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What are alternative options for retiring in Thailand if I have to sell my house to meet the financial requirements for a Non-O visa?
Thailand Non-O visaretirement visafinancial requirementsexpat advicevisa optionsbank account requirementshousing after salefinancial planning for expatstemporary solutions for expats
Feb 3, 2026
3 months ago
David ********
ORIGINAL POSTERThe Washington D.C. embassy requires I have the 800k baht for the 90-day Non-O retirement visa in my U.S. bank account 3 months prior to applying. I have to sell my house to have the 800k and I will not have anywhere to live once my house is sold
What other route can I take to retire in Thailand after selling and getting the 800k? Should I just get there visa exempt and go from there somehow?
What other route can I take to retire in Thailand after selling and getting the 800k? Should I just get there visa exempt and go from there somehow?
TLDR : Answer Summary
The poster seeks guidance on alternative routes to retire in Thailand after needing to sell their house to meet the 800,000 baht financial requirement for a Non-O retirement visa. Discussions highlight the importance of having financial liquidity, caution against selling property prematurely, and alternative visa options like entering visa-exempt with subsequent plans to secure a Non-O visa. Users also mention the challenges of opening a bank account on a visa-exempt entry, strategies for meeting the requirements, and considerations for a solid financial plan before relocation.
NON-O RETIREMENT VISA RESOURCES / SERVICES
- Go to the Retirement Visa Section for information on requirements, including age restrictions, financial requirements, and necessary documentation.
- For immediate assistance, contact Thai Visa Centre directly via LINE at @ThaiVisaCentre or Email them.
- Explore recent discussions by using the Non-O Retirement Visa tag in the search box at the top of the page.
- Join the Thai Visa Advice Facebook Group to ask your questions, and get advice from others.
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Brian **********
Fee
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Mario *********
Ask 800K in advance
John ********
Ask Mommy for a loan?
ExcitingEl**********
Maybe take out a loan to temporarily cover that amount? This is only if you can definitely pay it back when you sell your house.
Charles *********
i don't hear anyone talking about the bronze elite visa-it cost about 24,000 dollars but it's a 5 year visa with no banking requirements- it is a unlimited muti entry visa
Bill ********
You gotta be rich to live in Thailand now
Bill ********
Charles Briddes what happens after 5 years do they keep your money
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Bill ********
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Antony ********
Get it on arrival and pay an agent to pay off authorities. Stop thinking the western way.
David ********
ORIGINAL POSTERThank you to all who gave some actionable advice. When I paid off my house I was not counting on needing 800k baht in a U.S. bank prior to applying, only the 65k income (0.75% interest savings account is stoopid. I saved thousands on mortgage interest) . I have plenty to take care of myself in Thailand after retirement (pension, SS, as well as investments for monthly income). If the D.C. embassy did not require 800k baht in a U.S. savings account prior to applying I would be good to go. I am asset rich and cash poor at the moment, that's all. ---I thought of a home equity loan but with closing cost I might as well get an agent, which I'm trying to avoid but will consider if necessary
Lisa ******
David Romero You can use your pension as well. 65k baht pension per month is needed and you won't need the 800k.
David ********
ORIGINAL POSTER@Lisa *****
I'm crossing my fingers that will be the case. But last week someone here reported the DC embassy recently asked for both. When I contacted them they said: "Please be advised that the presiding officers reserve the right to request additional supporting documentation, particularly regarding proof of financial evidence, during the application review process."Lisa ******
David Romero And it is 800k baht, 25k USD. If you have 65k baht per month in pensions, you're safe or a combination of the two that equals 800k baht per year.
Lisa ******
David Romero This is a screenshot from the Thai consulate website in Los Angeles.
David ********
ORIGINAL POSTER@Lisa *****
I was looking at that website yesterday. It says 80k baht instead of the usual 65k. No uniformity among the embassies. The Chicago office simply linked me to the main website from ThailandReply to
David ********
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Sam *******
David Romero what for a non o visa?
David ********
ORIGINAL POSTERSam Lewis yes
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David ********
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Scott ********
Borrow
Begona ***************
The fact that you need to sell your house to have 800k means money management is not your call
Don’t sell your house
Don’t sell your house
Allan ********
Visa exempt to 15 mth retirement,
$2000 7days,done hassle free and
$2000 7days,done hassle free and
*****
0bt stays in home bank earning! About common sense and convenience not whether you actually have the bank funds.Gary ******
Oh my god…it’s 800,000 baht no $$ not dollars!!!
