The residency library
Read first. Decide later.
42 practical guides for living in Thailand long term, each linked to the official source that decides. Free to read, written to be acted on.
01
Residency routes
11 guides- DTVFor overseas remote work, eligible Thai activities, and qualifying dependants. Understand the purpose and evidence before applying.
- LTRAn option for qualifying professionals, wealthy pensioners and global citizens. Start with a review of the relevant BOI category.
- PrivilegeCompare the official membership programme, formerly Thai Elite, with other routes before committing to a membership fee.
- RetirementCompare retirement routes, financial evidence and ongoing obligations with a practical plan for everyday life.
- BusinessUnderstand Non-Immigrant B, work permission and company documentation before planning a business or employment move.
- Marriage & familyMake a clear family document plan for a Thai spouse or other qualifying family relationship.
- Study & activitiesCompare genuine study and eligible activity routes with the school or provider before making a payment.
- Family visasNon-O visas for parents of Thai children, dependants of work permit or LTR holders, and guardians of students in Thailand. Who qualifies, money rules and renewals.
- