" about my investment in Thai condo.
I already uploaded the title deed (or.chor. 2) and sale contract (or.chor. 16) from the land office.

 

Anyone knows what they may want specifically? I made the purchase more than 10 years ago and was 2nd hand purchase (not from developer)
Would be nice to hear from someone who went trough this specifically.

They are probably asking for a copy of the closing statement which shows exactly what you paid for the condo, not only the sales contract. Just email them to confirm what document they need. They probably just want to confirm that you paid what's showing on the sales contract. I assume you are trying to qualify using the $40k annual income and $250,000 in Thai property.

2 hours ago, Sigmund said:

The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity.

What you read is not correct. I will have to prove I still meet the requirements when I go for my 5-year renewal. I have the 10-year LTR-WP visa. Also, I don't need to do the 1-year reporting because I leave the country each year, so the 1-year reporting clock resets each time I return. I will not see BOI again until my 5-year renewal in 2029.

3 hours ago, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

Don't use your sour apples to try and spread misinformation.  You could not qualify for LTR so now you are lying about it to others.  You do not have to "requalify" at all except for a single time at the 5 year mark.

2 hours ago, JohnnyBD said:

They are probably asking for a copy of the closing statement which shows exactly what you paid for the condo, not only the sales contract. Just email them to confirm what document they need. They probably just want to confirm that you paid what's showing on the sales contract. I assume you are trying to qualify using the $40k annual income and $250,000 in Thai property.

After the contract page there is the receipt of the fees paid at the land office (which i didnt upload)

Is this the closing statement you were describing? 

16 minutes ago, tacchan23 said:

After the contract page there is the receipt of the fees paid at the land office (which i didnt upload)

Is this the closing statement you were describing? 

Your receipt may be enough to satisfy BOI. My closing statement from the developer was a one-page doc which showed the total costs; condo cost, down payment, 1% transfer fee, document filing fee, etc. My receipt was a separate item.

 

Just so you know, I didn't use my condo to qualify. I'm just guessing as to what they may be asking from you. Good luck...

The process is total BS,  also gave up when they kept requesting the same stuff that was already furnished. Think they want digital nomads more than people with a substantial net worth.

 

 

 

8 hours ago, NickyLouie said:

The process is total BS,  also gave up when they kept requesting the same stuff that was already furnished. Think they want digital nomads more than people with a substantial net worth.

 

 

 

 

When I called to find out why my application had been rejected, I was told that they could not tell me because of "national security". 

 

I gave up at that point. 

11 hours ago, NickyLouie said:

The process is total BS,  also gave up when they kept requesting the same stuff that was already furnished. Think they want digital nomads more than people with a substantial net worth.

Sorry to hear you were not approved. My LTR-WP visa was approved within 4 weeks using my pensions. I didn't have to submit anything about my net worth. Which type of LTR visa did you apply for?

1 hour ago, JohnnyBD said:

12 hours ago, NickyLouie said:

The process is total BS,  also gave up when they kept requesting the same stuff that was already furnished. Think they want digital nomads more than people with a substantial net worth.

Sorry to hear you were not approved. My LTR-WP visa was approved within 4 weeks using my pensions. I didn't have to submit anything about my net worth. Which type of LTR visa did you apply for?

BOI want people who can provide a paper trail easy to understand and where a yearly passive income amount of at least $80K is clearly indicated.

Of course they have no legal way to know nor verify whether the foreign document and the amount stated on it is genuine or not.

2 hours ago, Yumthai said:

BOI want people who can provide a paper trail easy to understand and where a yearly passive income amount of at least $80K is clearly indicated.

Of course they have no legal way to know nor verify whether the foreign document and the amount stated on it is genuine or not.

Agree. I was approved based on my pension income only. I submitted official pension verification letters, 1099 tax forms & tax returns. All the docs were easy to understand. Since it doesn't cost anything to apply online, BOI probably gets a lot of questionable applications. Does BOI publish the number of rejected applications?

On 10/11/2025 at 8:18 PM, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

LTR is the best way to stay in Thailand if you qualify. You can visit their office and they will baby step you though the documents needed. In some cases if you don’t have the document for valid reasons  they will approve your LTR anyway.
Enjoy your rant but you blew a good thing getting all ramped up over nothing. LTR staff are educated and most helpful and professional. Not a scam 😎

On 10/11/2025 at 8:18 PM, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

What rubbish. If you qualify and have proper documents it's easy!   Did mine in about 4 weeks.  Dealing with BOI was a pleasure complained to immigration. 

 

FYI. If it's a "scam" why they make you pay after you approved!   How you wasted money is up to you! As that's not how ltr process works

 

All the best in Vietnam! 

I was denied as well. The issue was the definition of passive vs non-passive income. I am a LLC member so the definition gets a bit blurry.