Gary ******
That is 800,000 baht not $$
Stephen ***********
If you have 65,000 baht a month coming in you can use this instead as long as its a steady income every month
Mike *****
I believe that the minimum amount is a requirement so that any one applying is able to at least afford to pay for his or her own stay. It does not matter if you have no liquid cash here and now and need to sell a home and so on, but it is a requirement to show ability to survive.
If you need to show the minimum amount but are unable to and or are unable to show that you can keep it for the time required, then maybe you should approach it from another direction. Meaning to say, rent out the home for a few months to enable you to show a good and stable income. Or save as much as you can and then salt the amount for the required time. And then do your application then. Thailand will always be here and waiting. But trying to come on a budget and or not being able to have the minimum amount will just be hard for you going forward.
If you need to show the minimum amount but are unable to and or are unable to show that you can keep it for the time required, then maybe you should approach it from another direction. Meaning to say, rent out the home for a few months to enable you to show a good and stable income. Or save as much as you can and then salt the amount for the required time. And then do your application then. Thailand will always be here and waiting. But trying to come on a budget and or not being able to have the minimum amount will just be hard for you going forward.
James ********
Sure you're not confusing 800k USD and 800k THB
Dennis *********
Thailand has had all these rules for decades, but only recently started strict enforcement. Really this doesn't seem like that difficult an issue to deal with.
Assuming that you're planning to live in Thailand, do 2 things today.
Put your house up for sale, and do some combination of heloc, credit card advance to meet the 800k. With current exchange volatility I'd plan on 820k, keep that in bank. Put a clause in sales agreement that seller reserves the right to occupy the property for 60? Days after sale.... a very standard condition. Sell the house, pay off laoan(s) upon closing. You probably will have all your 90 days before your property closes. Get your visa, move to Thailand. If property hasn't sold or delayed you can close remotely via zoom from Thailand. I sold a us property while in Thailand and used zoom, no issues, not complicated.
Assuming that you're planning to live in Thailand, do 2 things today.
Put your house up for sale, and do some combination of heloc, credit card advance to meet the 800k. With current exchange volatility I'd plan on 820k, keep that in bank. Put a clause in sales agreement that seller reserves the right to occupy the property for 60? Days after sale.... a very standard condition. Sell the house, pay off laoan(s) upon closing. You probably will have all your 90 days before your property closes. Get your visa, move to Thailand. If property hasn't sold or delayed you can close remotely via zoom from Thailand. I sold a us property while in Thailand and used zoom, no issues, not complicated.
Mark *********
Don't listen to all the negativity. Lots of useless idiot trolls. Research, make a plan and build your house together like many of us have done. The keys are love, honesty, commitment and hard work.
Bill *********
Mark Goodall Or better yet have a sound financial plan that you've been working on way in advance of even thinking of any sort of relocation and retirement.
Mark *********
@Bill ********
Agree with you 100%. Without the money to pull it off and live decently, pay your bills and enjoy life, then stress can destroy the dream.Reply to
Mark *********
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Daniel *******
If you don't have the funds you have no business in the country. 800k is equal to $
*****
.Bill *********
Daniel Klein Exactly right. Don't even think of relocating anywhere without a solid financial plan.
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Bill *********
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Deslea ********
Couldn’t you do a loan against your equity in the home to get the funds in the bank? Or an increase on your existing mortgage?
Greg ***********
well if he really is worried about where to accommodate in Thailand after having sold his house for 6.5 million US Dollars, he needs help of a special kind 😂😂😂😂😂 (you could live in a hotel breakfast included for the rest of your life)
Reg ***********
I came to Thailand 3 years ago on 30day visa exempt (now 60 day),I stupidly did not research everything before I came ,I was told I would have to return to the uk to get my non o 90 days , I went back to immigration and a different officer told me I could do it in Vietnam, after speaking with my thai step son we tried again with him helping with the language difficulties ,a 3rd officer said no problem I got a 30 day extension ,filled the forms for non o ,got that opened an account with 800,000 and im still here ,but I wouldn't recommend it I think I was just lucky ,and it depends on the immigration officer 😀
Jay ****
Check different consulates in usa for the seasoning requirements. I don't believe it's universal and you DO NOT HAVE TO USE DC consulate regardless what 'jurisdiction' you're under. DC happens to be the quickest, NYC the SLOWEST. Ive used multiple consulates for thai visa applications until my retirement visa.
