# Thailand: taxes, residence and cost of living

Source: https://domicile.wiki/places/thailand/ (domicile.wiki, researched 2026-10-15). Data licence CC BY-SA 4.0. Research, not tax or legal advice.

## At a glance

For an EU-citizen family of five living off a EUR 30M portfolio (the guide's default reader).

- Score for a wealthy family: 54 / 100
- Can EU citizens live here?: income of €71,460 a year · Long-Term Resident (LTR) visa - Wealthy Pensioner
- Can US citizens live here?: income of €71,460 a year · Long-Term Resident (LTR) visa - Wealthy Pensioner
- Other passports: income of €71,460 a year · Long-Term Resident (LTR) visa - Wealthy Pensioner
- Tax on a €30M portfolio: €259,158 a year · Long-Term Resident (LTR) visa - Wealthy Global Citizen / Wealthy Pensioner
- Wealth tax: none
- Children inherit: low tax
- Living costs, family of five: €205,980 a year
- EU member: no
- Currency: THB
- Capital: Bangkok

## Tax on investments, inheritance and wealth

Thai residents (more than 180 days a year) pay progressive tax up to 35% on Thai income and, since 2024, on foreign income earned from 1 January 2024 whenever it is remitted to Thailand (pre-2024 income stays exempt even if remitted). Gains on shares sold on the Stock Exchange of Thailand are exempt; Thai dividends can be taxed at a final 10%. Foreign dividends and gains kept abroad are not taxed. Inheritance tax applies at 5% for children on amounts above THB 100 million received from each deceased; gifts from parents to children above THB 20 million a year are taxed at 5%. Long-Term Resident (LTR) visa holders in the wealthy categories are exempt on remitted foreign income.

- **Thai tax resident**: Progressive 0-35% on Thai-source income and on foreign income earned from 2024 when remitted to Thailand.
- **Long-Term Resident (LTR) visa - Wealthy Global Citizen / Wealthy Pensioner**: LTR visa holders in these categories are exempt from Thai tax on overseas income remitted to Thailand (BOI list of privileges: 'tax exemption for overseas income'; Royal Decree No. 743, not opened).

## Income tax

Residents (180 days or more in a calendar year) pay progressive tax from 0% to 35% on net income; employment income gets a 50% expense deduction capped at THB 100,000 plus a THB 60,000 personal allowance. Foreign income earned from 2024 is taxable when remitted to Thailand. Employees pay 5% social security on wages up to THB 17,500 a month (max THB 875).

## How to get residence

No free movement for EU citizens. Every passport can use the Long-Term Resident visa: Wealthy Global Citizen (USD 1 million of assets with USD 500,000 invested in Thailand), Wealthy Pensioner (age 50+, USD 80,000 a year of passive income), Work-from-Thailand or Highly-Skilled (USD 80,000 a year). Cheaper options are the Destination Thailand Visa for remote workers (THB 500,000 in savings), the 10-year O-X retirement visa for 50+ (THB 3 million deposit, eligible-country list) and Thailand Privilege membership (from THB 650,000).

- **Long-Term Resident (LTR) visa - Wealthy Global Citizen** (Investor residence; EU citizens, US citizens, other passports; open): Ten-year visa for people with USD 1 million of assets, USD 500,000 of which is invested in Thailand.
- **Long-Term Resident (LTR) visa - Wealthy Pensioner** (Passive income / retirement; EU citizens, US citizens, other passports; open): Ten-year visa for people aged 50+ with USD 80,000 a year of passive income, or USD 40,000 plus a USD 250,000 Thai investment.
- **Long-Term Resident (LTR) visa - Work-from-Thailand Professional** (Digital nomad; EU citizens, US citizens, other passports; open): Ten-year visa for remote workers earning USD 80,000 a year from a large foreign employer.
- **Long-Term Resident (LTR) visa - Highly-Skilled Professional** (Work; EU citizens, US citizens, other passports; open): Ten-year visa with a work permit for specialists in BOI target industries earning USD 80,000 a year.
- **Destination Thailand Visa (DTV)** (Digital nomad; EU citizens, US citizens, other passports; open): Five-year multiple-entry visa for remote workers and 'soft-power' participants, up to 180 days per entry.
- **Non-Immigrant O-X Long-Stay (retirement) visa, 10 years** (Passive income / retirement; EU citizens, US citizens, other passports; open): Ten-year retirement visa for people aged 50+ from a list of eligible countries, with a Thai bank deposit.
- **Thailand Privilege (Elite) membership** (Other; EU citizens, US citizens, other passports; open): Paid membership that gives a long-stay visa of 5 to 20 years with concierge services, bought as a one-off fee.
- **Non-Immigrant B visa and work permit (employment)** (Work; EU citizens, US citizens, other passports; open): Standard employer-sponsored work route: Non-B visa plus a Thai work permit.