On 10/11/2025 at 8:18 PM, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

No, you do not need to "requalify" each year. Don't know where you read that misinformation.  You only need to report yearly, similar to a 90-Day report.  At 5 years, you will be required to submit evidence that your financial and health insurance situations have not changed that may disqualify you from keeping the visa. I'm currently on year 2 of the Pensioner LTR and it has been just as advertised.

On 10/11/2025 at 8:18 PM, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

Nothing whatsoever about "requalifying every year", I just did my first 1 year report of residence at the BOI BKK just before they moved to the new location.  I spent less than 10 minutes at the BOI/immigration as you only go to the 90-day window (they cross out 90-day and write 1 on the form.  I took a copy of my TM.30 (13 months old) with me and the IO smiled and said thank you!  less than 10 minutes total time there.  No other forms or anything required as there is the note in your passport with the LTR visa.  But if I am not mistaken, one must meet the requirements of any visa while holding that visa.  I know that at the 5th year of LTR I will need to meet the requirements for that visa and who knows if those might be altered in that period of time and different governments in power.  But in any case, for some of us that visa is the ideal visa for sure!

On 10/11/2025 at 8:18 PM, Sigmund said:

I stopped the process of the LTR visa precisely sometime back,  due to some very absurd rubbish they were asking to submit,  despite fully qualifying financially and with a full coverage european health insurance.  I gave up and now spend much less time in Thailand. Vietnam and Laos get the most of my money...The LTR visa is just a scam as even if you get it, from what I read, you need to "requalify" each year during it's 5 year validity. Good money wasted IMHO in this scheme that anycase seems to be another big flop. 

This is incorrect - need to requalify after 5 years

6 hours ago, chdailey said:

No, you do not need to "requalify" each year. Don't know where you read that misinformation.  You only need to report yearly, similar to a 90-Day report.  At 5 years, you will be required to submit evidence that your financial and health insurance situations have not changed that may disqualify you from keeping the visa. I'm currently on year 2 of the Pensioner LTR and it has been just as advertised.

Correct. I leave the country every year, so I won't see BOI again until my 5-year renewal in 2029. No more annual renewals or 90-day reports for me.

 

LTR visa holders in Thailand must report their current address to the Immigration Bureau annually, within 15 days before of 7 days after the anniversary date of their visa issuance, but for a new entry, the 1-year clock resets from the latest arrival date.

Despite fully qualifying with all the financial requirements, great health insurance that covered expenses in Thailand, during the process they did not stop asking each time for more documents and more detailed statements for the health insurance, despite a letter saying it covered expenses. You sent them what they asked and few days later they came back asking for something else. I just gave up finally as it was wasting my time. Not to worry, those in my situation, will just spend our money elsewhere during the long winter breaks. 

13 minutes ago, Middle Aged Grouch said:

Despite fully qualifying with all the financial requirements, great health insurance that covered expenses in Thailand, during the process they did not stop asking each time for more documents and more detailed statements for the health insurance, despite a letter saying it covered expenses. You sent them what they asked and few days later they came back asking for something else. I just gave up finally as it was wasting my time. Not to worry, those in my situation, will just spend our money elsewhere during the long winter breaks. 

MY health insurance said for hospitalization "unlimited" which the BOI said they needed the figure 50K usd quoted by a signed letter from the insurer - a fellow holder of that same insurance said yeah he got that letter so I sent an email to the insurer and said that the officials here needed a letter signed that the coverage for hospitalization was at least 50K USD and the following day had that letter via email and upon uploading it to the BOI, had my visa within two weeks.

1 minute ago, Presnock said:

MY health insurance said for hospitalization "unlimited" which the BOI said they needed the figure 50K usd quoted by a signed letter from the insurer - a fellow holder of that same insurance said yeah he got that letter so I sent an email to the insurer and said that the officials here needed a letter signed that the coverage for hospitalization was at least 50K USD and the following day had that letter via email and upon uploading it to the BOI, had my visa within two weeks.

Good for you that you could solve it. But that is where the LTR visa handling is absurd as some insurance firms from the west say unlimited coverage and it is so,  but their policies do not allow them to give a clear figure due to regulations...well it's all to the loss of Thailand ultimately..

2 hours ago, Middle Aged Grouch said:

Good for you that you could solve it. But that is where the LTR visa handling is absurd as some insurance firms from the west say unlimited coverage and it is so,  but their policies do not allow them to give a clear figure due to regulations...well it's all to the loss of Thailand ultimately..

Being stuck because of rigid bureaucracy is ludicrous. If you are covered for at least the $50K BOI requirement, just make/edit the insurance certificate accordingly. You are truly covered (and this the point of BOI), you are not lying and not doing any harm to anything.

Will they refund 50% if a person don't re-qualify after 5 year.  

58 minutes ago, anotherexpat4444 said:

Will they refund 50% if a person don't re-qualify after 5 year.  

Visa fees are always non-refundable.

 

The LTR is already way ahead of the game compared to other visas.  You already know if you've been accepted or not before you have to pay, unlike other visas where you pay first and then find out.