Thailand Officially Grants 60-Day Visa Exemption to Passport Holders from 90 Countries and Territories. On July 15th, 2024, the Royal Gazette announced new regulations from the Ministry of Interior, granting visa exemptions for passport holders from 90 countries and territories for short-term visits up to 60 days.- The Pattaya News

Thailand Officially Grants 60-Day Visa Exemption to Passport Holders from 90 Countries and Territories

Kittisak PhalaharnTuesday, 16 July 2024, 14:50

National —

On July 15th, 2024, the Royal  Gazette announced new regulations from the Ministry of Interior, granting visa exemptions for passport holders from 90 countries and territories for short-term visits up to 60 days. 

This move aims to boost tourism and business travel as part of Thailand's economic recovery post-COVID-19.

Effective immediately, travelers from the following countries can enjoy visa-free entry for tourism, business, or short-term work: Albania, Andorra, Australia, Austria, Bahrain, Belgium, Bhutan, Brazil, Brunei, Bulgaria, Cambodia, Canada, China (including Hong Kong, Macao, and Taiwan), Colombia, Croatia, Cuba, Cyprus, Czech Republic, Denmark, Dominica, Dominican Republic, Ecuador, Estonia, Fiji, Finland, France, Georgia, Germany, Greece, Guatemala, Hungary, Iceland, India, Indonesia, Ireland, Israel, Italy, Jamaica, Japan, Jordan, Kazakhstan, South Korea, Kosovo, Kuwait, Laos, Latvia, Liechtenstein, Lithuania, Luxembourg, Malaysia, Maldives, Mauritius, Malta, Mexico, Monaco, Mongolia, Morocco, Netherlands, New Zealand, Norway, Oman, Panama, Papua New Guinea, Peru, Philippines, Poland, Portugal, Qatar, Romania, Russia, San Marino, Saudi Arabia, Singapore, Slovakia, Slovenia, South Africa, Spain, Sri Lanka, Sweden, Switzerland, Tonga, Trinidad and Tobago, Turkey, Ukraine, United Arab Emirates, United Kingdom, United States, Uruguay, Uzbekistan, and Vietnam.

This special measure underscores Thailand's effort to attract more international visitors and revitalize the economy by enhancing ease of travel. The initiative seeks to encourage foreign investments and tourism, recognizing their vital roles in economic stimulation.

Travelers wishing to extend their stay beyond 60 days can apply for a 30-day extension at the Immigration Office. Additionally, those seeking to change their visa type for other purposes can follow the standard procedures set by the Immigration Bureau.

This announcement, however, does not yet apply to other recent updates including visa on arrival for 31 countries, Destination Thailand Visa (DTV), and Post-Graduate Stay Extension, noted TPN.

Read more about the Secretary to the Thai Minister of the Interior announcing the issuance of four updated ministerial regulations to modernize visa measures effective on July 15th.



Don’t panic because Thai Revenue has written to 100,000 tax residents urging registration - Pattaya Mail

Don't panic because Thai Revenue has written to 100,000 tax residents urging registration

Pattaya MailJuly 16, 2024

Contrary to fake news, no expats have received Thai Revenue letters urging them to register.

Panicky expats in Thailand have been advised that none of the 100,000 tax residents in receipt of advisory letters from the Thai Revenue Department (TRD) are foreigners. Nor does the letter have anything to do specifically with transmitting overseas income to Thailand. According to mainstream media, TRD Director General Kulaya Tantitemit stated that the letters had been posted to Thai nationals with financial assets, urging them to register. About half that number had done so and staff were following up on the rest.

Director General Kulaya stated that her department was widening the tax base and looking to increase revenue which had been negatively affected by the reduction in the number of condominium units sold over the past year. She anticipated that the main growth areas in taxation would be in energy businesses, financial services and tourism. She made no specific reference to overseas income although, of course, that is potentially taxable.

Expats are currently concerned about the closing of a tax loophole which means that their "assessable" overseas income to Thailand becomes taxable from the start of 2024 provided they are tax residents remaining in Thailand for at least 180 days during the calendar year. The actual parameters and liabilities remain unclear to say the least with some tax lawyers saying they expect TRD to make further announcements before the year's end.