Citizenship: Thai citizenship by naturalisation generally needs permanent residence first (after 3 consecutive years on annual extensions), then about 5 years, Thai language and an income test; PR quota is about 100 per nationality a year. Figures come from secondary guides.

## Inheritance law and trusts

Thailand has no forced heirship: a will can leave the estate to anyone (Civil and Commercial Code Book VI). Foreign nationals domiciled in Thailand come under Thai succession law, and Thai land follows Thai law. There is no general trust law and foundations are for public benefit, and the Hague Trusts Convention is not in force.

## Daily life (0-100, higher is better)

- Political and institutional stability: 48
- Corruption and government integrity: 36
- Legal system and property rights: 45
- Healthcare quality and access: 70
- Education quality: 31
- Human development and quality of life: 60
- Infrastructure and connectivity: 81
- Cost of living and housing: 80
- Business opportunities and economy: 57
- Cultural fit and lifestyle: 5

## Research notes

### Thailand — family-office tax dossier

Last reviewed: 2026-10-15
Tax year: 2026
Reviewer: research agent (Claude), unreviewed by a tax adviser

#### Summary

Thai residents (more than 180 days a year) pay progressive tax up to 35% on Thai income and, since 2024, on foreign income earned from 1 January 2024 whenever it is remitted to Thailand (pre-2024 income stays exempt even if remitted). Gains on shares sold on the Stock Exchange of Thailand are exempt; Thai dividends can be taxed at a final 10%. Foreign dividends and gains kept abroad are not taxed. Inheritance tax applies at 5% for children on amounts above THB 100 million received from each deceased; gifts from parents to children above THB 20 million a year are taxed at 5%. Long-Term Resident (LTR) visa holders in the wealthy categories are exempt on remitted foreign income.

US citizens: US citizens remain US-taxed; the US-Thailand treaty allows Thai credit for US tax on US-source income. The LTR exemption does not affect US tax.

#### Residence and eligibility

Resident if present in Thailand for more than 180 days in aggregate in a calendar year.

- **Long-Term Resident visa (Wealthy Global Citizen)** (EU, US, OTHER): USD 1 million in assets plus USD 500,000 invested in Thailand; dependants included; 5+5 years. Minimum investment: 500,000 USD.
- **Long-Term Resident visa (Wealthy Pensioner)** (EU, US, OTHER): Age 50+, USD 80,000 a year of passive income (or USD 40,000+ with a USD 250,000 investment).

#### Capital gains

##### Standard regime

No separate CGT: gains are ordinary income at up to 35%, but gains on SET-listed shares sold through the exchange and on mutual fund units are exempt. Foreign gains are taxed only if remitted to Thailand; under Revenue Department orders Paw. 161/2566 and 162/2566, foreign income earned from 1 January 2024 is taxable when remitted in that or any later year.

