The Foreign Business Act (FBA), established in 1999, regulates foreign business activities in Thailand. Designed to protect Thai industries, the FBA limits foreign ownership and controls the operations of foreign companies within specific sectors. For foreign investors, the FBA sets clear restrictions on direct ownership, especially in industries deemed critical to the country’s economy, culture, or security. Compliance with the FBA is essential for foreign entities seeking long-term operations in Thailand.
The FBA's primary objectives include:
These objectives ensure that foreign involvement aligns with Thailand’s economic development goals, while safeguarding local industries from excessive competition.
The FBA divides restricted business activities into three categories, each with specific limitations:
List 1 includes sectors where foreign participation is entirely prohibited. These sectors are considered integral to Thailand’s cultural, social, and economic stability and include:
Foreign businesses cannot operate in these sectors under any circumstances, as they are reserved exclusively for Thai nationals.
List 2 includes sectors where foreign ownership is restricted but can be permitted with approval from the Thai Cabinet and relevant ministries. These sectors often involve national interests, including:
Foreign investors in List 2 sectors must partner with a Thai entity or seek special government approval, typically requiring majority Thai ownership.
List 3 sectors are open to foreign investors but require permission from the Department of Business Development (DBD) under the Ministry of Commerce. Examples include:
Foreign businesses can operate in List 3 sectors with a Foreign Business License (FBL) if they meet the criteria and receive approval from the Ministry of Commerce.
Foreign investors seeking to operate in List 2 or List 3 sectors must apply for an FBL. The process involves several steps:
Applicants must provide detailed documents, including:
Applications are submitted to the DBD. For List 2 activities, Cabinet approval is required, making the process lengthier. For List 3 activities, the Ministry of Commerce conducts a review to assess the investment’s benefit to Thailand.
Approval can take between 60-90 days or longer, depending on the sector and complexity of the business activities. Upon approval, foreign companies can operate legally, provided they comply with ongoing FBA requirements.
While the FBA imposes restrictions, certain incentives and exemptions allow greater flexibility:
These incentives support foreign investment in industries that align with Thailand’s economic goals while safeguarding sensitive sectors.
Foreign companies operating under the FBA must meet specific compliance obligations:
Failure to comply with these requirements may lead to penalties, suspension of business licenses, or even revocation of the FBL.
Operating under the FBA requires careful consideration:
Foreign companies should work closely with local legal advisors to ensure compliance and understand the nuances of Thai business regulations.
Thailand’s Foreign Business Act sets a structured framework for foreign businesses operating in the country, balancing investment opportunities with national interests. For foreign investors, understanding the FBA’s structure, restrictions, and licensing process is crucial for long-term success. By navigating the FBA strategically and exploring available exemptions, foreign businesses can leverage Thailand’s economic potential while adhering to its regulatory standards.
The Thailand Long-Term Resident Visa is a residency instrument introduced by Thailand in 2022 through a Cabinet resolution. Unlike conventional visa categories—which are rooted in general immigration law and applied broadly—the LTR Visa is a targeted regulatory framework designed to attract individuals whose economic, professional, or demographic profiles support the country’s strategic interests. The visa provides legal residency for up to 10 years, with attached entitlements including streamlined employment, fiscal incentives, and access to regulated investment channels.
Administered jointly by the Thailand Board of Investment (BOI) and the Immigration Bureau, the LTR Visa integrates principles of immigration, tax, labor, and investment law into a consolidated, policy-aligned package.
The LTR Visa is implemented under the authority of the:
Immigration Act B.E. 2522 (1979) – provides statutory control over foreign entry and stay.
Cabinet Resolution (2022) – authorizes the LTR category with special privileges.
BOI Guidelines and Ministerial Instructions – operationalize eligibility, employment authorization, and compliance procedures.
BOI – Responsible for applicant screening, digital work permits, and confirmation of qualifying income, assets, or employment.
Immigration Bureau – Manages visa issuance, entry, exit, and address reporting.
