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What are the new requirements for extending a retirement visa at Jomtien Immigration regarding rental properties owned by non-residents?
Retirement VisaJomtien ImmigrationVisa ExtensionProperty RentalThai Tax Identification NumberForeign OwnershipRental Regulations
Apr 9, 2026
21 days ago
Eric ********
ORIGINAL POSTERHas anyone had recent experience in applying for extension of retirement visa at Jomtien Immigration? I hear rumors that they have changed their policy relating to rentals of property owned by non-resident foreign individuals and now, in addition to the usual landlord docs, require their Thai Tax Identification Number. My condo is owned by a Chinese investor and I believe that will a problem. Any experience with this would be much appreciated.
TLDR : Answer Summary
The inquiry focuses on the extension of a retirement visa at Jomtien Immigration and whether new policies require a Thai Tax Identification Number (TIN) from landlords who are foreign nationals. Some community members shared their recent experiences, with mixed feedback regarding the necessity of a TIN. The conversation highlights the complexities surrounding property rentals owned by non-residents, as well as the implications for foreign investors in the Thai property market and the importance of clarity in immigration requirements.
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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Ka *****
Is tenant responsible for Thai taxes of ovesesas landlord? Sounds a bit sick
Jim *******
Ka Noo No, the tenant is not responsible for Thai landlord taxes.
Reply to
Jim *******
Reply
Peter *******
They want a TM30 maybe that was the real problem
Law ********
I applied for my 12 extension last month and I wasn't asked to provide that information.
John **********
@Law *******
do your lease contain the details of an overseas landlord?Eric ********
ORIGINAL POSTERLaw Darren Was that at Jomtien Immigration?
Law ********
Eric Jonson Yes
Reply to
Law ********
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Graham ******
I very much doubt you need a TIN to get a new extension anywhere, even Jomtien
John **********
@Graham *****
I think he's talking about a TIN for his overseas landlord. They want to see that the landlord is paying Thai tax on his property income.Graham ******
Reply to
Graham ******
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Yo***
this can surely happen. Thai immigration officers are all thai people. So thais help thais. In soon future. there are many Thai owners of the property.
Fabian *****************
Young If this become reality, the condo market surely will collaps. Can’t see Thai government will let it happen, we are talking about big money.
Yo***
@Fabian ****************
it does not make big effect on Thailand property market. For foreign owners who want Air bnb or to foreign tourists who do not care about extension of visa or stay permit, this wont bad at all. Only related to foreigners who rent and extends their permit of stay like retirement visa etc.. if thai immigration check this ownership and tax ID, etc.. Foreign owners must pay tax. this would be more beneficiary for Thailand. Still some foreign owners in Thailand do not pay tax.Fabian *****************
Young it is not about airbnb. If you Invest in property as a non Thai national, your options is rental and re-selling. Of course some buy in irder to live in. Prospects I seen the guidance I 10-15% gross and aimed for the holiday market. If non Thai landlords can lease the property due to visa holders looking for landlords who is Thai nationals, still want to invest in Thailand?
Some key notes
Foreign investment in Thai real estate is substantial and growing, with foreign buyers accounting for approximately 14.7% of total ownership transfers and 25% of the total transfer value nationwide in early 2025. While Thai nationals remain the primary drivers of the market, international interest is concentrated in condominiums, particularly in areas like Bangkok, Phuket, and Pattaya.
Key Data and Trends (2025–2026)
Market Share: Foreign ownership transfers account for about a quarter of the total transfer value nationwide.
Condominium Sales: In the first half of 2025, foreigners purchased 7,167 condo units, valued at approximately 28.7 billion THB.
Top Investors: Chinese buyers remain the dominant force, though demand from Myanmar, Russia, and Western countries is increasing rapidly.
Growth: Foreign ownership of Thai property has shown a steady increase, with a reported 2.2% increase in transfer volume in early 2025 compared to the previous year.
Some key notes
Foreign investment in Thai real estate is substantial and growing, with foreign buyers accounting for approximately 14.7% of total ownership transfers and 25% of the total transfer value nationwide in early 2025. While Thai nationals remain the primary drivers of the market, international interest is concentrated in condominiums, particularly in areas like Bangkok, Phuket, and Pattaya.
Key Data and Trends (2025–2026)
Market Share: Foreign ownership transfers account for about a quarter of the total transfer value nationwide.
Condominium Sales: In the first half of 2025, foreigners purchased 7,167 condo units, valued at approximately 28.7 billion THB.
Top Investors: Chinese buyers remain the dominant force, though demand from Myanmar, Russia, and Western countries is increasing rapidly.
Growth: Foreign ownership of Thai property has shown a steady increase, with a reported 2.2% increase in transfer volume in early 2025 compared to the previous year.
Yo***
@Fabian ****************
Thank you for your numbers. If foreign investors of property in Thailand pays Tax in Thailand, he or she will not have any problems with renting to any foreigners. And foreigner on visa or extension has no problem with renting from that foreign owners of property. problem solved. 👍Reply to
Yo***
Reply
Peter **********
Good question.
We suggest you contact Jomtien Immigration yourself and request their requirements.
Do you believe all you read on Meta/FB ?
We suggest you contact Jomtien Immigration yourself and request their requirements.
Do you believe all you read on Meta/FB ?
Fabian *****************
Peter H Bates of course he can do that. He is asking if anyone had that experience. A very human thing. Take care, wish you well
Reply to
Fabian *****************
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