Live in Bangkok: the legal, tax and administrative framework for expatriates in Thailand

Person typing on laptop researching boi 2025 investment regulations in Thailand

The legal framework and eligibility requirements to live in Bangkok as a foreigner

More and more people around the world are choosing to live in Bangkok. Every year, the Thai capital attracts more professionals, digital nomads, retirees and international investors. Bangkok offers an affordable cost of living, excellent infrastructure, a vibrant cultural scene and numerous economic opportunities. For these reasons, living in Bangkok is particularly attractive for those looking to improve their quality of life in Southeast Asia.

However, living in Bangkok means complying with a demanding legal framework. The main laws to be aware of include the Immigration Act of 1979, the Foreign Business Act of 1999, the Land Code and the Revenue Code. These laws define the legal framework within which foreigners can settle permanently and live in Bangkok in a legal way.

To live in Bangkok, every step, obtaining a visa, taxation, housing, employment, or schooling, must be carefully planned. This guide aims to provide a clear and legal overview for anyone wishing to live in Bangkok.

Table of Contents

Visa options

The Digital Nomad Visa (DTV): a new regulated route to live in Bangkok for 5 years

The DVT (Destination Thailand Visa), launched in July 2024, allows remote workers and digital entrepreneurs to live in Bangkok for up to five years. This visa allows multiple stays, each lasting 180 days and renewable once, for a maximum of one year per entry.

To live in Bangkok temporarily with a DTV visa, applicants must submit an online application including various documents:

  • The identification page of a passport valid for at least 6 months after the date of entry into the country;
  • A recent passport photo taken within the last 6 months;
  • Proof of residence in France dated within the last 3 months (or a residence permit for non-European citizens);
  • A bank statement showing a minimum balance of £15,000 over the last three months.

Some additional documents are required depending on the applicant’s professional situation:

Additional documents depending on the professional status of the applicant.

  • For remote workers: a document certifying the possibility of teleworking from abroad, continued employment and pay in accordance with the employer’s entry in the trade and companies register and the most recent payslip.
  • ap) For self-employed workers, freelancers or micro-enterprises: a letter mentioning the activity, the income source (transfer, PayPal, etc.) and links to professional profiles online indicating clearly the last name, first name and photo. The following will also need to be submitted: a current tax statement, a recent invoice of less than 3 months and proof of payment of income.

These documents must be provided in order to obtain a DTV visa and legally organise your stay in Bangkok.

Once obtained, the DTV allows you to bring your spouse and minor children, under certain conditions.

LTR Visa: live in Bangkok for 10 years

The LTR (Long-Term Resident) visa, introduced by the Thai authorities via the BOI, allows qualified, wealthy or remote workers to live in Bangkok for 10 years, with the option of legally working. It is a stable, renewable long-stay visa with significant tax and administrative benefits.

The LTR visa has five categories:

  1. Wealthy Global Citizens: individuals with a net worth of at least $1 million and a high income;
  2. Wealthy Pensioners: retirees over the age of 50 with an annual pension of at least $80,000, or $40,000 with an investment in Thailand such as real estate or government bonds;
  3. Work-from-Thailand Professionals: teleworkers employed by structured foreign companies that meet the BOI criteria;
  4. Highly-Skilled Professionals: experts in key sectors such as robotics, digital, healthcare, and aerospace;
  5. Family Members: spouses and minor children of LTR visa holders, benefiting from a derivative visa.

Notable advantages of the LTR include a simplified work permit, a 10-year renewable stay, a tax rate capped at 10% for Highly-Skilled Professionals, an exemption from foreign income tax for other categories, reduced administrative formalities and the general possibility of settling with your family in a safe and sustainable environment.

Non-Immigrant B Visa: work and live in Bangkok for up to 1 year, renewable

The Non-Immigrant B Visa allows foreign professionals to live in Bangkok for work purposes, provided they are employed by a Thai company and obtain a work permit. This visa is initially issued for 90 days and can be extended for up to one year. The company must demonstrate the need to recruit the candidate based on their specific skills and provide the required legal documents. The applicant must provide proof of their educational background, professional experience and a clean criminal record.

Certain professions remain restricted to Thai nationals under the 2008 Foreign Employment Act. In addition, a minimum salary of 50,000 baht for French nationals is required. In principle, the company must demonstrate a minimum share capital of 2 million baht and employ at least four Thai nationals for each foreign national declared.

Given the complexity of the rules in force and the strict controls carried out by the authorities, consulting a specialised law firm such as Benoit & Partners can help secure the application and ensure its compliance.

