Hi to everyone,

I like to find some information for retirement visa in Thailand? I am a 51 years old british citizen and i would like to move to thailand and live there. I have some cash to buy few properties in thailand and rent them out while I live there. Could you please give me some information regarding legal sides of my case in thailand ,Thanks for your helps.

Retirement stay for one year requires 800k in bank account (2 months first time - 3 thereafter) or 65k embassy letter of income or a combination to meet 800k per year. Same TM.7 application for 1,900 baht and proof of financials each year.

You can not own land in Thailand so be aware of that with your planning.

Also, with a retirement visa I do not believe that you can generate/receive income from Thai sources.

As long as what is done does not fall into the classification of working you could have income generated from investments and etc. Just pay taxes to keep it legal if income from it is greater than about 210K baht a year.

You could put income into the bank to meet the requirements but for income proven by tax payments it would not be accepted unless you had a work permit.

Last time I renewed my extension I was still recovering from major orthopaedic surgery.

The immigration officer told me "you should have just sent your wife to do this"

I thanked him and told him that a friend had kindly driven my wife and I to the office and that attending was no real problem. .

Anyway, my extension was rapidly processed and we only spent about 25 minutes in the office.

Retirement stay for one year requires 800k in bank account (2 months first time - 3 thereafter) or 65k embassy letter of income or a combination to meet 800k per year. Same TM.7 application for 1,900 baht and proof of financials each year.

You can not own land in Thailand so be aware of that with your planning.

I suspect that, first and foremost, he will need either an O-A visa issued by the Royal Thai Embassy in London or a non-O visa issued by one of the honorary Thai consulates in the UK. He should, however, note from the thread at http://www.thaivisa.com/forum/topic/653264-consulates-no-longer-issuing-non-imm-o-visas/ that the Liverpool Consulate are apparently no longer issuing such visas and that the remaining consulates may be following suit if they have not already done so.

Full visa info is on the Embassy's website at http://www.thaiembassyuk.org.uk/?q=node/44

Edited July 13, 201312 yr by OJAS

The info about Liverpool was for multiple entry visas all he needs is a single entry non-o.

Lets not start making a big deal over Liverpool's problem. It might just be that they got caught doing something wrong and have had their authority pulled.

Edited July 13, 201312 yr by ubonjoe

As long as what is done does not fall into the classification of working you could have income generated from investments and etc. Just pay taxes to keep it legal if income from it is greater than about 210K baht a year.

You could put income into the bank to meet the requirements but for income proven by tax payments it would not be accepted unless you had a work permit.

Thanks answering my message, but something wasn't clear for me. Could you please tell me if I buy condos instead of house is it okay in Thailand for ownership without thai partner? Also i need to keep 800k in bank can I do this as long as want to stay in Thailand? After one or two year can I show my income from the properties if I own in Thailand? As a proof of or income, that income money should come from out of thailand ? I was little confused about those matters and if you have time could you please let me know what is the best for me for staying in Thailand? Thanks for your kind helps.Best regards

Retirement stay for one year requires 800k in bank account (2 months first time - 3 thereafter) or 65k embassy letter of income or a combination to meet 800k per year. Same TM.7 application for 1,900 baht and proof of financials each year.

You can not own land in Thailand so be aware of that with your planning.

Thanks answering my message, but something wasn't clear for me. Could you please tell me if I buy condos instead of house is it okay in Thailand for ownership without thai partner? Also i need to keep 800k in bank can I do this as long as want to stay in Thailand? After one or two year can I show my income from the properties if I own in Thailand? As a proof of or income, that income money should come from out of thailand ? I was little confused about those matters and if you have time could you please let me know what is the best for me for staying in Thailand? Thanks for your kind helps.Best regards

Per my reply to your PM

Some condos can be owned by foreigners and some not - not more than 50% of a property can be owned by foreigners so you have to make sure before you buy (not all will say anything before taking deposit).

Income from outside must be verified by a letter from your Embassy so what you can use will be up to them. Income from within Thailand I believe is only accepted from a work permit holder and tax returns (you would not likely hold a work permit (they are not normally issued on retirement).

First let me say I am no expert in these matters!

However renting out a number of condo's involves "work" (marketing, maintenance, etc.) which, generally speaking, is not permitted whist enjoying a retirement "visa" . Have you really thought this through ?

Others here will be able to give a more informed opinion,

serdar -- Welcome to ThaiVisa

You can arrive in Thailand with nothing by way of visas and get a "permit to enter" valid for 30 days when you arrive - free. From UK I have found that Emirates DO check for onward travel but KLM/AirFrance do not. That is a lottery and I suggest you just buy a full-fare, fully refundable onward flight to the cheapest destination maybe HK or SG .

During that 30 days, open your bank account and get the 800k into your account and make sure it is certificated by the bank so that you can use it to buy the condos you talk about. This starts the "seasoning" process which takes 2 months.

Rent a condo in the area you have decided on so that you can learn the local foibles of transport, etc.

Get your onward flight refunded.