- **Exemptions and thresholds:** SET-listed shares sold on the exchange: exempt. Thai mutual fund units: exempt. Foreign income earned before 2024: exempt when remitted. Capital losses cannot offset gains.
- **Conditions:** Remittance basis: the 35% rates on foreign shares and foreign real estate ASSUME the gain is remitted to Thailand (Revenue Department orders Paw. 161/2566 and 162/2566: foreign income earned from 1 January 2024 is taxable when brought into Thailand in that or any later year). Gains kept abroad are not taxed (0%). The scoring uses the remitted case.
- **Important exceptions, statute references and announced changes:** Gains on Thai real estate sold by individuals are taxed through a special withholding computation on the appraised value with deductions for years held, plus specific business tax if held under 5 years (not verified in detail; local real estate rate left null). Digital-asset gains through licensed Thai exchanges exempt 2025-2029.
- **Tax year / confidence / verification:** 2026 / medium / partially_verified (checked 2026-10-15)
- **JSON numbers:** headline 35% (0.35); listed domestic 0% (0.0); listed foreign 35% (0.35); private business sale 35% (0.35); local real estate n/a (null); foreign real estate 35% (0.35).
- **How derived:** Foreign shares and foreign real estate: 35% top marginal rate applies only to gains earned from 2024 and remitted to Thailand; 0% if kept abroad. SET shares exempt. Private (unlisted Thai) company sale: ordinary income up to 35%. Local real estate: special regime not verified, left null.
- **Holding period:** None for securities.
- **Trader recharacterisation:** No separate trader test for SET shares (exempt in any case). Foreign trading gains are subject to the same remittance rule.
- **Foreign assets:** Taxed on remittance only (income earned from 1 January 2024). Credit for foreign tax only where a tax treaty allows it.

##### Long-Term Resident (LTR) visa - Wealthy Global Citizen / Wealthy Pensioner (special regime)

Foreign gains remitted to Thailand are exempt for LTR holders; Thai gains taxed as standard.

- **Conditions:** LTR visa holder in the Wealthy Global Citizen or Wealthy Pensioner category: overseas income is exempt even when remitted, so the 0% foreign rates do not depend on keeping money abroad.
- **Tax year / confidence / verification:** 2026 / medium / partially_verified (checked 2026-10-15)
- **JSON numbers:** headline 35% (0.35); listed domestic 0% (0.0); listed foreign 0% (0.0); private business sale 35% (0.35); local real estate n/a (null); foreign real estate 0% (0.0).
- **How derived:** Overseas income (including gains) exempt even if remitted; Thai items as standard.

Open points for this tax: Exact scope of the LTR overseas-income exemption (whether dependants are covered) not verified from the Royal Decree.

#### Dividends

##### Standard regime

Thai dividends bear a 10% withholding tax that residents may treat as final (or include in income and claim a dividend credit). Foreign dividends are taxed at progressive rates up to 35% only if earned from 2024 and remitted to Thailand; credit for foreign tax only under a treaty.

- **Exemptions and thresholds:** First THB 150,000 of net income exempt (general band).
- **Conditions:** Remittance basis: the 35% foreign_gross_rate ASSUMES the dividends are remitted to Thailand (Paw. 161/2566 and 162/2566). Foreign dividends kept abroad are not taxed (0%). Thai dividends: 10% final withholding regardless.
- **Important exceptions, statute references and announced changes:** Foreign tax credit is available only under a double tax treaty (61 treaties, including the US).
- **Tax year / confidence / verification:** 2026 / high / partially_verified (checked 2026-10-15)
- **JSON numbers:** headline 35% (0.35); domestic 10% (0.1); foreign gross 35% (0.35); foreign tax relief: credit.
- **How derived:** Domestic: 10% final WHT election. Foreign: 35% top rate if remitted (0% if kept offshore), with treaty-based credit.
- **Outbound withholding:** 10% final WHT on dividends paid to foreign companies not doing business in Thailand (treaty-reducible).
- **Treaty network:** 61 treaties (PwC), including the United States.
- **Holding companies:** Companies pay 20%; Thai holding company dividends from Thai companies may be partly or fully exempt (not verified).

##### Long-Term Resident (LTR) visa - Wealthy Global Citizen / Wealthy Pensioner (special regime)

Foreign dividends remitted to Thailand are exempt for LTR holders.

- **Conditions:** LTR visa holder in the Wealthy Global Citizen or Wealthy Pensioner category: overseas income is exempt even when remitted, so the 0% foreign rates do not depend on keeping money abroad.
- **Tax year / confidence / verification:** 2026 / medium / partially_verified (checked 2026-10-15)
- **JSON numbers:** headline 35% (0.35); domestic 10% (0.1); foreign gross 0% (0.0); foreign tax relief: exemption.
- **How derived:** Overseas income exempt; Thai dividends 10% final.

#### Inheritance and gifts to children

##### Standard regime

Inheritance tax (Inheritance Tax Act B.E. 2558, 2015) is levied on the heir: the value above THB 100 million received from each deceased person is taxed at 5% for descendants and ascendants (10% for others); spouses are exempt. Gifts from parents to their legitimate children are exempt up to THB 20 million per child per year; the excess is taxed at 5% as income tax on the recipient.

