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Will a capital gain from selling my house qualify for the LTR visa's wealth pensioner category in Thailand?

LTR VisaThailand Visa RulesCapital GainsPassive IncomeWealthy Pensioner CategoryRetirement VisaUS Real Estate
Apr 24, 2025
2 months ago
Richard *******
ORIGINAL POSTER
I sold my house my house in America in 2024 for 850k. I purchased for 520k. Will this gain qualify for the 80k of capital gains to qualify for the wealthy pensioner category for the LTR visa? In America this gain is NOT taxable.
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TLDR : Answer Summary
The community discussion reveals that capital gains from selling a house do not qualify as passive income necessary for the LTR visa's wealthy pensioner category in Thailand. Users emphasize that recurring passive income sources like pensions, dividends, or rental income are needed instead. Several commenters shared their negative experiences with the application process, indicating that past capital gains were not accepted as qualifying income. Therefore, it's recommended to explore consistent passive income options and possibly other visa types.
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Robert ********
No. It’s not passive income.

It’s the same as a job or making money from trading stocks.

Edit: only pension, rentals or dividends are passive income.
2 months ago
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Thierry ******
Hi , LTR visa you need at least 2 years of recurring passive income like rent or dividends etc . Capital gains are normally not qualifying you should look for other visas as advised
2 months ago
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Richard *******
ORIGINAL POSTER
@Thierry *****
 thanks
2 months ago
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Richard *******
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Sharon ********
I had the exact same situation and they would not count it. It wasn’t even my only capital gains. They don’t seem prepared to accept any capital gains. They only cared about seeing income that was deposited monthly even though that is clearly not the rule. I had capital gains from the sale of a house and from the sale of stock. I easily met all the requirements but they still denied me and it took them 5 months to process it even though the websites says 20 working days.
2 months ago
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Richard *******
ORIGINAL POSTER
@Sharon *******
 thanks
2 months ago
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Richard *******
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Ian **********
You will need to show several years of passive income (Private Pension, State Pension, Income from investments if you have it ie. Interest, dividends etc), and in 5 years time, be in a position to show this income is still there at the qualifying level - applicants have this 5-year check position assessed when the visa LTR-Visa application is submitted, and processed.
2 months ago
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Richard *******
ORIGINAL POSTER
@Ian *********
 that is my understanding. silly. have cash but still wont qualify.
2 months ago
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Colin *******
@Richard ******
 what about the wealthy global citizen option. No income required 😉
2 months ago
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Bob **********
@Colin ******
 I don’t think $850k would qualify for that
2 months ago
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Bob **********
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Ian **********
@Richard ******
 the LTR WP visa is a passive income driven one, and applicants must demonstrate that they can sustain the income threshold for the 10 year visa period
2 months ago
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Ian **********
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Aaron *********
Why would you take tax advice off Facebook?
2 months ago
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Richard *******
ORIGINAL POSTER
@Aaron ********
 the tax answer is correct. From a CPA!
2 months ago
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Richard *******
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Jack ****************
Off topic and if offensive you can ignore... But why do you think it is non taxable? I "retired" from real estate and if I recall it is only tax free if you invest in another property of equality it greater value. Basically, if you touch the cash it becomes taxable.
2 months ago
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Jack ********
@Jack ***************
 guess you didn’t have a successful career as you have no idea what you’re talking about
2 months ago
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Jack ****************
@Jack *******
 good job being a dick and ignoring that I was quite careful with my caveats. I also wasn't a realtor or a cpa I was an income property buyer, restorer, and operator. Different circles. And anybody who would prefer silence over a "I might be wrong, but double check that" is an arrogant fool. Looks like OP took it in the intended spirit and you are just a misfit nobody likes. Welcome to the block list.
2 months ago
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Jack ****************
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Jim ********
@Jack ***************
The $250,000/$500,000 home sale tax exclusion - If you have a capital gain from the sale of your main home, you may qualify to exclude up to $250,000 of that gain from your income, or up to $500,000 of that gain if you file a joint return with your spouse

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2 months ago
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Richard *******
ORIGINAL POSTER
@Jack ***************
 I am a CPA. 500k of gain for primary residence is tax free for a married couple. you are referring to a 1031 exchange
2 months ago
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Jack ****************
@Richard ******
 Roger. Can you do that every year?
2 months ago
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Jack ****************
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Don *********
I have been informed that capital gains from equities do qualify, not only dividends.

So shouldn’t capital gains from a real estate sale qualify, not only rental income income ?
2 months ago
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Todd *********
@Don ********
 have you received an LTR using capital gains as the income source?
2 months ago
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Don *********
@Todd ********
 not yet, work in progress
2 months ago
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Colin *******
@Don ********
 please do keep us informed, as several have been rejected for one off gains.
2 months ago
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Colin *******
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Mark ********
If you’re over fifty why not just get a non O A/ retirement visa, at the Thai consulate in Los Angeles or near whatever big city you’re in? You can then open a thai bank account and put the required 800,000 baht into it. You’ll need health insurance also, but that’s a good thing to have. I’ve been here eight years and it’s the cheapest easiest way to get a visa if you meet the requirements.
2 months ago
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Kristie *******
@Mark *******
 please can I ask - if you keep staying year after year - you would need health insurance each year ? Just wondering if it gets hard to get ? ( health insurance ) not my problem now but thinking of the future ?
2 months ago
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Mark ********
@Kristie ******
 I’ve had the same health insurance for six years and used it twice for short hospital stays. WR life. I’ll be 70 in a few weeks and I pay about $150 usd a month for 7 million baht in coverage.
2 months ago
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Kristie *******
@Mark *******
 thank you - explains it clearly for me !
2 months ago
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Kristie *******
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Sean **********
@Mark *******
 non O Retirement visa there is no insurance requirement.
2 months ago
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Mark ********
@Sean *********
 I said OA visa. There is an insurance requirement when you get it in your own country.