Thailand Elite Visa programme: live in Bangkok for 5 to 20 years without restrictions

The Thailand Elite Visa programme allows you to live in Bangkok for a period of 5 to 20 years in exchange for a variable sum ranging from 600,000 to 2,000,000 baht. It is particularly suitable for those who wish to live in Bangkok without working there. Its advantages include multiple entries into the country, preferential administrative treatment and VIP services.

This visa is very popular among wealthy retirees and investors wishing to live comfortably in Bangkok. Nonetheless, this visa implies high costs that require careful consideration.

The different retirement visas to live in Bangkok 

  • O-A Visa: living in Bangkok after the age of 50 for 1 year

This visa is for people over the age of 50 who meet certain financial criteria: a minimum bank deposit of 800,000 baht in a Thai account or a monthly income of at least 65,000 baht. Comprehensive health insurance is required.

Although often seen as a safe option to live in Bangkok as a retiree, the eligibility requirements change frequently. It is therefore advisable to consult a lawyer to check the terms and conditions.

  • Non-O-X visa: living in Bangkok after the age of 50 for 10 years

This visa allows nationals of certain countries, including the United Kingdom, to live in Bangkok for 10 years after the age of 50. Initially issued for 5 years and then renewable, it requires more substantial financial guarantees than the O-A visa: a minimum bank deposit of 3 million baht or 1.8 million baht with regular income, to be maintained for the duration of the visa. Comprehensive health insurance is also required.

Intended for retirees with substantial means, this long-term visa offers permanent residence in Thailand. However, the complexity of the supporting documents requires careful preparation.

  • Non-O retirement visa: living in Bangkok for up to 1 year

The Non-O retirement visa is a more flexible option for seniors looking to live in Bangkok as a retiree. It is intended for people over the age of 50 who already hold a tourist or temporary visa and allows them to apply for an extension of their stay for retirement purposes. The financial requirements are the same as for the O-A visa: you must deposit 800,000 baht in a bank account or have a monthly income of 65,000 baht, with the possibility of combining the two. Less formal than the O-A visa, this visa does not require an application from abroad and can be applied for directly from the immigration services in Thailand. It is therefore a practical alternative for people wishing to regularise their situation once they are in the country.

Non-Immigrant ED Visa: live in Bangkok for study or training for a renewable period of 3 months

The Non-Immigrant ED visa offers foreigners the opportunity to live in Bangkok for educational purposes. It is intended for those who wish to pursue a university programme, vocational training, language courses or participate in recognised workshops or internships. Initially issued for a maximum of one year, it can be renewed annually with the Thai immigration authorities as long as the training continues.

To obtain this visa, applicants must present a passport valid for at least six months, a recent passport-size photograph and proof of residence depending on the country of application. They must also provide an official letter from a Thai educational institution recognised by the Ministry of Education, confirming enrolment and detailing the content of the course. Applicants must prove that they have sufficient financial resources, between €1,000 and US$4,000, depending on the type of programme (short courses, technical training or university studies), as demonstrated by bank statements for the last three months.

The ED visa allows for long stays with multiple entries, each stay lasting up to 90 days and renewable locally. It requires a declaration of address every 90 days. It is also available to minors and accompanying family members, subject to the provision of the necessary civil status documents (birth certificate, marriage certificate).

Visa fees vary but are generally around £60 for a single entry, with possible variations depending on the consulate or the duration of the programme.

This visa therefore represents a stable legal route to live in Bangkok for educational purposes, while benefiting from a certain degree of flexibility and a structured administrative framework.

Get expert legal guidance.

CONTACT US

Homeownership and tenancy 

Buying a condo to live in Bangkok

Buying a condo to live in Bangkok offers foreigners the opportunity to acquire freehold property, with certain restrictions imposed by law. The Land Department closely supervises real estate transactions involving non-Thai nationals, ensuring that their total share in a project does not exceed 49% of the living area.

Foreign nationals must prove the international origin of the funds used and obtain a foreign exchange transaction form issued by their Thai bank. This document is essential for registering ownership.

Becoming a condo owner in Bangkok provides official ownership that can be transferred, including by will. Recent legislative changes have simplified certain aspects such as foreign currency payments. Nevertheless, a thorough legal check is still necessary to ensure the legality of the transaction and compliance with the quotas applicable to foreign buyers.

Renting accommodation to live in Bangkok

The Thai Civil and Commercial Code allows leases of up to 30 years, which are renewable. This legally valid solution allows foreign nationals to settle permanently in the capital, within the framework of restrictions prohibiting non-Thais from becoming landowners.