- **Exemptions and thresholds:** THB 100 million per heir per testator; spouse exempt; gifts to children THB 20 million per child per year.
- **Important exceptions, statute references and announced changes:** Taxable property includes immovable property, securities, bank deposits, registered vehicles and prescribed financial assets; it covers worldwide property for Thai nationals and Thai-domiciled foreigners, but only Thai property for other foreigners (general rule from the Act, not verified in this session).
- **Tax year / confidence / verification:** 2026 / medium / partially_verified (checked 2026-10-15)
- **JSON numbers:** basis `beneficiary`, children `taxed_low`, exemption 100,000,000 THB, brackets (marginal): from 0 THB: 5% (0.05); other transfer costs 0% (0.0).
- **Gifts:** Gifts from parents to legitimate children above THB 20 million per child per year are taxed at 5% (income tax on the donee, not aggregated with other income). (same as inheritance: False; tax-free after years: None)
- **Foreign assets:** For foreign nationals not domiciled in Thailand, only Thai-situs property is believed to be in scope (not verified).
- **Residence/domicile rules:** Heir-based: applies to Thai nationals, and to foreigners domiciled in Thailand (worldwide property) or receiving Thai property (not verified).
- **Business relief covers listed shares:** False

**Surviving spouse:** An inheritance received by the deceased's spouse is outside the Inheritance Tax Act B.E. 2558 whatever its size (Thai law-firm summaries; the statute section was not located). Other heirs pay 5% (descendants, ascendants) or 10% above THB 100 million.

#### Wealth tax

##### Standard regime

No net wealth tax.

- **Tax year / confidence / verification:** 2026 / high / verified (checked 2026-10-15)
- **JSON type:** `none`
- **Property tax (not a wealth tax):** Land and building tax on property values (rates not verified). Foreigners cannot generally own land; condominium units are allowed within the foreign quota.

#### Special regimes

- **Long-Term Resident (LTR) visa - Wealthy Global Citizen / Wealthy Pensioner** (`ltr_wealthy`; EU, US, OTHER; duration 10 years): LTR visa holders in these categories are exempt from Thai tax on overseas income remitted to Thailand (BOI list of privileges: 'tax exemption for overseas income'; Royal Decree No. 743, not opened). Eligibility: Wealthy Global Citizen: at least USD 1 million in assets and USD 500,000 invested in Thai government bonds, Thai companies or Thai property before applying. Wealthy Pensioner: age 50+, passive income of USD 80,000 a year (or USD 40,000-80,000 plus USD 250,000 investment). Spouse and children under 20 (up to 4 dependants). Visa 5 years, renewable for 5.
  - Metrics that differ from standard: capital_gains, dividends (details in the tax sections above).

#### Company taxation (kept separate from personal tax)

Headline CIT rate: 20% (0.2). 20% CIT (graduated rates for small companies). Pillar Two: QDMTT, IIR and UTPR from fiscal years beginning 1 January 2025 (Top-up Tax Decree, 26 December 2024). 10% WHT on dividends to foreign companies.
Special zones/regimes: Board of Investment (BOI) incentives and Eastern Economic Corridor (not researched).

#### Cost of living notes

City: Bangkok.
- Prime rent, monthly: 180,000 THB (2026). Median asking rent of 278 unique 4- and 5-bedroom house listings in Watthana district (Sukhumvit, Thong Lo, Ekkamai, Phrom Phong) on Dot Property, first 25 result pages read 15 October 2026 (first quartile THB 120,000, third quartile THB 250,000). Asking rents; duplicates across agents only partly removed. Source: Houses for rent in Watthana, Bangkok (listing search).
- International school, annual per child: 1,197,000 THB (2026). International School Bangkok (Nichada Thani), High School (Grades 9-12) tuition 2026/27 per annum, plus an annual fee of THB 22,000 and a one-time registration fee of THB 260,000. Source: ISB Tuition and Fees.
Many ISB families live near the school in Nichada Thani (Nonthaburi), where rents are lower than in Watthana. Purchase prices, health insurance and housekeeper costs not sourced. Foreigners cannot own land; condominium units only within the 49% foreign quota.