I now realize what the LTR visa is. I’m not rich enough to get one!!
2 months ago
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Sean **********
@Mark *******
 why not get a Non O without the insurance requirement. Is it a 1 year visa. I got the 90 day non O then extension of 1 year based on retirement. I am not rich either to get a LTR
2 months ago
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Mark ********
@Sean *********
 because is it’s almost impossible to open a Thai bank account without either a work permit or long stay visa. And when in Thailand you can’t open an account unless you already have one. Kind of a catch 22.
2 months ago
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Sean **********
@Mark *******
 I opened my account at Bangkok Bank no problems.But I understand the new problems in the past 6 months with Interpretations amongst the banks.
2 months ago
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Sean **********
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Todd *********
@Mark *******
 you just listed all the reasons for ‘why not’. It’s absurd. Who would leave 800k in a bank acct doing nothing?

LTR ensures no tax on income outside the country. And it’s cheaper than a multi-entry non O-A. Plus no 90 day reporting, plus fast track at airports. Never see immigration or bank offices again.
2 months ago
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Mark ********
@Todd ********
 I didn’t realize what the LTR visa was, I’m not rich enough for that one.

And why do you need a multi entry OA when you can pay for a re-entry permit on a regular O or OA visa?
2 months ago
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Todd *********
@Mark *******
 it does have a high threshold unfortunately. Not sure why they set it that high. But amazing visa for anyone who does qualify
2 months ago
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Todd *********
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Sean **********
@Todd ********
 I get interest on my account
2 months ago
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Todd *********
@Sean *********
 uh-huh. 1%? Less?
2 months ago
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Todd *********
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Robert ************
@Todd ********
 my bad what is ltr and how much does Ltr cost how long good for?
2 months ago
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Todd *********
@Robert ***********
 It's a 10 year residency visa for Thailand. Cost is only 50,000 baht for 10 years.
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2 months ago
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Todd *********
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Robert ************
@Todd ********
 what is lyr and how much is lyrics
2 months ago
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Robert ************
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Richard *******
ORIGINAL POSTER
@Mark *******
 already have. ltr ensures no tax issues
2 months ago
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Richard *******
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Bob **********
You’ll also need to re qualify after 5 years why not just invest in the states and get a non- o
2 months ago
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Todd *********
@Bob *********
 you mean show a screen shot of your income. Maybe. Non-O is Nonsense if you qualify for LTR. Unless you love wasting time and money
2 months ago
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Bob **********
@Todd ********
 that’s up to you go with what works for you
2 months ago
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Todd *********
@Bob *********
 you asked the question. Now you have the answer. LTR it is if you value your time and money at all
2 months ago
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Bob **********
@Todd ********
 I asked no question
2 months ago
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Todd *********
@Bob *********
 yes, you did. Pay attention
2 months ago
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Todd *********
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Us *****
Just get a dtv
2 months ago
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Todd *********
No, I don’t believe so. capital gains are difficult to use in the equation as it’s a one off event. The income doesn’t need to be taxable. It just needs to be sustainable.

I think if you could demonstrate trading or similar that resulted in consistent income, you may be able to make a case. Reach out to the BOI either by phone or email and ask.
2 months ago
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Colin *******
@Todd ********
 I would think that anyone making consistent capital gains, would be classified as trading and thus probably taxable. Even selling a house every year would in most jurisdictions be taxable income. IMO
2 months ago
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Richard *******
ORIGINAL POSTER
@Todd ********
 i will contact them. thanks
2 months ago
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Richard *******
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Wallace ******
No. Passive income only.
2 months ago
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Colin *******
They will want to see 2 years of passive income, and IMO a one off capital gain will not be considered income. However as there is no upfront fee, why not try it and let us know how it goes. I'm sure there would be many in similar circumstances..
2 months ago
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Richard *******
ORIGINAL POSTER
@Colin ******
 says clearly capital gains qualify too
2 months ago
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Colin *******
@Richard ******
 yes, if trading and making regular gains, they may accept that. Generally a gain on the sale of a primary residence is not going to be considered, IMO. However, if it was taxed and you can show two years tax returns that would strengthen your case. It's a minefield. And any gains in a trust account will not be considered.
2 months ago
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Steve *********
@Colin ******
 what about an inheritance?
2 months ago
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Colin *******
@Steve ********
 IMO, no. Look, they are asking for evidence of an ongoing passive income stream. One off events are not going to cut it.
2 months ago
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Colin *******
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Graham ******
@Richard ******
 one-off though?
2 months ago
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Graham ******
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Richard *******
ORIGINAL POSTER
@Colin ******
 thank you
2 months ago
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Richard *******
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