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Answered5 months ago

Can we apply for the 5-year DTV visa in Thailand with passive income from rental properties?

Anonymous *************
asked May 22, 2026
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Hello everyone!

My girlfriend and I are considering applying for the 5-year DTV visa for Thailand.

At the moment, we do not have remote jobs or freelance contracts, but we do have stable passive income from real estate:

* 2 Airbnb properties generating around โ‚ฌ4,000/month through our company

* 2 additional long-term rental properties generating around โ‚ฌ2,200/month

We can also easily meet the 500,000 THB savings requirement for each person.

Do you think we have realistic chances of being approved based mainly on passive income and rental business activity?

Has anyone here successfully obtained the DTV visa without a traditional remote job?

Thank you very much!
Answer summary
The user is inquiring about the feasibility of applying for the 5-year DTV visa in Thailand based on their passive income from rental properties, specifically Airbnb and long-term rentals. The comments reflect a mix of experiences where some users have successfully obtained the DTV visa using rental income, provided they can demonstrate active management of the properties. It's advised to present rental income as a business rather than passive income to increase chances of approval. Clarifications on their current location and nationality, along with discussions regarding the interpretation of Thai visa rules, particularly concerning remote work, also emerge.
46 repliesnewest first
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Ivan ************
Ivan ************
I think key is not presenting it as passive income. And it's not, really, whatever about rentals if it's AirBnb it's more an ongoing business than truly passive. Present it as a business that you can manage remotely. Passive income does not qualify for DTV. A short-term rental business can do.
Wannikea *********
Wannikea *********
As far as a digital nomad scheme based application, as others have said you need to show that you manage your property remotely online as workation type scenario.
Mason *******
Mason *******
You can also apply via soft power if you wish. All DTV holders can work remotely ๐Ÿ‘
Luit *****************
Luit *****************
@Mason ******
Bad advice, the screenprint is not confirming your statement, and nowhere officially published.

Thaoi Labour Act has a definition of work that includes remote work, so it is prohibited unless official published visa requirements make an exception.

For DTV softpower there is no such requirement.
Ivan ************
Ivan ************
@Luit ****************
there's no exception from Thai labour law for the remote work DTV either. The legislation establishing it explicitly says it doesn't allow "work in the Kingdom". The embassy required a letter saying I would not work in a way that concerned Thai laws. My one is also explicitly marked "Employment Prohibited".
Luit *****************
Luit *****************
@Ivan ***********
You are right there is no explicit exception in Thai Labour Act for DTV workcation.

But there is an implicit exception because the requirement to have a remote job with Royal consent exists for DTV workcation.

But what will happen when somebody doing remote work on a DTV workcation will be legally prosecuted, nobody knows, a judge might consider the visa requirement just invalid and not allowing remote work, or it might be considered as a legal exception on the Labour Act.
Luit *****************
Luit *****************
@Christopher **********
On a "retirement" visa you are not allowed to work in Thailand, also not remote work.

We all know a lot of people do remote work on all kind of visa and even without visa, and actually there is no enforcement, so unless somebody having a problem with you tells authorities, you can just work online.

There is no such thing a police checking each house for somebody working online.

But legally it is just not allowed, period.

For DTV workcation it is a more complex situatiion, Labour Act says remote work not allowed, but official visa requirement with Royal consent says you need a remote job.

So you can argue that the requirement is the exception of the law, but as far as I know there is no case law yet.
Christopher ***********
Christopher ***********
@Luit ****************
Does this also apply to over 50 years 'Retirement' Visa/Extensions? I put Retirement in inverted commas because although Thai Immigration title it thus, there is, in fact, no requirement to be retired. A friend has one and works mainly online except for occasion visits to his employers in Hong Kong.
Mason *******
Mason *******
@Luit ****************
Thanks for sharing your opinion Luity. How are things back in work?
John **********
John **********
Not for passive income, for example if an agent does everything for you. But if you can show you manage the properties in some way that should be fine. You'd both need to show that independently if you both apply on that basis
Mason *******
Mason *******
Luit van der Linde And nowhere did it say you can't work remotely on a soft power applied for DTV. How strange ๐Ÿ˜ฎ
Anonymous *************
Anonymous *************
OP
@John *********
Iโ€™ve heard that from someone else too, even though it sounds pretty bad. Nowadays, passive income is much more secure than a remote job.
Luit *****************
Luit *****************
Anonieme deelnemer When you can show enough passive income and can show you manage your company remote, I think that can be enough for DTV workcation, there is no fixed income requirement for DTV, nor is there a minimum hours of work needed.

It might make things easier when you give yourself a contract and allow yourself to work remote for your company.
Mason *******
Mason *******
@Jo**
So you're saying it only exists in your imagination and you can't show it yourself?
Luit *****************
Luit *****************
@Mason ******
It is clear that remote work is not exempted from the Labour Act.
Luit *****************
Luit *****************
@Mason ******
You are right every second that a citizen in this world spends on you is a lost second.
Mason *******
Mason *******
@Luit ****************
I didn't read it Luity I knew it would be rubbish. You've got a lot of free time today, don't waste it on here bud.
Luit *****************
Luit *****************
@Mason ******
When I read

"While the law technically requires a work permit for many remote work activities, enforcement has been lenient for digital nomads"

It clearly says in general remote working is technically not allowed without a work permit.

It looks like you have problems with reading when your conclusion is that this text suggest you can work on a soft power DTV.

The text says that remote work officially is not allowed, but that enforcement has been lenient.