Towards the end of the 30 days you can travel to an adjoining country to get a 90-day non-O visa for retirement. Take the banks documentation showing you are seasoning the money.

Before the last 15 days of your visa you can go to whichever immigration office is most convenient and get the Extension based on retirement, which will be valid for a year -- but don't forget 90day reporting

At the end of the year, produce the financial and other information and get your visa renewed.

Hope this helps to get you started.

E&OE

Retirement stay for one year requires 800k in bank account (2 months first time - 3 thereafter) or 65k embassy letter of income or a combination to meet 800k per year. Same TM.7 application for 1,900 baht and proof of financials each year.

You can not own land in Thailand so be aware of that with your planning.

What's a TM.7 application?

Can you clarify land ownership.

I've read on other parts of the forum expats claiming to buy land to build property, or do they mean they buy, but the land is in the Thai wife's name?

Edited July 13, 201312 yr by lopburi3
correct font

Towards the end of the 30 days you can travel to an adjoining country to get a 90-day non-O visa for retirement. Take the banks documentation showing you are seasoning the money.

E&OE

If your going to retire in Thailand why not apply for a 90 day non O Visa for retirement from the UK before you go to Thailand.

I currently live in the UK but looking into Visa requirements for retirement in Thailand.

Towards the end of the 30 days you can travel to an adjoining country to get a 90-day non-O visa for retirement. Take the banks documentation showing you are seasoning the money.

E&OE

If your going to retire in Thailand why not apply for a 90 day non O Visa for retirement from the UK before you go to Thailand.

I currently live in the UK but looking into Visa requirements for retirement in Thailand.

It is perfectly reasonable to do that if it suits, but my method allows more time for the "fumble factor" when dealing with the bank and getting the money seasoned in time. Don't forget that the seasoning has to be completed at the time of application for the extension... ie, a minimum of 15 days prior to the non-O visa expiring. and possibly a wise man will make that application about 3 weeks before the expiry to allow him to correct any hiccups with immigration.

Anyone who cuts their timing to the last day is asking for trouble -- not, I suggest, a way to start a happy retirement

Retirement stay for one year requires 800k in bank account (2 months first time - 3 thereafter) or 65k embassy letter of income or a combination to meet 800k per year. Same TM.7 application for 1,900 baht and proof of financials each year.

You can not own land in Thailand so be aware of that with your planning.

What's a TM.7 application?

Can you clarify land ownership.

I've read on other parts of the forum expats claiming to buy land to build property, or do they mean they buy, but the land is in the Thai wife's name?

I suggest that you look at the Thai immigration website - there is a version in English and all the forms are explained there and are available for download.

Land ownership in Thailand is restricted to people of Thai nationality. You can do a long-winded scheme to form a company in Thailand and it can own the land, but be aware that the company requires Thai shareholders at a certain %age, so you never really "own" the company, or the land. Many people have bought land in the name of their spouse and some have had their name added to the legal documents, but in the end, the Thai owner will be the one who has the real power over reselling, etc.

Reference my earlier post - you can use your Permit to Enter stamp to extend for retirement at your local immigration office. You don't have to go to the nearby country.

Thanks jpinx thumbsup.gif

I'm planning a visit first in October this year, then retirement around April next year.

From what I've already read and been advised, I planned to get a non O 90 day Retirement Visa from the UK first.

My priority once I arrive is to open a bank account (although I've heard some banks won't accept foreigners, but BBK do) in the first week, then wire the 800K across.

That way my money should be 'seasoned' 3 weeks before my Visa expires.

Do I have to go to BKK to get the 12 month Visa then ?

I also believe you have to report to a local Immigration office every 3 months thereafter. (Does that have to be in person).

Advice appreciated.

Edited July 13, 201312 yr by lopburi3
correct font

Is there a list of local Immigration offices for different districts anywhere on the forum ?

I do not know the specific requirements to income obtain a statement of 65K baht per month income for UK citizens -- but if you can meet the Bangkok UK Embassy's criteria that is whole lot easier than the 800K baht in the bank option.

Is there a list of local Immigration offices for different districts anywhere on the forum ?

http://www.immigration.go.th/nov2004/2notice/20120208_imm_map.jpg

http://www.thaivisa.com/forum/Immigration-Office-List-t302107.html&view=findpost&p=3041544#entry3041544

http://maps.google.com/maps/ms?hl=en&ie=UTF8&msa=0&msid=214923170432669428134.000465f03d84d91df360b&t=h&z=6

Is there a list of local Immigration offices for different districts anywhere on the forum ?

the offices

http://www.immigration.go.th/nov2004/en/base.php?page=central

http://www.immigration.go.th/nov2004/en/base.php?page=north

http://www.immigration.go.th/nov2004/en/base.php?page=esarn

http://www.immigration.go.th/nov2004/en/base.php?page=south

... depends what area you are in...

the visa...

http://www.mfa.go.th/main/en/services/123/15385-Non-Immigrant-Visa-%22O-A%22-(Long-Stay).html

the forms ...

http://www.immigration.go.th/nov2004/en/base.php?page=download

90 day reporting

http://www.immigration.go.th/nov2004/en/base.php?page=90days

Edited July 13, 201312 yr by jpinx

I do not know the specific requirements to income obtain a statement of 65K baht per month income for UK citizens -- but if you can meet the Bangkok UK Embassy's criteria that is whole lot easier than the 800K baht in the bank option.

