What are the requirements to apply for a freelance DTV in Thailand with rental income and online tutoring experience?

Hi everyone and happy 2026 🙏

I want to apply for DTV myself online, freelance category and would appreciate some advice. I am 58 and hold dual citizenship (South Africa/Germany) with residency and tax registration in South Africa.

I have two properties outside of Thailand from which I receive a combined rental income of about 80k baht per month. Both have current one year tenancy contracts. In addition I have two separate bank accounts, each showing a balance of >800k baht continuously since September.

I realise that this would probably qualify me for a retirement visa but I do want to work too.

I retired from teaching in July 2025 and plan on doing online tutoring work. However, I don't have any company or official portfolio.

I have been doing this for the last 4 months (Sep-Dec) and earned 30000+ baht each month. All my clients are based in the UAE, so no Thai clients. Each of my clients I have taught previously and all clients are passed onto me by word of mouth. No company or website.

I did supply each client with an invoice for each month so I can provide invoices plus the bank statements showing each corresponding payment into my account.

Would this be sufficient information in my case for the freelancing?

I do not want to do (and pay for) muai thai, cooking or language courses.

I have heard quite a few people saying I should go for the retirement visa because no one will know about my online work, but this is not an option I'm willing to consider.

I will be applying through the embassy in Pretoria, South Africa.

Please only constructive advice and/or actual experience 🙏