That is exactly what I and
@John *********
and all Thai lawyers also tell.
Mason *******
Mason *******
Luit van der Linde Why do you old fellas think your opinions are facts? At least Robert posts a conversation with an AI assistant as some sort of proof.
Luit *****************
Luit *****************
@Mason ******
I don't need any proof Messy Less, I can understand the law, it is only you and your troll friends that keep posting this misinformation.

You are the one looking for proof, not me.

And to me it is of no interest what you belief or not, you are completely irrelevant.

Are you a bit disoriented? Too hot for you? Or did you eat something wrong?
Mason *******
Mason *******
@Luit ****************
Another true genius wanting someone else to find their proof for them ๐Ÿ˜†
Mason *******
Mason *******
Luit van der Linde Calm down Luity don't ruin your day off. Which official Thailand source is this rubbish from lad?
Luit *****************
Luit *****************
Here is also an article that explains the status of remote working for foreigners in Thailand.

*******************************************************************************************


For people with an IQ like Messy it might not be understandable, but I think it is written very clear and understandable for everybody else.
Mason *******
Mason *******
Luit van der Linde Nice to see you've got a day off Luity. Stick to your wordles
@John *********
and don't confuse yourself with stuff you don't understand.
John **********
John **********
@Luit ****************
he prefers to remain ignorant, best leave him to it
Luit *****************
Luit *****************
@Mason ******
I not specify any imaginary rule, just the Thai Labour Act with a definition of work.

In my previous comment I suggested even you should be able to understand that, but your recent comment makes me believe you really don't have the capabilities to understand .

Maybe you should consult somebody with more capabilities to explain this to you instead of telling people who can read and understand laws calling dreamers with imaginary rules.

The more you make those stupid remarks, the more you show your lack of any knowledge at all, so go on and everybody will see what kind of joker you are.
Mason *******
Mason *******
Luit van der Linde Another dreamer with imaginary rules. OMB.
Mason *******
Mason *******
They can also apply via soft power Johnny boy. Can still work remotely ๐Ÿ‘
Anonymous *************
Anonymous *************
OP
@Mason ******
That sounds very good. We wonโ€™t be able to do the cleaning ourselves like we currently do, but we will still handle the reservations online and continue communicating with the guests.
Luit *****************
Luit *****************
Anonieme deelnemer If you want to do remote work, you better apply for DTV workcation,

Then you will not run into problems when the softpower activity stops and also the fact that DTV workcation has a by Royal consent published requirement for a remote job will give you permission to work remote.

DTV softpower does not have that requirement, and therefore also not an official permission for remote work.
Luit *****************
Luit *****************
Anonieme deelnemer Better not listen to Mr Moore and his troll friends, Thai law does not allow working on softpower DTV.

When you apply for workcation DTV remote working is a requirement and as such approved by Royal consent for the visa requirements.
John **********
John **********
@Mason ******
it's about time you stopped quoting this nonsense and looked at the law
Luit *****************
Luit *****************
@Mason ******
I understand it is very difficult for you to understand that the Thai Labour Act also includes remote work.

There is no exempt from this anywhere, so if you think there is, just show us and stop posting this irrelevant screenshot that does not say anywhere remote work is allowed on DTV softpower or on any other visa, nor is it an official government publication, so totally irrelevant, only trolls believe this allows remote work on softpower DTV.

When you are missing the capability to understand law, just stop posting this misinformation.l
John **********
John **********
@Mason ******
I've looked and I've told you where. If you want to hang on to your mistaken beliefs that's up to you
Mason *******
Mason *******
@John *********
It's about time you supplied some evidence for your opinions. Take a break from wordle tomorrow and look for some lad.
James ********
James ********
What are your passport nations?

Where are you now?
Anonymous *************
Anonymous *************
OP
@James *******
Romania, Bucharest
Renato *********
Renato *********
Anonymous participant I thought Romania was a poor country but you make
*****
0 baht a month on rentals?

Thatโ€™s even big money for Europe let alone Thailand
Renato *********
Renato *********
Anonymous participant I understand. In your financial position I would just go for the elite visa probably.

Because a dtv visa is for remote jobs not for passive income.

But you can try ..
Anonymous *************
Anonymous *************
OP
@Renato ********
Thank you for the advice. Weโ€™ve traveled all across Europe, Africa, and Asia. Thailand is definitely the place where we want to live.
GiftedDr********
GiftedDr********
Yes. I have just been approved for having a passive income from property rental in the UK. But you have to be able to show them that you manage it yourself. I had to show them the listing on my Airbnb app when I had an interview
Anonymous *************
Anonymous *************
OP
GiftedDragon1738 Thatโ€™s not a problem, i own them.

Could you give me more details? Did they ask you for income statements from the last 3 or 6 months? Thx ๐Ÿ™๐Ÿป
GiftedDr********
GiftedDr********
Anonymous participant yeah i own mine too. I submitted my income recieved from Airbnb for the last 3 months along with my bank statements showing payments recieved from Airbnb. Also screen shots showing I managed them for example the messages. I basically submitted everything that showed I rented and managed properties in the UK. 1 Airbnb and 2 long term rental agreements. That must of satisfied them because they asked for nothing else ๐Ÿ˜€
Anonymous *************
Anonymous *************
OP
GiftedDragon1738 thx mate ๐Ÿ™๐Ÿป
Greg ********
Greg ********
Have a search but people have been approved in similar circumstances ie managing rental properties remotely.

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