MD *******
There are other countries in the world.
Bill ******
I’m dealing with that too, I will come on a tourist visa and convert to a DTV during the 60+30 days. I thought assets were assets, but they don’t count property, crypto or anything except a bank account for 90 days.
Steve *******
Bill Tait You won't get a DTV in Thailand. You need to apply outside of the Country
Bill ******
Steve Greir I might just fly back to the USA to apply.
Bill ******
Steve Greir Yes, I understand that. I will have a few dental implants done so the medical/dental facility will assist with the DTV. I will probably apply from Penang Malaysia.
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Bill ******
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Debra ********
I just got my non O. I am retired and pretty much live month to month to month on pension and SS. They did not require savings. Just a steady income. I left Thailand and applied online in Malaysia.
Philip *************
Hire a agent. I paid 1400 dollars. He will open the bank account and work the magic. There is no other way to do it. Do it to stay sane
Juergen ********
You waste 1.400 Dollar for a very easy process 🤣🤣🤣🤣
David ********
ORIGINAL POSTERJuergen Kirsch Have you read my initial post?
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David ********
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Rick ******
I applied via evisa for non-o and created my own financial document via cut and paste which showed social security monthly deposits and deposits into a 401k via some interest bearing accounts. The document showed current total values of the two accounts and 12 months of deposits. It was a very simple word document and the accepted that as my financial part of the application.
ExcitingEl**********
Rick Stag so wait, is savings in a 401K considered the same as money in a bank account?
Rick ******
ExcitingElephant3202 This was just money to show to get non o visa. It was not money I was going to use for the
*****
0 bhat for retirement extension after I got to Thailand.Lisa ******
ExcitingElephant3202 The money will need to be transferred into a Thai bank account so if you plan on transferring that into a Thai bank account, I'm sure you can use it.
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Lisa ******
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Dan *******
Sounds like a bit of a conundrum. Have you considered getting an agent to assist you in your endeavors ?
David ********
Are you old enough for social security? Would that satisfy the monthly requirement? If not, you're just gonna have to spend some money to meet the requirement. Get a loan, credit card advance and pay it back one the house is sold. I would make sure you will have at least $300k available once the house is sold (with so sec coming soon) to feel comfortable you will have enough long term, to make the move.
Floyd ******
Social security is not necessarily enough money if you do keep your Medicare unless they count before deductions
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Floyd ******
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Doug *******
You could enter for 60 days visa exempt and pay an agent to work the magic for you if you have about $2000 USD to spare. After your house sells you could leave Thailand and re-enter with a non O visa and start the whole process over DIY.
James ********
Doug Olson Agreed easy as
Dan *******
Great advice
Reply to
Dan *******
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Greg ***********
if you can't even show 24,000 USD in financial backup, you should refrain from thinking to live abroad
Andrew ********
Greg Alexander I dont have 24,000 in my account and I been in thailand living for 8 months now - your wrong
Greg ***********
Andrew Romine yeah, on faked extensions with agent money in your bank account for 10 minutes 😂😂😂😂 I hope you can sleep well knowing that the bubble might burst
Andrew ********
Just because you cant manage your money doesnt mean the rest of us are stupid like you.
1. I didnt say I was on a retirement visa.
2. There are 3 routes to hold a retirement visa 800k baht in savings is just the more common route
You may want to check who tf you are talking to before you post shit I dont game the system I follow the rules and I have a LEGIT visa
1. I didnt say I was on a retirement visa.
2. There are 3 routes to hold a retirement visa 800k baht in savings is just the more common route
You may want to check who tf you are talking to before you post shit I dont game the system I follow the rules and I have a LEGIT visa
Andrew ********
Greg Alexander fake extensions ??? Mother fucker i pay for my visa lol shows how stupid you are and I make 170k baht a month to live off
Doug *******
Greg Alexander Thank you for clarifying another arrogant commenter to add to my block list.
Yo***
Greg Alexander just 10 minutes??? yeah I will do that way!!!
Greg ***********
Young You would not get very far in applying for the next application to the extension by yourself, if you borrowed the 800,000 THB from the agent for 10 minutes for the first year extension.
Reason is, when you apply for the next EOS, Immigration will see in your bankbook that you violated the terms of keeping the money in your account.
You could actually get arrested for overstay.