The TRD does not have access to foreigners' Thai addresses unless, of course, they choose to register with the government department. It has been rumored that such registration could become part of the process of renewing annual extensions of stay based on retirement or marriage, but the immigration bureau knows nothing of such a plan. In any case, there is no automatic connection between the type of visa granted and eligibility for tax residency. For example, some tourists could clock up 180 days in a year by exploiting the recently revised exempt visa regulations. There's a huge amount of water still to pass under this particular bridge.



Dengue infections in Thailand reach record 44,387 cases in first six months of 2024. The latest epidemiological surveillance report from Thailand’s Department of Disease Control (DCD) has revealed an alarming surge in dengue fever cases in 2024. As of July 10, the number of reported cases has reached a staggering 44,387, representing a 1.06-fold increase from the same period in 2023. | Thaiger

Dengue infections in Thailand reach record 44,387 cases in first six months of 2024

Dr. Nikhil PrasadPublished: 13:24, 16 July 2024

Visa exemption-60 days



Navigating Foreign Pension Income Tax for Expatriates in Thailand. After receiving numerous inquiries about personal tax management from foreigners residing across Thailand, I am revisiting this topic to explain the implications of foreign pension income in light of new regulations.- Pattaya Mail

Navigating Foreign Pension Income Tax for Expatriates in Thailand

Pattaya MailJuly 14, 2024

Peerasan Wongsri (Victor Wong]) Financial Analyst and Tax Expert.

After receiving numerous inquiries about personal tax management from foreigners residing across Thailand, I am revisiting this topic to explain the implications of foreign pension income in light of new regulations.

This report provides an in-depth look at how P.O. 161-162/2567 affects foreign pension income in Thailand, equipping expatriates with the knowledge to navigate this new regulatory environment effectively.

As Thailand continues to refine its taxation policies to accommodate its growing expatriate population, the recent introduction of regulations P.O. 161-162/2567 by the Thai Revenue Department is pivotal for those receiving foreign pension income. This change aims to streamline the financial transitions for foreigners living in Thailand, particularly those who rely on pensions sourced from abroad.

Decoding P.O. 161-162/2567
Effective as of early 2023, these regulations provide crucial clarifications for foreign nationals regarding the taxation of their pension incomes. Notably, P.O. 162 explicitly states that foreign-sourced pension income received before January 1, 2024, can be brought into Thailand without incurring local taxes, at any future point. This provision marks a significant shift in Thailand's approach to the fiscal management of foreign pensions, potentially affecting thousands of retirees across the kingdom.

Role of Double Taxation Agreements (DTAs)
Thailand's network of Double Taxation Agreements (DTAs) plays a crucial role in the implementation of these regulations. These agreements, designed to prevent the same income from being taxed by two countries, ensure that pensions are taxed only in the country of origin. Under the new rules, DTAs will continue to protect expatriates by preventing Thailand from taxing pension incomes that have already been taxed abroad or are set to be taxed by retirees' home countries. However, should there be any discrepancy in tax rates, additional taxes may still be collected in Thailand, although such measures are not yet officially declared and enforced.

Financial Planning Considerations
Understanding and leveraging P.O. 161-162/2567 involves more than just knowing the law it's about strategic financial planning.
Tax Planning: Expatriates should consider how and when they remit their pensions to Thailand, taking advantage of the tax exemptions for income earned before 2024.
My Advice: Given the complexities of DTAs and Thai tax law, consulting with a financial advisor or tax professional is advisable. I can provide tailored advice on how to optimize pension remittances and minimize tax liabilities.

Challenges Ahead
Despite the clear benefits, the implementation of P.O. 161-162/2567 isn't without challenges. Expatriates must navigate.

Documentation Requirements: Ensuring proper documentation and compliance with both Thai and international tax regulations is essential.

Regulatory Changes: Staying informed about any future changes in Thai tax policy that could affect their financial planning.

Conclusion
The Thai Revenue Department's update via P.O. 161-162/2567 offers a more favorable and clear tax landscape for expatriates with foreign-sourced pensions. As Thailand becomes an increasingly popular retirement destination, these changes are welcomed by many in the expatriate community, providing clarity and confidence in managing their retirement finances.

Call to Action
Expatriates benefiting from foreign pensions are encouraged to review their financial strategies and consult with tax professionals to fully understand the implications of these new regulations on their personal financial situations.