One Stop Service Center (OSSVC) – Facilitates centralized administration of visa processing, dependent registration, and document renewal.
| Feature | LTR Visa |
|---|---|
| Validity | 10 years (two 5-year periods) |
| Visa Type | Multiple-entry |
| Re-entry Permits | Not required |
| Annual Reporting | Only once per year (unlike 90-day report for other visas) |
| Renewal Conditions | Must maintain qualifying status (e.g., income, employment) |
| Insurance Requirement | Health insurance of at least USD 50,000, or Thai social security |
This long-term structure addresses a key deficiency in other Thai visa types, which typically require annual renewals or revalidations.
The LTR Visa is not open to the general public. It is limited to four eligibility categories, each serving a national policy objective:
Net assets: ≥ USD 1 million.
Annual income: ≥ USD 80,000 (past two years).
Investment in Thailand: ≥ USD 500,000 in real estate, equity, or government bonds.
Policy Purpose: Promote long-term foreign capital inflow into Thailand’s financial and real estate sectors.
Age: 50+ years.
Annual income: USD 80,000 or USD 40,000 plus USD 250,000 investment in Thai assets.
Policy Purpose: Attract financially stable retirees who can support local consumption without burdening public services.
Employer: Foreign company with ≥ USD 150 million annual revenue.
Annual income: USD 80,000+.
Experience: At least 5 years in the relevant field.
Work model: Remote only (no Thai employer or clients).
Policy Purpose: Allow digital professionals to reside legally in Thailand while preserving domestic labor protections.
Annual income: USD 80,000+ (or USD 40,000 with postgraduate degree).
Employer: Thai or foreign BOI-endorsed company.
Sector: BOI-targeted industries such as AI, biotech, automation, and clean energy.
Experience: Minimum of 5 years.
Policy Purpose: Develop Thailand’s human capital in high-value industries.
LTR Visa holders under categories 3 and 4 are eligible for a BOI-issued digital work permit, a novel legal instrument distinct from the traditional work permit issued by the Ministry of Labour.
Exempt from labor quotas: No need for 4:1 Thai-to-foreigner employment ratios.
Issued electronically: No physical work booklet.
Valid for 5 years: Aligned with the visa term.
Employer requirements: Must be in a BOI-endorsed sector or government-linked project.
This reduces compliance burdens for employers and provides security for foreign professionals.
Thailand’s territorial tax system is favorable to foreign residents, and the LTR framework builds upon this with special conditions:
Available only to Highly Skilled Professionals.
Applies solely to Thai-sourced employment income.
Requires BOI registration.
This replaces the standard progressive tax rate of 5% to 35%.
Under Section 41 of the Revenue Code:
Income earned abroad is not taxable in Thailand if it is not remitted during the same tax year.
Applies to:
Digital workers with offshore clients.
Retirees receiving foreign pensions.
Investors with global earnings.
Tax residency is triggered at 183+ days in a calendar year.
Filing is mandatory if resident, even if foreign income is exempt.
LTR holders may participate in the Thai economy as follows:
Condominium ownership: Within the foreign ownership quota (49% of project area).
Leaseholds: Residential land and houses for up to 30 years (renewable).
Investment:
Thai government bonds.
Equities in Thai companies.
BOI-approved ventures or funds.
Land ownership: Still restricted under Thai land law; LTR Visa does not override this.
LTR holders may include up to four dependents, limited to:
Legally married spouse.
Children under 20 years of age.
Receive the same 10-year visa.
Spouse may apply for a digital work permit if otherwise qualified.
Children may attend Thai or international schools.
All processing is handled centrally via OSSVC.
Fast-track immigration lanes at major airports.
No re-entry permits required for international travel.
Centralized processing: Extensions, work permits, address updates at OSSVC.
Concierge assistance (optional): Services such as expedited immigration or administrative support are available.
Continue meeting financial, employment, or investment thresholds.
Maintain valid health insurance or Thai social security registration.
Submit annual address reports.
File tax returns if tax-resident.
Criminal conviction.
Non-compliance with eligibility or reporting obligations.
