@Rod *******

I nearly bought at Coutts Crossing about 20 years ago, but in the end went for an acreage outside of Lismore. I still have a house in Lismore (outside of the flood thankfully). Bought it in 1997 for $95k, now valued at $700k. Funnily enough it's the best renter on my books. Close to the Uni and St Vincent's, any time it's advertised, I get a minimum of 20 applications. In the 27 years I've owned it, it's been vacant for a total of 16 weeks, always between tenants. I thought about offloading it years ago, but the voices in my head keep telling me to keep it! 😆

@Rod *******

This one looks promising

@Rod *******

I'll go with the acreage. I had a 30-acre lot in the NSW Northern Rivers which I dearly would have loved to have kept, but the kids grown up are city dwellers now and have no interest, and you're totally correct, acreages are not good rental properties. Sell it and buy a unit in Ramsgate Sydney 👍. I don't know about Krabi, I'm a city guy, tried the provinces Phuket, Chiang Mai, Rayong, and even Khon Kaen, but always drift back to Bangkok. I'd suggest you join a Krabi expats Facebook group and post the questions there. You'll get a better idea of what kind of rents you can expect to pay.

@Rod *******

Yes just transfer everything to your daughter's address, and ensure you register on the electoral roll for that address. Keep bank accounts, driver's licence, anything "official" which ties you to that address will suffice. My situation is very similar, I use my daughter's address, although I own the house she lives in. I'd consider keeping your residential home and renting it out, and living off the income. Once you buy in Thailand, you are tying yourself to the country. Rents in Thailand are dirt-cheap compared to Australia. Think cashflow rather than owning real estate. I have five properties in Australia, but own nothing in Thailand. The Thai Tax Office would have an insurmountable task trying to show that I am a Thai Tax Resident, other than the 180 days.

@Rod *******

If you have a "permanent home" in Australia and visit at the frequency you mention, you will have no problems. I've done that for years. I've had dual tax residency, but Australia wins out because of the permanent home. Don't always listen to the "tax experts", I find it's best to enquire with the relevant tax authorities who will give advice and references free of charge.

Best to keep property ownership in Australia and use the income to fund your Thailand lifestyle, which is what I do. Retain your Australian Tax Residency so you will not be liable for taxation in Thailand. Don't even think about buying properties in Thailand

The ETA launch has been delayed past the original December 1, 2024 timeframe. Additionally, the Ministry of Tourism and Sports plans to introduce a THB 300 Thai Travel Tax, pending Cabinet approval in January 2025. This tax, requiring pre-arrival online registration and payment, may affect the ETA timeline.

The MFA? In Pattaya? Have you been drinking?

@Jason *****

You bounce on the last day of the visa validity, giving you another 60 days, plus a further 30 days extension

With an METV you can get almost nine months with two border bounces