If I sell my house overseas and remit any of that money being over the 180 days threshold in Thailand in 2026 will it be taxable in Thailand ?

It is not taxable in my home country under the rules there (unless I rent it out for any periods of time.)

I don't want to get snared by any new rules in Thailand.

3 hours ago, freedomnow said:

If I sell my house overseas and remit any of that money being over the 180 days threshold in Thailand in 2026 will it be taxable in Thailand ?

Simple answer: Yes.

Now if you have an official document stating the appraised value of the house on 31/12/2023, and the house sale proceed is less or equal to this amount then there is no capital gain. Hence, as pre-2024 income remains exempt from Thai tax, you can remit 100% of that money tax-free. Conversely, any capital gain from 01/01/2024 will be taxed up to 35%.

It should be taxable under the new rules, they will treat any capital gain as income when remitted and as it's taxed at 0% in the UK then you could get hit with the full amount in Thailand, and worse still it's all treated as normal income.

I think a lot of people will get caught out by this when they first move to Thailand unless they plan it right, and sell it a non resident year.

This is where you really need an accountant / tax lawyer in Thailand to advise and confirm.

Leave Thailand for over six months.

So I have not hit the 6-month residency limit yet and so not tax resident

and it appears capital remitted like that is not taxable if you do it before you go over 180 days.

I will be at about 100 days when I leave this year back to my country.

39 minutes ago, Yumthai said:

Simple answer: Yes.

Now if you have an official document stating the appraised value of the house on 31/12/2023, and the house sale proceed is less or equal to this amount then there is no capital gain. Hence, as pre-2024 income remains exempt from Thai tax, you can remit 100% of that money tax-free. Conversely, any capital gain from 01/01/2024 will be taxed up to 35%.

Even if I am not rsident as yet in this tax year ?

10 minutes ago, freedomnow said:

So I have not hit the 6-month residency limit yet and so not tax resident

If you are not tax resident in Thailand (staying less than 180 days in a calendar year) when you remit any foreign sourced money then it is tax-free.

So following logic he has to be in another two countries for less than

180 /183 days so as not to be tax resident in any country?

All sounds a bit complicated to me.

1 hour ago, Yumthai said:

Simple answer: Yes.

Now if you have an official document stating the appraised value of the house on 31/12/2023, and the house sale proceed is less or equal to this amount then there is no capital gain. Hence, as pre-2024 income remains exempt from Thai tax, you can remit 100% of that money tax-free. Conversely, any capital gain from 01/01/2024 will be taxed up to 35%.

I don't believe that to be true, only cash in the bank as at 31/12/2023 is exempt, Capital Gains is calculated on the original cost (or in the case of a UK House sale the value as at 5th April 2015) so the full amount of gains is assessable for Tax.

6 minutes ago, VocalNeal said:

So following logic he has to be in another two countries for less than

180 /183 days so as not to be tax resident in any country?

All sounds a bit complicated to me.

Assuming the house is in the UK & it is still considered his primary residence (I.e. he hasn't rented it out) then it will be exempt from UK Capital Gains Tax whether he's UK Tax Resident or not.

30 minutes ago, freedomnow said:

So I have not hit the 6-month residency limit yet and so not tax resident

and it appears capital remitted like that is not taxable if you do it before you go over 180 days.

I will be at about 100 days when I leave this year back to my country.

Even if I am not rsident as yet in this tax year ?

If you're not Tax Resident in the year that you sell the house then no tax will be due on any gains.

Edit: If you sell it before you hit 180 days but then go on to spend >179 days in Thailand in that year then you will be Tax resident and it will be tax assessible.

4 minutes ago, SamSpade said:

If you're not Tax Resident in the year that you sell the house then no tax will be due on any gains.

Edit: If you sell it before you hit 180 days but then go on to spend >179 days in Thailand in that year then you will be Tax resident and it will be tax assessible.

Yes, chatgpt said along these lines but good to ask anyone HUMAN who has done this and then a tax advisor finally if it still feels grey area anywhere.

I think to be sure I will not spend over 179 days in the year 2026 here if I'm remiiting a stack of cash into my bank account here. Going to ask my bank what paperwork they will need to ensure it does not get locked down. Solicotor sales paperwork and inbound bank statement from them.

Yes, my place is in UK, and to rent it out is a nightmare in 2026 with Non-resident landlord 20% tax withholding rules and management costs and repair and replacement liabilties and pro-tenant laws...so not worth the hassle to grow CGT liability on it from this year on out.

Just do a clean cut now in this new tax-year.

2 minutes ago, freedomnow said:

I think to be sure I will not spend over 179 days in the year 2026 here if I'm remiiting a stack of cash into my bank account here.

I'm doing the same and can highly recommend Penang as a place to while away some of your Non-Thailand days (Brits can stay up to 90 days, Thais 30 days).

5 minutes ago, SamSpade said:

I'm doing the same and can highly recommend Penang as a place to while away some of your Non-Thailand days (Brits can stay up to 90 days, Thais 30 days).

Yes.

4 hours ago, SamSpade said:

I don't believe that to be true, only cash in the bank as at 31/12/2023 is exempt, Capital Gains is calculated on the original cost (or in the case of a UK House sale the value as at 5th April 2015) so the full amount of gains is assessable for Tax.

It seems you're right, as the "principal" (exempt capital) is strictly defined by the actual original cost of the asset, not its market value at the start of the new tax regime.

9 hours ago, freedomnow said:

If I sell my house overseas and remit any of that money being over the 180 days threshold in Thailand in 2026 will it be taxable in Thailand ?

Yes you will be, so long as you eventually hit the 180 day threshold in that tax year.