Fraudulent applications or false declarations.
Public security risks.
Employed by a U.S. tech firm.
Income: USD 150,000/year.
Works fully remotely in Thailand.
No Thai tax liability if income is held offshore and not remitted.
Age 67, with a EUR 60,000 annual pension.
Invested USD 300,000 in a Thai condominium.
Uses LTR Visa instead of O-A Retirement Visa, avoiding yearly renewals and insurance complications.
Employed by BOI-endorsed company in Bangkok.
Pays 17% flat tax on salary.
Spouse and children included under same LTR structure.
The Long-Term Resident (LTR) Visa is a structurally unique legal residency option in Thailand. It moves beyond the standard visa system by integrating residency, work authorization, tax treatment, and family rights into a unified administrative and legal framework. Importantly, it is selective and policy-driven, meant only for individuals whose contributions are aligned with Thailand’s national development goals.
Its privileges—10-year validity, digital work permit, tax optimization, property access, and dependent inclusion—position it as the most comprehensive long-stay visa Thailand currently offers under ordinary law. For those who qualify, the LTR Visa provides legal certainty, economic freedom, and administrative simplicity.
Child support in Thailand, while not as widely discussed as in some Western countries, is a legal obligation for parents to provide financial support to their children. The specific laws and procedures governing child support can be complex, and it's essential to understand the key aspects to ensure that the best interests of the child are met.
Thailand's laws regarding child support are primarily derived from the Civil Code and the Family Code. These codes outline the rights and responsibilities of parents and children, including the obligation to provide financial support. While there is no specific child support law in the same sense as in some Western countries, the underlying principles are similar.
The calculation of child support in Thailand can be a complex process that involves various factors. The court will typically consider the following:
The enforcement of child support orders in Thailand can be challenging, especially if one parent is unwilling or unable to comply. The court has the power to issue various enforcement measures, such as garnishing wages, seizing assets, or even imposing imprisonment. However, the effectiveness of these measures can vary depending on the circumstances.
In cases of divorce, the court will typically order one parent to pay child support to the other parent. The amount of child support will be determined based on the factors mentioned above. It's important to note that child support obligations continue even after the child reaches adulthood if the child is still dependent on the parent for financial support.
While child support is primarily associated with married couples, it can also apply to non-marital relationships. If a child is born outside of marriage, the biological father has a legal obligation to provide child support. The process for establishing paternity and enforcing child support in these cases can be more complex.
If you have questions or concerns about child support in Thailand, it's highly recommended to seek legal advice from a qualified attorney. An attorney can help you understand your rights and obligations, navigate the legal process, and ensure that the best interests of your child are protected.
Title Search in Thailand. When buying property in Thailand, conducting a thorough title search is crucial to ensure a smooth and secure transaction. A title search verifies the ownership history of a property, identifies any encumbrances or liens, and helps prevent potential legal disputes.
By conducting a thorough title search before purchasing property in Thailand, you can protect your investment and avoid potential legal complications.
The Thailand Privilege Visa, commonly known as the Thailand Elite Visa, offers long-term residency benefits to foreigners seeking to enjoy an extended stay in Thailand. This comprehensive guide will delve into the various aspects of the Thailand Privilege Visa in 2024, providing detailed insights into its types, benefits, application process, eligibility criteria, and practical tips for a successful application.
The Thailand Privilege Visa, managed by Thailand Privilege Card Co., Ltd., a subsidiary of the Tourism Authority of Thailand, is designed to attract affluent foreign nationals by offering long-term residency and exclusive benefits. The visa caters to individuals seeking a luxurious lifestyle, business opportunities, or a long-term stay in Thailand.
There are several types of Thailand Privilege Visas, each tailored to different needs and durations of stay:
Scenario: A business executive frequently traveling to Thailand for work decided to apply for the Elite Privilege Access visa to enjoy the benefits of long-term residency and exclusive services. Outcome: With proper financial documentation and timely application submission, the executive received the visa, enhancing their travel experience and business operations in Thailand.