Victor Wong
(Peerasan Wongsri)
Financial Analyst and Tax Expert
Tel: 062 879 5414 Email: victorlawpattaya@gmail.com

For additional insights and the original article discussing expat legal concerns in Pattaya, click here: New tax rules for foreign-sourced income



Outstanding questions remain about new visa rules for Thailand. In the past, visa-exempt tourists with 30 days stamped into their passports had to apply at local immigration to extend another month. What is not clear is whether these tourists can extend their 60 days by visiting local immigration and obtaining a further 30 days: a total of 90 days.- Pattaya Mail

Outstanding questions remain about new visa rules for Thailand

Pattaya MailJuly 14, 2024

The latest Thai immigration rule changes are the biggest in 20 years.

The interior minister has now signed off on the latest immigration rules which will permit citizens of 93 countries to obtain a visa-exempt 60 days on entering Thailand by land, air and sea. This includes all the countries which provide significant tourist numbers including the traditional markets of UK, mainland Europe, the USA and Australia. The formal introduction date is Monday July 15, but reports from newly arrived visitors suggest the doubling of 30 days to 60 is already in place.

In the past, visa-exempt tourists with 30 days stamped into their passports had to apply at local immigration to extend another month. They had to pay a visa fee of 1,900 baht and provide evidence that their hotel, condominium or host had registered them with immigration (the famous TM30 address confirmation form). Now that visa-exempt visitors have two months on arrival, they are spared that additional bureaucracy.

What is not clear is whether these tourists can extend their 60 days by visiting local immigration and obtaining a further 30 days: a total of 90 days. Another ambiguity is whether visa-exempt tourists do a border run to repeat the whole exercise once again. If so, tourists without any visa could be based in Thailand for longer than the 180 days in a calendar year required for tax residency purposes. That possibility raises all sorts of questions as a tourist becomes an expat.

The interior minister also confirmed the introduction of the multiple entry, five-year DTV or Destination Thailand Visa which will enable stays of 180 days plus one extension of six months more. However, this must be applied for at Thai consulates abroad and requires proof of being a digital nomad or remote worker or medical tourist or person wishing to enroll on a course such as martial arts or cookery. Presumably the documentation required will be published before September 1 which was the previously announced start date for this visa. There is also the possibility that 500,000 baht or equivalent must be maintained in a bank account.

The new rules for visas also suggest that work permit requirements are no longer required for some activities. The digital nomad with a DTV will be able to work without fear of being arrested provided he or she can prove they are working for foreign companies. In the past, this was a hazy area although arrests were very few. Visitors on the 60 days visa-exempt regulation will be able to do occasional work such as attending business meetings or organizing sports event as long as such activity is neither paid nor systematic.

So it's likely that the fine detail of the new regulations will take some time to settle down. That's also true of the new regulation which will allow foreign students an extra year's stay in Thailand after graduation. There have separately been strong suggestions that, from June 2025, all visitors to Thailand will need to fill an online form, known as an Entry Travel Authorization, several days in advance of travel. Such bureaucracies are becoming common worldwide to enable authorities to check you out and notify you of your desirability before you pack your suitcase.



BREAKING NEWS: Thailand to waive visa requirements for tourists from 93 countries starting July 15. This expansion, up from the current 57 countries, was announced by Traisulee Traisoranakul, secretary to the Interior Minister Anutin Charnvirakul, on Friday. The new regulation will allow visitors to stay in Thailand for up to 60 days without a visa. Additionally, the number of countries and territories whose citizens require a visa upon arrival will increase from 19 to 31.- Hua Hin Today

Thailand to waive visa requirements for tourists from 93 countries starting July 15

Online ReporterJuly 12, 2024

Foreign tourists arrive at Suvarnabhumi Airport. File photo

The Ministry of Interior has confirmed that Thailand will waive visa requirements for tourists from 93 countries starting July 15, 2024, in an effort to boost tourism and ease travel restrictions.

This expansion, up from the current 57 countries, was announced by Traisulee Traisoranakul, secretary to the Interior Minister Anutin Charnvirakul, on Friday.

The new regulation will allow visitors to stay in Thailand for up to 60 days without a visa. Additionally, the number of countries and territories whose citizens require a visa upon arrival will increase from 19 to 31.

In a further move to attract skilled workers, a new "workcation" visa called the Destination Thailand Visa (DTV) will be introduced. This visa will permit qualified foreign professionals to stay and work in Thailand for up to 180 days at a time.

The new visa measures, which are awaiting Cabinet approval, are expected to be a formality, according to Traisulee.

Traisulee Traisoranakul

"The Ministry of Interior is preparing to announce the 60-day visa exemption for 93 countries, along with updating visa procedures to be more flexible, to support Thailand in attracting tourists worldwide," said Traisulee.

