On 8/15/2026 at 5:00 AM, James105 said:

So when committing to paying several million baht for a property you would not yourself do any due diligence and just check in google to see if it is legally possible for a non Thai citizen to purchase land in Thailand? The answer from google would be a hard no and its a 5 second job to check this.

The buyers strategy here was to stick their head in the sand and hope for the best.

God I've known that since before my first trip there ... and I never had any intention of buying a house. Anyone who was investing those sums must have known what they were doing and what they were getting into, and that it could very easily have a maximum shelf life.

They placed their bets and lost.

I hope they at least followed the suggestion that you never invest more in Thailand than you're able to walk away from.

I was wondering, could the house and land be separated, since foreigners can own the house and then figure out some way to sell the land to someone who would give them a long-term lease?

Something similar to what is happening here in Thailand happened in Mexico maybe 25-30 years ago. People woke up one morning to find that the TIM version of TIT was over, and they owned nothing.

3 hours ago, JerryM said:

As the old time New Yorkers would say, your guess and a subway token gets you a ride.

As they say in Thailand, "Farang can not own land." 🙂

3 hours ago, Yellowtail said:

What is only a matter of time?

Foreigners getting scooped up in a tax crackdown.

43 minutes ago, KhunHeineken said:

Foreigners getting scooped up in a tax crackdown.

Foreigners are evading taxes?

If I had to guess, I'd guess the first to get audited will be the ones using agents to circumvent visa financial requirements.

1 minute ago, Yellowtail said:

Foreigners are evading taxes?

If I had to guess, I'd guess the first to get audited will be the ones using agents to circumvent visa financial requirements.

Yes, the visa gravy train will end at some stage, probably around the same time as a tax crackdown.

The Thai government holds all the cards. They set how much a foreigner must bring into Thailand for a visa / extension, then, in the not so distant future, they will tax it, because they make you bring it in each year / month.

4 minutes ago, save the frogs said:

As far as I can guess intuitively, the 800K requirement is not part of the taxable income on money transferred into the country.

I could be wrong, but how certain are you that you know what you're talking about?

Did you look up the tax laws or are you just pretending to be a tax expert?

Firstly, as I have stated in another thread, the 800k / 65k can not stay at these amounts forever, but that's for another thread.

My advice, face to face, and on this forum, is for those who are looking to retire here soon, bring your 800k, money for a condo, car, furniture etc etc and DO NOT stay inside Thailand that year for more than 180 days, thus remaining a non resident of Thailand for tax purposes, in the year you move a lump sum of money to Thailand. This is a well known strategy.

For expats already living here, and as another member pointed out, computer data bases / AI will do all the heavy lifting in relation to the 47,000 Thai companies suspected of using nominees, and also in the future, taxing foreigners living here.

Like I said, they set the rules about how much money you have to bring into Thailand, in order to get your visa, so they know X amount of tax must be paid at least on the minimum amount of money needed for the visa. This is why I said I can see the day when visa agents will be banned.

53 minutes ago, KhunHeineken said:

Yes, the visa gravy train will end at some stage, probably around the same time as a tax crackdown.

The Thai government holds all the cards. They set how much a foreigner must bring into Thailand for a visa / extension, then, in the not so distant future, they will tax it, because they make you bring it in each year / month.

Only the people that do not use the B800K in the bank method, it's already in the country. The poor guys doing monthly transfers will end up the chumps paying 33% of everything they bring in.

Edited August 16Aug 16 by Yellowtail

On 8/11/2026 at 8:38 AM, Brettoj said:

These are advertised on facebook all the time. I nearly bought one but I just felt the arrangement for ownership a bit loose and thought they were using a loophole in the laws. I’m so glad now I followed my instincts. The companies selling these need to be prosecuted and money returned to the scammed buyers!

These companies may be prosecuted.

Of course the money will never be returned it has either gone, or will be seized.

The properties themselves, well no doubt there are beady eyes on them!