Scenario: A retired couple seeking to enjoy their retirement in Thailand opted for the Elite Superiority Extension visa to benefit from long-term residency and lifestyle privileges. Outcome: The couple successfully obtained the visa, allowing them to enjoy their retirement in comfort and luxury with access to top-notch healthcare and leisure services.
The Thailand Privilege Visa 2024 offers an excellent opportunity for affluent foreigners to enjoy an extended and luxurious stay in Thailand. By understanding the different types of visas, benefits, eligibility criteria, and the application process, potential applicants can navigate their way to a successful application. Whether you are a business executive, retiree, or frequent traveler, the Thailand Privilege Visa provides a gateway to an enhanced lifestyle in one of the most beautiful countries in Southeast Asia.
Permanent Residence in Thailand. Thailand, with its tropical climate, rich cultural heritage, and friendly people, has long been a desirable destination for expatriates. For those looking to make a more permanent move, obtaining Permanent Residence (PR) in Thailand is an attractive option. This comprehensive guide will delve into the intricacies of the Permanent Residence application process, eligibility criteria, required documents, benefits, and practical tips for a successful application.
Permanent Residence in Thailand allows expatriates to reside permanently in the country without the need for regular visa renewals. PR status is highly sought after as it provides stability and a pathway to further integration into Thai society.
Permanent Residence status in Thailand is generally granted for various categories, including:
Scenario: An executive from the UK, working in Thailand for over three years, applied for Permanent Residence based on employment. Outcome: With complete documentation and a thorough interview preparation, the executive successfully obtained Permanent Residence.
Scenario: An expatriate married to a Thai national for three years applied for Permanent Residence based on marriage. Outcome: The application was approved, allowing the expatriate to stay permanently and their children to obtain long-term visas easily.
Obtaining Permanent Residence in Thailand is a significant step towards establishing a long-term life in the country. By understanding the eligibility criteria, required documents, and the detailed application process, you can increase your chances of a successful application. Whether you are applying based on investment, employment, marriage, or special expertise, following this comprehensive guide will help you navigate the process with confidence and ease.
Business Visa in Thailand. Thailand, the "Land of Smiles," beckons not just with its stunning beaches and vibrant culture, but also with a thriving business landscape. If you're an entrepreneur or professional seeking to tap into this potential, a Thailand Business Visa is your key. This article delves into the nitty-gritty of this visa category, helping you navigate the path to success.
Formally called a Non-Immigrant B Visa, a Thailand Business Visa grants temporary entry to foreigners for business purposes. It allows you to attend meetings, conduct negotiations, explore investment opportunities, and participate in business development activities. However, it's crucial to remember that this visa doesn't authorize employment in Thailand.
There are two main types of Business Visas to consider:
To qualify for a Business Visa, you'll generally need:
Applications for a Thailand Business Visa are typically submitted at a Royal Thai Embassy or Consulate in your home country. Processing times can vary, so plan accordingly. In some cases, additional documentation might be required.
By understanding the requirements and following the proper procedures, you can secure your Thailand Business Visa and unlock the door to exciting business opportunities in the Land of Smiles. Remember, a little planning goes a long way in ensuring a successful and productive business trip.
Mergers & Acquisitions in Thailand. Thailand has emerged as a key player in Southeast Asia's mergers and acquisitions (M&A) market. This article explores the recent trends, legal framework, and common deal structures for M&A activity in Thailand.
Thailand's M&A landscape has undergone significant transformations in recent years. Here's a glimpse into the trends:
Thailand's M&A environment is governed by several key regulations:
While mergers were traditionally not permitted, a 2023 amendment to the Thai Civil and Commercial Code introduced the concept of a legal "merger." Here are the common deal structures:
Thailand's M&A market presents exciting opportunities for domestic and foreign investors. As the economy continues to recover, we can expect to see increased M&A activity across various sectors. However, navigating the legal complexities and understanding the common deal structures are crucial for a successful M&A transaction in Thailand. Consulting with legal professionals specializing in Thai M&A is highly recommended.
