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

LTR Visa Thailand Immigration Capital Gains Passive Income Retirement Visa Wealthy Pensioner Category

Apr 24, 2025

a day 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 individual seeks clarification on whether a $80,000 capital gain from selling a house qualifies as income for the wealthy pensioner category of the Long Term Resident (LTR) visa in Thailand. While some commenters suggest that capital gains might not qualify as 'sustainable income', others indicate that only passive income over two years is accepted. There are additional discussions regarding alternative retirement visas.

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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.

17 hours ago

Richard *******

ORIGINAL POSTER

@Ian *********

that is my understanding. silly. have cash but still wont qualify.

17 hours ago

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

17 hours ago

Reply to

Ian **********

Aaron *********

Why would you take tax advice off Facebook?

18 hours ago

Richard *******

ORIGINAL POSTER

@Aaron ********

the tax answer is correct. From a CPA!

17 hours ago

Reply to

Richard *******

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.

21 hours ago

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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19 hours ago

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

21 hours ago

Reply to

Richard *******

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 ?

21 hours ago

Todd *********

@Don ********

have you received an LTR using capital gains as the income source?

21 hours ago

Don *********

@Todd ********

not yet, work in progress

20 hours ago

Colin *******

@Don ********

please do keep us informed, as several have been rejected for one off gains.

19 hours ago

Reply to

Colin *******

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.

a day ago

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.

21 hours ago

Robert ************

@Todd ********

my bad what is ltr and how much does Ltr cost how long good for?

17 hours ago

Todd *********

@Robert ***********

It's a 10 year residency visa for Thailand. Cost is only 50,000 baht for 10 years.

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17 hours ago

Reply to

Todd *********

Robert ************

@Todd ********

what is lyr and how much is lyrics

17 hours ago

Reply to

Robert ************

Richard *******

ORIGINAL POSTER

@Mark *******

already have. ltr ensures no tax issues

a day ago

Reply to

Richard *******

Bob **********

You’ll also need to re qualify after 5 years why not just invest in the states and get a non- o

a day ago

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

21 hours ago

Bob **********

@Todd ********

that’s up to you go with what works for you

18 hours ago

Todd *********

@Bob *********

you asked the question. Now you have the answer. LTR it is if you value your time and money at all

17 hours ago

Bob **********

@Todd ********

I asked no question

17 hours ago

Reply to

Bob **********

Us *****

Just get a dtv

a day ago

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.

a day ago

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

19 hours ago

Richard *******

ORIGINAL POSTER

@Todd ********

i will contact them. thanks

a day ago

Reply to

Richard *******

Wallace ******

No. Passive income only.

a day ago

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..

a day ago

Richard *******

ORIGINAL POSTER

@Colin ******

says clearly capital gains qualify too

a day ago

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.

21 hours ago

Graham ******

@Richard ******

one-off though?

a day ago

Reply to

Graham ******

Richard *******

ORIGINAL POSTER

@Colin ******

thank you

a day ago