The updated visa measures include four key announcements:

1. Temporary visa exemption: The announcement specifies the list of countries/territories whose passport holders or travel document holders are temporarily exempt from visa requirements for tourism, short-term business, or work purposes and can stay in the Kingdom for up to 60 days. The number of countries/territories receiving the visa exemption (visa-free) has been increased to 93, up from the previous 57.

2. Visa on arrival eligibility: The list of countries eligible for Visa on Arrival (VOA) at immigration checkpoints will be expanded to 31 countries and territories.

3. Destination Thailand Visa (DTV): This new visa type will be introduced for high-skilled professionals, freelancers, remote workers, and those wishing to stay in Thailand for both work and tourism. The DTV will allow a stay of up to 180 days per entry, with a visa validity of five years.

4. Special permission for study and work: This announcement updates the rights for international students entering Thailand for undergraduate studies and above, holding a Non-Immigrant Visa code ED. It aims to attract potential and skilled individuals to the country's labor market by extending their stay for one year after graduation to seek employment, travel, or engage in other activities in Thailand.

"Deputy Prime Minister and Minister of Interior Anutin Charnvirakul has reviewed and signed all four announcements. They are now in the process of being presented to the Prime Minister for signing. After that, they will be published in the Royal Gazette, and all announcements will take effect from July 15, 2024, onwards," added Traisulee.

These measures are part ofthe government's policy under Prime Minister Srettha Thavisin to drive the tourism economy by attracting more international tourists and facilitating travel.



📢 Latest updates! Now at Suvarnabhumi Airport, there is an airline that provides self-loading luggage with CUBD machine. It has been increased to 16 airlines from the previous convenience. ✈️ Don't forget to check in and self-load your luggage with CUSS and CUBD system. 📍 Easy to use. No need to wait for a long queue. Very convenient. 📢



Chaos in Pattaya: Motorbike taxi drivers tarnish tourist hotspot. Pattaya City and Banglamung district officials are grappling with a surge in incidents involving motorcycle taxi drivers, jeopardising the area’s status as a top tourist destination. Disturbing reports have surfaced, highlighting assaults on foreign tourists and harassment of individuals mistaken for ride-hailing service drivers. | Thaiger

Chaos in Pattaya: Motorbike taxi drivers tarnish tourist hotspot

Puntid TantivangphaisalPublished: 15:42, 05 July 2024

The emerging scenarios: Thai expats and income tax. Countless foreign tax residents of Thailand daily search the internet for answers, but ignorance is not bliss. How does the Department of Thai Revenue (DTR) rule to tax remitted income from overseas from the start of 2024 affect me? Do I need to fill in a Thai tax form in the new year 2025 even if I think I do not have assessable income in 2024? How can I obey the tax laws if I can’t find out what they are? - Pattaya Mail

The emerging scenarios: Thai expats and income tax

Pattaya MailJuly 5, 2024

Speculation has replaced hard facts as the income tax moves rumble on.

Countless foreign tax residents of Thailand daily search the internet for answers, but ignorance is not bliss. How does the Department of Thai Revenue (DTR) rule to tax remitted income from overseas from the start of 2024 affect me? Do I need to fill in a Thai tax form in the new year 2025 even if I think I do not have assessable income in 2024? How can I obey the tax laws if I can't find out what they are? Will I be arrested? Meanwhile, the DTR remains inscrutable as the relentless calendar year passes the half-way mark.

To address the void, various scenarios are springing up on the internet and at webinars or meetings of various kinds. Mike Lister, a widely-respected and "advanced member" of the Asean Now popular forum on the subject, has suggested in a personal capacity that the remitted tax rule will be introduced softly at first. Overstretched DTR officials will concentrate on the big fish with large and untaxed remitted income and will leave largely unscathed the little fish such as run-of-the-mill pensioners (unless they are spotlighted for some reason).

If true, it could take several years of semi-implementation before every foreign tax resident is the glum recipient of a tax identification number and the provider of a multi-page, completed PND 90 tax form. The downside of this view is that typical expats may spend the next few years still muddled and fearful about their personal futures. Incidentally, the PND 90 tax form is available in English contrary to some social media warriors, although reports say it will anyway be altered soon. Another reason for waiting.