Horses for courses. Some people find it easier to dump a lump sum in than to sort through a miriad of investment accounts and produce evidence of income that the embassy will understand/accept.

I do not know the specific requirements to income obtain a statement of 65K baht per month income for UK citizens -- but if you can meet the Bangkok UK Embassy's criteria that is whole lot easier than the 800K baht in the bank option.

I provide them with the latest annual statement from my pension provider plus the current tenancy agreement for my rented-out house in the UK. Regarding the immediately preceding post, the Embassy certainly don't appear to have any particular difficulty in understanding or accepting these docs in my case at any rate!

Edited July 13, 201312 yr by OJAS

I do not know the specific requirements to income obtain a statement of 65K baht per month income for UK citizens -- but if you can meet the Bangkok UK Embassy's criteria that is whole lot easier than the 800K baht in the bank option.

I provide them with the latest annual statement from my pension provider plus the current tenancy agreement for my rented-out house in the UK. Regarding the immediately preceding post, the Embassy certainly don't appear to have any particular difficulty in understanding these docs in my case at any rate!

Your income is reasonably straightforward There are people with investment portfolios they manage themselves and it gets much more complicated.

It's soooooooooo complicated:

(From UK Consulate website):

Consular letter confirming pension/income for Thai Immigration

We can issue a standard letter addressed to Thai Immigration confirming your pension/income to support the renewal/extension of your retirement visa. This letter is a Thai requirement and the granting of the visa is at the sole discretion of the Thai Immigration authorities not the British Embassy.

Please ensure the pension/income evidence you provide is in a form that is simple and easy to understand and contains the essential financial amounts that are required for inclusion in the letter. According to Thai Immigration, your pension currency should not be converted into Thai Baht.

Once you have proof of financials in Thailand (no seasoning required) you can obtain a non immigrant O visa 90 day entry or change from visa exempt for 2,000 baht from immigration inside Thailand. There would not be any need to exit country to obtain.

It's soooooooooo complicated:

(From UK Consulate website):

Consular letter confirming pension/income for Thai Immigration

We can issue a standard letter addressed to Thai Immigration confirming your pension/income to support the renewal/extension of your retirement visa. This letter is a Thai requirement and the granting of the visa is at the sole discretion of the Thai Immigration authorities not the British Embassy.

Please ensure the pension/income evidence you provide is in a form that is simple and easy to understand and contains the essential financial amounts that are required for inclusion in the letter. According to Thai Immigration, your pension currency should not be converted into Thai Baht.

Agreed !

Massively complex process !

Which is why do it every year ---- with absolutely no problem !

First let me say I am no expert in these matters!

However renting out a number of condo's involves "work" (marketing, maintenance, etc.) which, generally speaking, is not permitted whist enjoying a retirement "visa" . Have you really thought this through ?

Others here will be able to give a more informed opinion,

He can hire a management company to do all the work for him, that would make it all legal.

To the OP: How much experience do you have with living in Thailand. Unless you are absolutely certain that you want to live here the rest of your life, I would hold off on any investment into Thai property until you have been here for a while. Investing in property here may not necessarily be the right thing for you to do:

• As mentioned you cannot own land, so forget about investing in houses. Creating a Thai company with Thai nominee shareholders is illegal, and buying in a Thai name is both risky and (if using a nominee) illegal.
• Rental yields on property (both houses and condos) are very low in Thailand, so in order for it to make sense you will have to look carefully to find properties going cheap. This is in itself quite difficult (but not impossible), as many properties are not financed and property taxes low to non-existent so little incentive for owners to sell until someone will give them the price they imagine their property is worth.
• Selling property (should you have to) can be very difficult as the used property market is very illiquid. People here prefer to buy new over used, so in order to sell you may have sell at a loss. Adding to that risk is the fact that many low to mid level condo building (I don't know what price range you are looking for) are not that well maintained, so there is a risk that the building may fall into disrepair after a number of years.
• Should you one day have/want to return back home, and assuming you have been able to sell your property portfolio, repatriating your funds may turn out to be a challenge (but should not be impossible).

I am not saying don't invest in the property market here, just urging you to wait until you have been here a while and have a firmer grasp of how things work here. And don't invest more than you can afford to, it's not wise to put all your eggs in one basket (especially this particular basket). And if there is any doubt in your mind about as to whether you are going to stay here for the long run, then find a more liquid way to invest your money.

Sophon

Edited July 13, 201312 yr by Sophon

"He can hire a management company to do all the work for him, that would make it all legal."

I am sure that is true !

However given the low rental yeald the proposed venture is unlikely to produce much "profit" once the "Thai management" cost is factored in !