Marriage Visa in Thailand. For many foreigners, love leads them to the Land of Smiles. But if you find yourself hitched to a Thai citizen and chcący (chcący means "wanting" in Polish) to stay in Thailand, you'll need a marriage visa. This special visa allows foreign spouses of Thai nationals to reside in the country for extended periods.
The requirements for a Thai marriage visa are straightforward:
There might be additional documents required depending on the immigration office you visit. An "Affirmation of Freedom to Marry" might be requested, obtainable from your embassy in Thailand.
So why go through the process? Here are some perks of the Thai marriage visa:
The process for obtaining a marriage visa can vary depending on your situation. Here's a general outline:
The marriage visa is renewable every year. To maintain your visa status, you'll need to submit similar documents as your initial application and ensure your marriage remains valid.
Remember, this article provides a general overview. For the latest information and specific requirements, consult the Thai Immigration Bureau or a visa consultant. With careful planning and a little patience, a Thai marriage visa can pave the way for a happy life in Thailand with your loved one.
The Thailand Elite Visa is an immigration instrument issued under Section 17 of the Immigration Act B.E. 2522 (1979). Unlike standard visa categories (e.g., for work, retirement, marriage, or investment), this visa is granted on a discretionary basis and tied to a membership contract with a state enterprise: Thailand Privilege Card Co., Ltd. (TPC).
The Elite Visa is not a right granted based on eligibility criteria, but a privilege acquired through financial participation in a government-administered residence program. This article outlines in detail the benefits and privileges that stem from this visa category, with emphasis on legal infrastructure, administrative facilitation, and practical outcomes for foreign nationals.
Section 17 allows the Minister of Interior, with Cabinet approval, to admit an individual or class of individuals to stay in Thailand "under any condition." This provision is rarely invoked but forms the sole legal foundation of the Elite Visa.
A state-owned enterprise under the Tourism Authority of Thailand (TAT)
Functions as the contractual and administrative intermediary between the government and the foreign resident
Issues membership cards and coordinates with the Immigration Bureau for visa issuance and renewal
Provides non-immigration services under the Thailand Privilege Program
Each membership tier determines the visa’s validity period, access to services, and the availability of additional benefits.
| Tier | Fee (THB) | Total Validity | Privilege Points/Year | Transferable | Family Access |
|---|---|---|---|---|---|
| GOLD | 900,000 | 5 years | 20 | No | No |
| PLATINUM | 1.5 million | 10 years | 35 | Yes (once) | Yes |
| DIAMOND | 2.5 million | 15 years | 55 | Yes (once) | Yes |
| RESERVE | 5 million | 20 years | 120 | Yes (exclusive) | Yes |
Each membership includes a Non-Immigrant PE (Privilege Entry) Visa, issued in 5-year increments, and allows for renewal without departure.
Visa holders can remain in Thailand for up to 365 consecutive days per entry, without the need to exit or renew outside the country.
No proof of income, retirement savings, or insurance coverage is required at the time of application or extension (as of current regulations).
No need for a work sponsor, family ties, or property investment.
Unlike standard non-immigrant visas, the Elite Visa is multiple-entry by default. Reentry permits are not required, and the visa continues to be valid upon return.
TM.30 (residence reporting) and TM.47 (90-day address reporting) are still legally required.
However, Elite Visa holders may delegate this responsibility to TPC through a Power of Attorney, simplifying compliance.
Extensions are conducted in-country through the One Stop Service Center for Visa and Work Permits (OSSC) in Bangkok, or at local Immigration Offices.
There is no need for border runs or embassy involvement for annual renewal.
The Elite Visa is not only an immigration document but also a membership in a government-administered lifestyle program. Benefits are delivered through a privilege points system, which functions independently from the visa itself.