59 minutes ago, KhunHeineken said:

For expats already living here, and as another member pointed out, computer data bases / AI will do all the heavy lifting in relation to the 47,000 Thai companies suspected of using nominees, and also in the future, taxing foreigners living here.

I wish you could foresee the consequences of strictly taxing foreign (and even local) residents.

9 hours ago, KhunHeineken said:

As they say in Thailand, "Farang can not own land." 🙂

Farang didn't own land .Their nominee structure company did.

8 hours ago, Yellowtail said:

The poor guys doing monthly transfers will end up the chumps paying 33% of everything they bring in.

340K off the top Thai tax allowance - + elderly

US Social Security exempt

further exemption under US-Thai DTA Tax Treaty. Article 20.3 (For me as already specified in Immigration source of income letter)

Tax paid = 0

Edited August 16Aug 16 by JerryM

11 hours ago, Yellowtail said:

Foreigners are evading taxes?

If I had to guess, I'd guess the first to get audited will be the ones using agents to circumvent visa financial requirements.

Or quite possibly, since they pay a commission, they could get a pass.

1 hour ago, jacko45k said:

Or quite possibly, since they pay a commission, they could get a pass.

If you pay H & R Block to do your taxes, are you exempt from tax evasion?

1 minute ago, Yellowtail said:

If you pay H & R Block to do your taxes, are you exempt from tax evasion?

If you provided all the correct information and H&R block made a mistake, you will not be liable. That's the advantage of using a middle man, I believe. But you still need to declare everything.

4 hours ago, JerryM said:

340K off the top Thai tax allowance - + elderly

US Social Security exempt

further exemption under US-Thai DTA Tax Treaty. Article 20.3 (For me as already specified in Immigration source of income letter)

Tax paid = 0

I know. Does anyone think they'll be going after small money?

No doubt there will be agents to help the smartest among us to fill out their tax form.

One thing I miss about working, is tax and visa stuff.

1 minute ago, save the frogs said:

If you provided all the correct information and H&R block made a mistake, you will not be liable. That's the advantage of using a middle man, I believe. But you still need to declare everything.

But then it would not be tax evasion.

And if you end up in a legal dispute with the IRS, they will represent you, but they will not go to jail for you.

Back in the '80s I had a loan racket, and I would do guys' taxes for $10 and loan them money against their returns at 20%

10 minutes ago, Yellowtail said:

I know. Does anyone think they'll be going after small money?

Thank you. So you agree I (likely) will have 0 baht tax due.

BTW that whole scenario was set up almost 20 years ago not because of taxes -- but because several times, when getting the US Embassy 65K income affidavit, the consular official would ask: You are aware that Thai IMM can ask for corroborating info?

So I set things up as if they would.

14 hours ago, Yumthai said:

I wish you could foresee the consequences of strictly taxing foreign (and even local) residents.

The Thai economy is not doing so well. They will be looking to broaden their tax base here, and will be chasing every baht from everyone.

7 hours ago, JerryM said:

Farang didn't own land .Their nominee structure company did.

It's illegal to set up a Thai company for the sole purposes of owning land.

11 minutes ago, KhunHeineken said:

It's illegal to set up a Thai company for the sole purposes of owning land.

Well that leaves them about 47,000 to look at.

15 hours ago, Yellowtail said:

Only the people that do not use the B800K in the bank method, it's already in the country. The poor guys doing monthly transfers will end up the chumps paying 33% of everything they bring in.

As I have said, the 800k / 65k can not / will not stay at these amounts forever. Taxing these amounts may trigger the Thai government to raise them. So, it's not just a higher cost of living, it's also that the Thai government will have the ability to tax the funds. Only a matter of time before these amounts are increased.

For the guys that transferred the 800k years ago, or even last year, putting it in a separate account, and leaving it untouched, sure, it will not be taxed into the future, but these people still have to live of something.

For the guys who spend the 800k and then top it up, they will scoop them up.

For the guys on the 65k method, they will be easy targets.