Another softish approach to DTR was provided in a recent Pattaya Mail article by financial analyst and tax expert Victor Wong. He gave a lot of common-sense advice, such as keeping all your financial documentation in good order and – very importantly – emphasizing that submitting tax forms does not necessarily mean you have anything extra to pay. He also committed himself to the view that, because of double taxation treaties, elderly foreign residents here would not pay more cash in Thailand on previously taxed pensions.

Hopefully, this broad interpretation of double taxation treaties will stand the test of time. It should, however, be noted that the 61 international agreements with Thailand are far from unanimous in scope. For example, the US one insists that social security payments may only be paid in America, whereas the British equivalent covers only "government" pensions and also excludes the state or old-age pension. Moreover, some analysists maintain that double taxation treaties may only give limited cover because exempt income allowances may be more generous abroad than in The Land of Smiles. Thus the international agreement may only give a tax credit for Thailand rather than total immunity here.

All commentators agree that there are so many unanswered questions. Even an obvious matter such as whether use of a foreign (non-Thai) credit card is remitted income, in whole or in part, is the subject of blistering debate on social media. There is also much nonsense out there such as the claim expats will be taxed by Thai banks a uniform 35 percent on foreign remittances or that annual extensions of stay in some immigration offices already require proof of a Thai tax identification number. Like the tale that Adolf Hitler escaped Berlin and retired to a relaxing hill resort in Paraguay, such tales are best regarded as click bait.

The whole issue of taxing more thoroughly Thai or foreign residents was raised by prime minister Srettha Thavisin in the first two weeks after the Pheu Thai election victory last year: he wants more Treasury cash and quickly. The DTR responded with alacrity and, last month, went so far as even to speculate (that's what it is) that from 2025 all worldwide income would become taxable whether remitted to Thailand or not. Given the Thai government's ambitious policy to recruit one million wealthy foreigners to Thailand over five years, a rethink is already overdue. The prime minister started this whole ball game but has been silent publicly ever since. He should "come-out" clearly on the tax issue scope, or exempt certain categories, or even delay any move until proper research has been completed. The current silence is truly deafening.



On July 4th, 2024, Thai Government spokesperson Chai Watcharong announced the successful outcome of the government’s efforts to boost tourism in the first half of 2024, with over 17.5 million international tourists visiting Thailand and generating more than 825 billion baht in tourism revenue. - The Pattaya News

Thailand Welcomes Over 17.5 Million International Tourists in First Half of 2024

Kittisak PhalaharnThursday, 4 July 2024, 23:36

PHOTO: Prachachat

National —

On July 4th, 2024, Thai Government spokesperson Chai Watcharong announced the successful outcome of the government's efforts to boost tourism in the first half of 2024, with over 17.5 million international tourists visiting Thailand and generating more than 825 billion baht in tourism revenue.

The success is attributed to the "IGNITE Thailand's Tourism" policy, which aims to support and promote tourism across all dimensions, including secondary cities, particularly in the Northeastern region, under the strategy "5 Must Do Things in Thailand".

The top five international tourists came from China, Malaysia, India, South Korea, and Russia. The number of visitors surged in the last week of June, with over 659,830 international tourists participating in Pride Month 2024, marking a 2.98% increase from the previous week.

Additionally, the Thai government highlighted its UNESCO Triple Heritage City in Nakhon Ratchasima, which includes the World Heritage site Dong Phaya Yen-Khao Yai, the Sakaerat Biosphere Reserve, and Korat Geopark, a recognized World Geopark. This makes Nakhon Ratchasima one of only four provinces in the world to achieve this status.

Tourists are also encouraged to visit nearby provinces and landmarks in Chaiyaphum, Buriram, and Surin (collectively known as Nakhon Chai Burin).

The Thai Government spokesperson also noted that the number of international tourists is expected to continue rising, driven by the recent release of LISA's music video "ROCKSTAR" which took place in  Bangkok's Yaowarat and the start of the European summer holiday season.



Thailand faces a significant surge in COVID-19 cases, with infections expected to peak in July, according to Dr. Thongchai Keeratihattayakorn, chief of Thailand’s Disease Control Department. The country reported 3,256 hospital admissions and 16 fatalities between June 23rd and 29th, highlighting an alarming rise in cases. ASEAN NOW

 

 

Thailand faces a significant surge in COVID-19 cases, with infections expected to peak in July, according to Dr. Thongchai Keeratihattayakorn, chief of Thailand's Disease Control Department. The country reported 3,256 hospital admissions and 16 fatalities between June 23rd and 29th, highlighting an alarming rise in cases.