Points are allocated annually based on the tier and can be exchanged for the following:
| Category | Examples of Services |
|---|---|
| Transport | Limousine airport pickup, intercity chauffeured travel |
| Healthcare | Annual medical check-ups at top-tier private hospitals |
| Hospitality | Hotel accommodations, dining credits, curated travel packages |
| Wellness | Spa sessions, golf rounds, wellness retreats |
| Personal Services | Concierge support, shopping assistance, document handling |
Conditions:
Points expire annually and are not cumulative
Availability is subject to vendor partnerships
Points cannot be converted to cash or transferred
TPC facilitates, but does not legally exempt, participation in Thai bureaucratic systems:
| Area | Support Provided |
|---|---|
| Driver’s License | Assistance with documentation, translation, and appointment |
| Bank Account Setup | Endorsement letters and introductions to banks |
| Taxpayer ID (TIN) | Guidance on registration with the Thai Revenue Department |
| Legalization | Coordination with notaries and consular offices |
Under Thai tax law, any individual present in Thailand for 183 or more days in a calendar year is considered a tax resident, and must:
Register for a Tax Identification Number (TIN)
File an annual Personal Income Tax Return (Form PND 90/91)
Declare and pay tax on Thai-sourced income
Thailand taxes foreign income only if it is remitted into the country in the same year it is earned. Consequently:
Income held offshore and remitted in a later calendar year is not taxable in Thailand
This rule supports tax deferral strategies for Elite Visa holders with income from abroad
This is especially relevant for:
Retirees receiving pensions
Business owners earning from offshore structures
Digital nomads and freelancers paid from outside Thailand
Members in the Platinum, Diamond, or Reserve tiers may apply for dependents, defined as:
Spouse
Children under the age of 20
Each dependent:
Requires a THB 1 million membership fee
Receives a matching PE visa
Does not receive Privilege Points, unless enrolled separately
The Elite Visa does not allow employment. This includes:
Salaried work
Freelance or contract services
Operating or managing a business
Volunteering or unpaid consultancy
Working without a permit exposes the holder to:
Revocation of visa
Deportation and blacklisting
Criminal prosecution under the Alien Working Act
Elite Visa holders are treated as foreigners under land law:
May own condominiums (subject to foreign ownership cap)
May lease land or buildings (maximum 30-year lease)
Cannot own freehold land
There are no real estate privileges granted by the visa.
| Violation | Outcome |
|---|---|
| False information in application | Cancellation of membership and visa |
| Overstay or reporting failures | Fines, revocation, possible blacklisting |
| Employment without a permit | Deportation, permanent entry ban |
| Criminal conviction (any jurisdiction) | Discretionary revocation by Ministry of Interior |
Membership fees are non-refundable regardless of reason for cancellation.
Must be at least 20 years of age
Hold a valid passport
Have no criminal record or Thai immigration violations
Apply through TPC or authorized agent
Undergo background screening (Royal Thai Police and Immigration Bureau)
Upon approval, pay the full membership fee
Receive welcome documents and membership ID
Visa issued at:
A Thai embassy or consulate abroad, or
One Stop Service Center in Bangkok (for in-country issuance)
Processing time: 30–90 days
| Aspect | Status |
|---|---|
| Visa Duration | 5–20 years (depending on tier) |
| Visa Type | Non-Immigrant “PE” |
| Reentry Permit | Not required |
| Annual Extension | In-country renewal, no exit necessary |
| Employment Rights | Not granted |
| Tax Residency Trigger | 183 days/year |
| Foreign Income Taxation | Based on year of remittance only |
| Lifestyle Privileges | Redeemable with annual points |
| Property Ownership | Condominium only; land leasing permitted |
| Dependents Allowed | Yes (Platinum and above, additional fee) |
| Refund Policy | No refunds under any circumstance |
The Thai Elite Visa offers a contractual path to legal long-term residence, framed not as a right, but as a state-authorized privilege. It confers immigration convenience, access to curated administrative services, and a stable legal framework for individuals who wish to reside in Thailand without engaging in work or local investment.
Its primary utility lies in its simplicity and predictability: it avoids the regulatory complexity of other visa types but comes with clearly defined limitations. For non-working residents—particularly retirees, global investors, and digital professionals—it remains a viable legal instrument for extended stay, provided its terms are respected.