Not only will Thailand raise revenue, but it has the potential of raising the financial standard of expat retirees here. Can afford the new amounts and pay the tax, welcome. Can not afford the new amounts and the tax, bye bye.

1 minute ago, JerryM said:

Well that leaves them about 47,000 to look at.

Yes, and that's a lot of land / property.

There will be a spike in transfers at the Land Office. Also a spike in foreign / Thai marriages. There will also be a spike in closing Thai companies.

"Returning Thai land to Thai people." 🙂

6 minutes ago, KhunHeineken said:

There will be a spike in transfers at the Land Office. Also a spike in foreign / Thai marriages. There will also be a spike in closing Thai companies.

And there will be a spike in spikes

16 minutes ago, KhunHeineken said:

As I have said, the 800k / 65k can not / will not stay at these amounts forever. Taxing these amounts may trigger the Thai government to raise them. So, it's not just a higher cost of living, it's also that the Thai government will have the ability to tax the funds. Only a matter of time before these amounts are increased.

For the guys that transferred the 800k years ago, or even last year, putting it in a separate account, and leaving it untouched, sure, it will not be taxed into the future, but these people still have to live of something.

For the guys who spend the 800k and then top it up, they will scoop them up.

For the guys on the 65k method, they will be easy targets.

Not only will Thailand raise revenue, but it has the potential of raising the financial standard of expat retirees here. Can afford the new amounts and pay the tax, welcome. Can not afford the new amounts and the tax, bye bye.

I was talking about the guys that can leave the B800 in the bank, not the guys that spend and top up, they'll will be in the same with the guys on the B65K a month and the chumps that use an agent to circumvent the law.

If Thailand does not want expat retirees here, it's much easier to get rid of them than some silly tax scheme. Does your visa agent do your taxes too?

25 minutes ago, KhunHeineken said:

As I have said, the 800k / 65k can not / will not stay at these amounts forever. Taxing these amounts may trigger the Thai government to raise them. So, it's not just a higher cost of living, it's also that the Thai government will have the ability to tax the funds. Only a matter of time before these amounts are increased.

For the guys that transferred the 800k years ago, or even last year, putting it in a separate account, and leaving it untouched, sure, it will not be taxed into the future, but these people still have to live of something.

For the guys who spend the 800k and then top it up, they will scoop them up.

For the guys on the 65k method, they will be easy targets.

Not only will Thailand raise revenue, but it has the potential of raising the financial standard of expat retirees here. Can afford the new amounts and pay the tax, welcome. Can not afford the new amounts and the tax, bye bye.

You know, to a lot of people, B800K is not that much money.

When you own a home, and you're not drinking and banging hookers, you don't really need to bring much money in.

52 minutes ago, KhunHeineken said:

The Thai economy is not doing so well. They will be looking to broaden their tax base here, and will be chasing every baht from everyone.

You don't answer my point. What will be the consequences on Thai economy of removing all tax loopholes and strictly enforcing personal income tax at current rates?

You may have no clue but (hopefully) the people in charge may have.

40 minutes ago, Yumthai said:

You don't answer my point. What will be the consequences on Thai economy of removing all tax loopholes and strictly enforcing personal income tax at current rates?

You may have no clue but (hopefully) the people in charge may have.

He's a one trick pony, and reason is not it.

45 minutes ago, Yumthai said:

What will be the consequences on Thai economy of removing all tax loopholes and strictly enforcing personal income tax at current rates?

More tax revenue. Simple.

1 hour ago, Yellowtail said:

You know, to a lot of people, B800K is not that much money.

When you own a home, and you're not drinking and banging hookers, you don't really need to bring much money in.

Not the point, is it?

As I said, they will be chasing every baht from everyone, as they look to broaden the tax base here.

It's been in the news. Look how narrow Thailand's tax base is.

nationthailand

Thailand’s tax base under scrutiny as only 5m filers pay...

Budget committee data show Thailand’s personal income tax base remains narrow, with only 5.14 million of 12.57 million filers actually paying tax.