 

Out of these recent hospital admissions, 709 patients suffered from severe lung infections, and 336 required ventilators. Since the start of the year, Thailand has seen a total of 31,205 COVID-19 hospital admissions, resulting in 172 deaths, predominantly among those over the age of 69.

 

The Disease Control Department has issued renewed guidelines for those most at risk. Individuals over 60, those with pre-existing health conditions, and pregnant women are advised to take stringent preventive measures.

 

These include wearing face masks in crowded settings, frequent hand washing with soap or alcohol-based hand sanitiser, and undergoing rapid antigen tests if COVID-19 symptoms emerge. Positive cases should consult a doctor for appropriate treatment and avoid contact with vulnerable populations.

 

Dr. Apichart Wachiraphan, deputy director-general of the Disease Control Department, compared the current surge in COVID-19 infections to patterns seen with seasonal flu, often tied to crowded gatherings and activities.

 

He noted that while cases are expected to peak in July, the current fatality rate stands at 0.04%. This is a significant reduction from the 2.16% fatality rate recorded in June 2021, reflecting advancements in treatment and vaccination efforts.

 

As Thailand braces for the peak, health officials continue to stress the importance of adhering to preventive measures to mitigate the spread and reduce the impact on the healthcare system.

 

File photo courtesy: Depositphotos

 

-- 2024-07-04



Increased Rainfall and Above-Average Temperatures Expected in Thailand Due to La Niña. On July 2nd, 2024, the Thai Meteorological Department announced that Thailand will enter La Niña from July to September 2024, continuing through November 2024 to January 2025.- The Pattaya News

Increased Rainfall and Above-Average Temperatures Expected in Thailand Due to La Nina

Kittisak PhalaharnTuesday, 2 July 2024, 14:28

National —

On July 2nd, 2024, the Thai Meteorological Department announced that Thailand will enter La Niña from July to September 2024, continuing through November 2024 to January 2025. 

This phenomenon will result in a slight increase in rainfall and temperatures remaining above average in the second half of 2024. However, the winter season is expected to be cooler compared to last year.

Mrs. Kanwee Sitthicheapak, the Director General of the Meteorological Department, stated that the current situation shows the ENSO (El Niño-Southern Oscillation) phenomenon is in a neutral state. The sea surface temperatures in the equatorial Pacific Ocean have cooled almost entirely over the past month.

The average sea surface temperatures in the past week were approximately -0.9 to 0.5 degrees Celsius below average. It is anticipated that the neutral ENSO conditions will transition to La Niña from July to September 2024, continuing through November 2024 to January 2025.

The Thai Meteorological Department also issued a 7-day weather forecast. From July 1st to the 3rd, a southwest monsoon will cover the Andaman Sea and the Gulf of Thailand, while a low-pressure area will cover northern Vietnam. This will cause thunderstorms across Thailand, with heavy rain expected in some parts of the Northeast.

From July 4th to the 7th, the monsoon trough will pass through the northern and northeastern regions of Thailand, connecting to a low-pressure area over Vietnam. Coupled with the southwest monsoon covering the Andaman Sea and the Gulf of Thailand, this will lead to increased rainfall and heavy rain in some areas of the North, Northeast, East, and South.



Easier legislation for foreigners buying Thai condos hits the flak. They stress that the Thai Revenue policy to tax residents on overseas income remitted to Thailand from January 2024 is cautioning them, whilst the suggestion that worldwide income, whether remitted or not, could become taxable from 2025 is the last straw. - Pattaya Mail

Easier legislation for foreigners buying Thai condos hits the flak

Pattaya MailJuly 2, 2024

Reforming Thailand's property laws has its critics as well as its supporters.

Online foreigners are warning the Thai government that they are changing their minds about buying condominium units here. They stress that the Thai Revenue policy to tax residents on overseas income remitted to Thailand from January 2024 is cautioning them, whilst the suggestion that worldwide income, whether remitted or not, could become taxable from 2025 is the last straw.

Prime minister Srettha Thavisin has resurrected the old idea of property-purchase legislation by arguing for an increase in the foreign ownership quota for condos to 75 percent and extending leasehold contracts to 99 years. Yet he and his Pheu Thai party attacked the proposal of his predecessor General Chan-o-cha who wanted to allow foreigners to buy one rai of land (0.16 hectares) provided they invested here very heavily. The General's plans were eventually dropped after an avalanche of complaints he was "selling" the country.