To live in Bangkok under a lease, it is crucial to register any contract longer than three years with the Land Department in accordance with Section 538 of the Civil Code. This registration makes the lease enforceable against third parties and strengthens its probative value. A well-drafted lease should also define the terms and conditions for renewal, early termination and transfer of occupancy rights.

Tax residency

According to Section 41 of the Revenue Code, an individual is considered a Thai tax resident if they have stayed in the Kingdom for at least 180 days in a calendar year. 

In this case, they become taxable on foreign income repatriated to Thailand in the same year.

Thailand applies a territorial tax regime, but exceptions remain, particularly for foreign-source income brought into the country.

To optimise your tax situation if you live in Bangkok, it is essential to understand these rules and consult a tax expert. Thailand has signed more than 60 double taxation agreements with other countries. These treaties prevent the double taxation of the same income in two jurisdictions and provide for reductions in withholding tax, tax credits or partial exemptions. 

They also define the concept of permanent establishment, which is crucial for expatriate entrepreneurs residing in Bangkok. An individual analysis of each situation is necessary to correctly apply the treaty provisions.

Businesses and entrepreneurship

Under Thailand’s 1999 Foreign Business Act, a foreigner may set up a limited liability company under Thai law (Private Limited Company), provided that the share held by foreign nationals does not exceed 49%, unless a Foreign Business License or special promotion from the Thai Board of Investment is obtained.

To sponsor a work permit, the company must have a paid-up capital of at least 2 million baht per foreign worker (or 1 million baht if the latter is married to a Thai national). This capital must be paid in full before the permit is issued.

The process of setting up a company is rigorous: reserving a company name, filing articles of association, holding a constituent meeting, registering the entity, obtaining a tax identification number and, where applicable, registering for VAT if the annual turnover exceeds 1.8 million baht.

Employment, health insurance and education

Work permit: a requirement to live in Bangkok as a professional 

In accordance with the Thai Foreign Employment Act of 2008, any foreign national wishing to work in Thailand must obtain a valid work permit before starting work. This permit is linked to a specific employer and a specific position.

In order for a company to sponsor a work permit, a number of conditions must be carefully met. A minimum paid-up capital of 2 million baht per foreigner is required, except in the case of marriage to a Thai national, in which case the threshold is lowered to 1 million baht. The company must also employ at least four Thai nationals on a full-time basis for each foreign worker. Foreign employees must receive a monthly salary set according to their nationality. For French nationals, the current minimum salary is 50,000 baht per month.

Any change of position or employer requires a new permit. Failure to comply with these conditions exposes both the employer and the employee to administrative and even criminal penalties. Constant vigilance is therefore essential to ensure compliance with the regulations in force and to maintain a regular situation during the time when you live in Bangkok.

The healthcare system: a major advantage of living in Bangkok

Bangkok has internationally renowned private hospitals such as Bumrungrad and Samitivej. Health insurance is compulsory for certain visas. Medical planning is essential to live in Bangkok with peace of mind.

Banking services: living in Bangkok and managing your finances

Foreign residents can open a bank account in Thailand provided they present a valid visa, passport and, in some cases, a certificate of residence. Major Thai banks such as Bangkok Bank, Kasikorn Bank and SCB offer multi-currency accounts, international cards and online banking services tailored to the needs of expatriates.

In accordance with the guidelines of the Bank of Thailand, foreign currency transfers to Thailand exceeding US$50,000 must be declared using a foreign exchange transaction form (FET form). This document is also required when purchasing real estate.

Understanding foreign exchange control legislation is crucial to avoid infringements when making large international transfers. Failure to comply with the declaration requirements may result in penalties. Good banking management is therefore essential to live in Bangkok, particularly when investing in property or conducting professional activities.

Conclusion

Living in Bangkok offers many advantages, but each step requires careful consideration and planning. The rules often change, particularly with regard to visas, taxation and property ownership.

To settle permanently, the assistance of a reputable law firm such as Benoit & Partners will help you navigate the process and take full advantage of the opportunities offered by the capital. This will ensure that living in Bangkok becomes a successful life project.

FAQ

The DTV visa allows foreign teleworkers to live in Bangkok for up to 5 years, subject to income and health insurance requirements.

Yes, provided you have a work permit issued by the Ministry of Labour and sponsored by a local company.

Yes, foreigners can buy a freehold condo, but subject to quotas and exchange formalities.

If you reside in Thailand for more than 180 days in a calendar year, you are considered a tax resident.

Yes, LTR, DTV and ED visas allow you to include your spouse and minor children, subject to specific conditions.

For more information on the procedures, conditions and benefits, please consult our comprehensive legal guide to moving to Thailand.