#### Open questions

- Whether any 2025/2026 change to the remittance rule (e.g. a proposed grace period for income remitted within a set time) has been enacted could not be checked (web search budget exhausted); PwC's August 2026 review mentions none.
- Thai real estate sale taxation and land and building tax rates not verified.
- Inheritance tax scope for non-domiciled foreigners not verified against the Inheritance Tax Act text.
- Cost of living: prime rent is a listing-portal median (asking rents), not transaction data; purchase prices, health insurance and housekeeper wages not sourced.

#### Sources

- Thailand - Individual - Income determination (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/individual/income-determination
- Thailand - Individual - Taxes on personal income (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/individual/taxes-on-personal-income
- Thailand - Individual - Significant developments (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/individual/significant-developments
- Personal Income Tax (The Revenue Department of Thailand, tax_authority): https://www.rd.go.th/english/6045.html
- Thailand - Individual - Foreign tax relief and tax treaties (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/individual/foreign-tax-relief-and-tax-treaties
- Thailand - Individual - Other taxes (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/individual/other-taxes
- Long-Term Resident Visa (Thailand Board of Investment, government): https://ltr.boi.go.th/
- Thailand - Corporate - Taxes on corporate income (PwC Worldwide Tax Summaries, professional): https://taxsummaries.pwc.com/thailand/corporate/taxes-on-corporate-income
- Houses for rent in Watthana, Bangkok (listing search) (Dot Property Thailand, other): https://www.dotproperty.co.th/en/houses-for-rent/bangkok/watthana
- ISB Tuition and Fees (International School Bangkok, other): https://www.isb.ac.th/fees
- Thai Law Online: Inheritance Tax in Thailand (Inheritance Tax Act B.E. 2558): https://www.thailawonline.com/?p=6562

#### Change log

- 2026-10-15: initial research.
- 2026-10-15: reviewed special-regime durations: LTR 10 years (5 + 5 renewal, unchanged).
- 2026-10-15 (data-quality pass): standard-regime capital gains and dividends now state explicitly that the 35% foreign rates assume remittance (0% if kept abroad); LTR metrics state the exemption applies even when remitted. Added cost of living: Watthana 4-5 bedroom house asking rent THB 180,000 a month (Dot Property sample, n=278) and ISB High School tuition THB 1,197,000 (2026/27).
- 2026-10-15: family rent re-checked against the upper-middle-class standard: kept (THB 180,000).
- 2026-10-16: added surviving-spouse treatment.


## Residence and succession sources

- [Long-Term Resident Visa categories](https://ltr.boi.go.th/) — Thailand Board of Investment
- [Destination Thailand Visa (DTV)](https://vientiane.thaiembassy.org/en/page/destination-thailand-visa-dtv) — Royal Thai Embassy, Vientiane
- [Thailand DTV visa 2026](https://thethaiger.com/visas/dtv/) — The Thaiger
- [Criteria for applying for a retirement visa (Long-Stay O-X)](https://www.thailand.go.th/event-detail/010_023) — Thailand government portal
- [Non Immigrant (OX) Long Stay 10 year](https://image.mfa.go.th/mfa/0/RzaiZWKBzF/consular/Visa/13.Non-Immigrant_(OX)_Long-Stay_10-year.pdf) — Ministry of Foreign Affairs of Thailand
- [Thailand Privilege membership](https://www.thailandprivilege.co.th/membership) — Thailand Privilege Card Co., Ltd. (Tourism Authority of Thailand)
- [Thai permanent residence guide](https://lexbangkok.com/thailand-permanent-residence/) — Lex Bangkok
- [HCCH status table: Convention of 1 July 1985 on the Law Applicable to Trusts and on their Recognition](https://www.hcch.net/en/instruments/conventions/status-table/?cid=59) — Hague Conference on Private International Law
- [Probate of a foreign will in Thailand](https://www.thailawonline.com/probate-foreign-will-thailand/) — ThaiLawOnline
- [Overview of Thai Succession Law](https://terms.law/Thai/marriage/inheritance-planning.html) — terms.law
- [Conflict of laws in Thai testamentary succession (Chulalongkorn)](https://cuir.car.chula.ac.th/handle/123456789/812) — Chulalongkorn University