Real estate associations have urged Pheu Thai to reform the property laws because of weak demands from local Thai buyers and evidence that foreigners are using illegal Thai nominees in the purchasing process of both villas and condos. Although some projects in Thailand are currently undersold, others in popular locations such as beaches or overhead rail stations or industrial estates are selling like hot cakes. Colliers Thailand, the commercial real estate, say the best-selling provincial projects are in areas, such as Pattaya and Phuket, popular with foreigners rather than Thais.
Several Pattaya real estate companies point out that the foreign market is changing and that most buyers are no longer Europeans or Americans worried about income tax for resident expats. The Real Estate Information Center confirms that the top three nationalities for foreign ownership transfers of condos overall in the first quarter of 2024 were Chinese, Myanmar nationals and Russians. However, the vast majority of purchases were for investment purposes and most commercial buyers were not pensioned retirees wanting to live in their purchases.
Surachet Kongcheep, managing director of the consultancy Property DNA, urged caution about liberalizing the condo regulations as most projects had not reached their foreign quota. He also criticized developers who sold condo units at higher prices exclusively to foreigners as this could distort the market for Thais. He suggested a new rule that condo purchasers must wait at least three years before being sold or transferred to another individual. But the point is that traditional retirees on renewable visas or extensions of stay are no longer the hub of Thailand's property market. Pumping up the property market has new players.



July: Hopefully the month of visa clarification in Thailand. The 60 days visa exempt for 93 countries This was announced prematurely by the foreign affairs ministry and has not yet started. Amongst the details to be clarified are whether the visa exempt can be extended for a further month at local immigration (90 days in all) and whether the whole exercise can be repeated by leaving Thailand and returning quickly.- Pattaya Mail

July: Hopefully the month of visa clarification in Thailand

Pattaya MailJune 29, 2024

Expectations are high that at least some visa ambiguities will soon be clarified.

The 60 days visa exempt for 93 countries
This was announced prematurely by the foreign affairs ministry and has not yet started. Amongst the details to be clarified are whether the visa exempt can be extended for a further month at local immigration (90 days in all) and whether the whole exercise can be repeated by leaving Thailand and returning quickly.

The Destination Thailand Visa
This looks like a 180 days "activity-related" visa with limited extension rights, but clarification is awaited. Will likely need documentation such as company papers to work overseas for remote workers, registration at a Thai martial arts training facility or enrolment at a cuisine college. It might be extended to tourists seeking gender reassignment surgery or listed medical procedures. Very unlikely to be an additional option for wannabe retirees or longstay tourists trying to avoid border or visa runs.

Long Term Residence Visa
This 10 year visa, which requires an annual income of at least US$80,000 or very substantial investment in Thailand, has been touted as exempt from the Thai Revenue announcement that assessable income remitted to Thailand from January 1 2024 will be subject to personal income tax. However, it is unknown whether the exemption will apply to stage two of the Revenue's plans to tax worldwide assets, whether remitted to Thailand or not, from next year. This second Revenue proposal (unlike the first already in operation) would need a new law or Cabinet approval.

Review of retirement-related visas and extensions
Due to be implemented in September 2024. A temporary reduction in medical insurance for those applying for a one year visa in Thai embassies was announced, but nothing more. Likely subjects for upward review are the 800,000 baht requirement in the bank or 65,000 baht in regular cash transfer from overseas: these sums have not been raised for over 15 years. Other subject reviews might center on why some longstay retirees have to provide medical insurance whilst others do not. Getting the foreign affairs ministry, which controls entries, and the immigration bureau, which controls extensions, to agree won't be easy.

Tax identification numbers
There is speculation that holders of some longstay visas and extensions of stay could require registration with Thai Revenue and the issuing of a TIN and/or confirmation that a tax return had been submitted by the applicant. This is extremely unlikely at present as the requirement of at least 180 days in Thailand in any one year to be a tax resident does not require any particular visa. Some tourists, relying of visa exempts, extensions and border runs, could clock up six months plus without having any kind of visa.

Gay marriages
Long-stay visas for gay partnerships won't likely be announced until the legal process is completed towards the end of the year. The current annually-renewable extension for foreigners with a Thai spouse of the opposite sex – the one requiring 400,000 in the bank or similar monthly income – is under review anyway as many of these foreigners are retired.