What are the best steps for applying for a Non-O retirement visa while setting up a bank account and condo in Thailand?

No problem. I did the same last year. You’ll need to be sharp in opening a bank account in 14 days but it should be do-able. I’d come in on a 90 day Non-O visa based on retirement and get a single re-entry permit from Immigration. 1000 baht. Get your bank account open and put the 800,000 baht in to season. Come back in on the same 90 day Non-O, after the money is seasoned/due to be seasoned, before it expires and extend for 12 months. You’ll have a busy time of it and the assistance of a Thai person or agent could smooth things over.

I can't see any reason why anyone would query your return flight in 14 days, that's your personal choice. You would need to get a re-entry permit from immigration to keep your visa valid and return with enough time to extend your visa stay before the 3 months expire. Good luck.

Apply for a Non-O from your home country

The 65,000 baht monthly metro can’t be used in the first 12 months

You can buy a condo as part of a foreign Quota , that’s your choice , the purchase amount must be shown coming from an overseas bank account

For over 50 years of age 100% easier & cheaper to apply for a Suitable retirement Visa from your home country through the Thai Embassy website ( All done online )

When you are ready to come - Apply for a Non-O 90 day single Visa from the Thai Embassy in your home country about 30-45 days before departure.

When applying online you will need to show the required funds in any bank account , some personal details & Flight details & proof of first weeks accommodation .

Once approved & arrive in Thailand you have 90 days to organise for the 12 month extension

No.1 requirement is

Within 2 weeks of arrival You need to set up a Thai bank account & deposit 800K Baht , per person , for at least 60 days to satisfy the extension

Go to the bank of choice & ask them what they require to open a bank account

You can also come to Thailand on a tourist Visa & get it converted to a Non-O retirement Visa for a much higher cost

I'd just come on a tourist visa for 14 days. Pointless doing all the ground work required to open a bank account just to run out of time and have to do it all over again but nothing to stop you applying for a 90 day Non-O visa either

14 days isn’t enough time to open a bank account and the 800k needs to be seasoned for two full months before you can extend so you should just get a tourist visa or the OA but it’s a lot more requirements for a OA versus a non-o