Several of the answers here are simply wrong. It does not matter that at that moment you only had lived in Thailand for 170 days or whatever. Your tax residency is based on that year and anything that came in that year will be taxed.

6 minutes ago, Gaccha said:

Yes you will be, so long as you eventually hit the 180 day threshold in that tax year.

Several of the answers here are simply wrong. It does not matter that at that moment you only had lived in Thailand for 170 days or whatever. Your tax residency is based on that year and anything that came in that year will be taxed.

I thought they distinguish inbound capital from income ? Have you had tax advisor help to arrive at your position ?

2 minutes ago, freedomnow said:

I thought they distinguish inbound capital from income

The Thai tax code simply regards any capital gains as assessable income. Unlike say the UK which distinguishes and has different tax regimes for capital gains and income.

If you are strictly asking me whether capital, in the sense of liquid money, is distinguishable from income then the answer is yes. If it became money prior to the year which is taxable then you'll be fine, but I don't think this is the question you really are asking me.

I have not directly asked any tax advisor on this, it's just that it's not ambiguous at all in the tax instructions.

24 minutes ago, Gaccha said:

The Thai tax code simply regards any capital gains as assessable income. Unlike say the UK which distinguishes and has different tax regimes for capital gains and income.

If you are strictly asking me whether capital, in the sense of liquid money, is distinguishable from income then the answer is yes. If it became money prior to the year which is taxable then you'll be fine, but I don't think this is the question you really are asking me.

I have not directly asked any tax advisor on this, it's just that it's not ambiguous at all in the tax instructions.

Yes, it will become money in the year I remit, so I will have to bail from Thailand at 175 days or so of the entire year after sending it here as a non-resident in this year.

Which is fine, as I want to see surrounding countries again later in the year.

21 hours ago, SamSpade said:

I'm doing the same and can highly recommend Penang as a place to while away some of your Non-Thailand days (Brits can stay up to 90 days, Thais 30 days).

Brits can stay up to 180 days in Hong Kong!

https://www.immd.gov.hk/eng/services/visas/visit-transit/visit-visa-entry-permit.html

First: Check if Thailand has a tax agreement with your home country. If so, the agreement will say in which country profit from house sale should be taxed. Normally profit from a house sale is only taxable in the country where the house is placed.

If your home country is Norway, then there is no tax in Thailand.

Savings before 1st January 2024 can be transferred into Thailand free of income tax. Value minus debt of your property by 31st December 2023 is savings, anything on top is taxable gain. You need to be able to prove value of your savings by the cut date; perhaps you have a personal tax statement from your home country dated by years end December 2023, in where your wealth is specified, you can use af proof; I've used that for my tax free transfers of savings.

You need to check with HMRC if you are a UK Non Resident as there is liability for UK capital gains but as I understand it only for the gain during the period you are classed as a non-resident.

2 hours ago, khunPer said:

Savings before 1st January 2024 can be transferred into Thailand free of income tax. Value minus debt of your property by 31st December 2023 is savings, anything on top is taxable gain. You need to be able to prove value of your savings by the cut date; perhaps you have a personal tax statement from your home country dated by years end December 2023, in where your wealth is specified, you can use af proof; I've used that for my tax free transfers of savings.

That sounds logical to me. EXCEPT, one of the ever present Expat Advisors reckons that the TRD only recognises Bank Deposits as at 31/12/2023 as being "Savings". At the same time, they said that CGT is payable in the case of the remittance from a property sale. Must say that taken together I find that those 2 positions are incompatible.

Perhaps someone can clarify

2 hours ago, dinga said:

Expat Advisors

Who?

37 minutes ago, VocalNeal said:

Who?

These people - https://www.expattaxthailand.com/

19 hours ago, MikePBrown said:

You need to check with HMRC if you are a UK Non Resident

This will, I think, necessitate him performing a Statutory Residence Test on himself:

https://www.gov.uk/government/publications/rdr3-statutory-residence-test-srt/guidance-note-for-statutory-residence-test-srt-rdr3

On 4/23/2026 at 7:54 AM, MikePBrown said:

You need to check with HMRC if you are a UK Non Resident as there is liability for UK capital gains but as I understand it only for the gain during the period you are classed as a non-resident.

From the UK side it doesn't matter whether he is UK Tax Resident or not.

If it's his "Primary Residence" there's no CGT

If it's not his "Primary Residence" there is CGT (E.g. I've rented my house out & been Non UK Tax Resident for >18 years so I have to pay CGT on the Gains Vs the price as at 5th April 2015)...

The rules do allow a discount for the time you're living in the property but the OP stated that it's still his primary property (I.e. he hasn't rented it out) so no CGT is due.

NB if CGT is due on a property sale you have to file a seperate return and pay it within 60 days.

7 hours ago, SamSpade said:

From the UK side it doesn't matter whether he is UK Tax Resident or not.

Yes it does.

7 hours ago, SamSpade said:

If it's his "Primary Residence" there's no CGT

That's not relevant for the time of being a non-tax resident.

What matters is whether or not he hit a 90-day occupancy threshold for that year.

He will only be taxed on the increase in value from when he was deemed to be a non-tax resident. And he will not have to pay the final 9 months. So effectively he might only pay for 3 months of the increase.

As a non-resident, he must report the sale within 60 days to HMRC. There are penalties for not doing so, even if he believes there is no CGT to pay.

8 hours ago, Gaccha said:

As a non-resident, he must report the sale within 60 days to HMRC.

Indeed he will. And, based on my experiences of selling my UK house in late 2021, he'll need to repeat all the info he gave HMRC on that occasion in a subsequent return for the tax year in question, through the SA108 supplementary pages.

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