This is exactly the reason why people who use agents, cannot escape the agent hamster wheel, because they violate the terms of the 1-year extension regarding the upkeep of the deposit in their account, from the very moment when the agent removes the deposit.
The requirement for the 800,000 THB deposit is:
For 3 months after the EOS was issued, the deposit cannot fall under 800,000 THB.
For the rest of the year, the deposit must not fall below 400,000 THB.
Two months before the application to the next extension, the minimum of 800,000 THB have to be back in your account.
Immigration will check your bankbook if you have complied accordingly on these terms. If not, from the moment on the agent took the money out of your account, you are technically in "overstay"
Now just try to escape the agent’s “hamster wheel” and tell me how it went
Reason is, when you apply for the next EOS, Immigration will see in your bankbook that you violated the terms of keeping the money in your account.
You could actually get arrested for overstay.
This is exactly the reason why people who use agents, cannot escape the agent hamster wheel, because they violate the terms of the 1-year extension regarding the upkeep of the deposit in their account, from the very moment when the agent removes the deposit.
The requirement for the 800,000 THB deposit is:
For 3 months after the EOS was issued, the deposit cannot fall under 800,000 THB.
For the rest of the year, the deposit must not fall below 400,000 THB.
Two months before the application to the next extension, the minimum of 800,000 THB have to be back in your account.
Immigration will check your bankbook if you have complied accordingly on these terms. If not, from the moment on the agent took the money out of your account, you are technically in "overstay"
Now just try to escape the agent’s “hamster wheel” and tell me how it went
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Greg ***********
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Derek *****
His house is valued at 6.5 million USD
David ******
Derek Lee yes, that sounds very American. 🤣🤣. 6.5 million house and no money in the bank. 🤦🏾♂️. Living the Dream.
Michael ***********
David Earl Except plenty of money in the bank once selling the house.
Greg ***********
Michael A DeWalt and he is worried about where to live once he has sold his house leaving him with 6.5 million Dollars in the bank
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Greg ***********
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Brook ********
If you don’t have the emergency money liquid, you shouldn’t move here.
Come live here for 3-12 months to decide if it’s right for you before you sell everything.
Come live here for 3-12 months to decide if it’s right for you before you sell everything.
David ********
Brook Powers not really a fair comment. You don't know the situation. If once the house is sold they will have $550k, maybe even a million dollars...they will have no issues. Being liquid not the same as having savings.
David ******
I must be really overthinking my whole retirement strategy. Here I been investing and pouring money into retirement accounts until I can live till I'm 90 years old with 4 percent inflation adjusted pull. Who knew when all I had to do was just sell my house. Well I'll be damned. I need a new wealth manager.
Rob ********
David Earl Underthinking, actually. Who doesnt know real estate is a good investment??
🙄
🙄
David ********
David Earl high marks for snark, but the average US house value is over 400k. With that plus the average of social security at $1700 a month...a person likely would have enough to live until 90.
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David ********
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Brook ********
David Amitin I guess it’s ok if you mitigate the risk with travel insurance and an open return ticket.
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Brook ********
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John **********
The problem with coming into Thailand on a visa exempt stamp is that you won't be able to open a bank account and therefore won't be able to apply for the Non-O visa inside Thailand. If you apply for the Non-O visa outside of Thailand it's fairly simple to open a Thai bank account and deposit the required funds for an extension of stay
Jan ******************
@John *********
Just a small point. Quite a few applicants fall under the jurisdiction of the Thai Embassy in Washington, D.C., and questions regularly arise about the financial requirements for a Non-O visa, especially from people who are close to the threshold. I guess there is good reason to assume that the requirements stated on the embassy’s own website are correct and controlling, even if they are higher than what is otherwise considered standard, including what appears in the e-visa portal. Specifically, the DC embassy currently requires proof of monthly income of USD 2,500 (approximately 78,700 THB) or a lump sum of USD 30,000 (approximately 944,000 THB)? 🤷♂️David ********
ORIGINAL POSTERJan Kenneth Nesland Someone here posted that the D.C. embassy recently required both 800k and 65k income proof...so my concern
John **********
@David *******
DC is $30k OR $2.5k per month for 3 months. LA requires the income to be from a pension, so not all Thai consulates in the US are the same. You need to check the one you will use.Reply to
John **********
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Alan **********
@John *********
At least someone read the OP. 👍Reply to
Alan **********
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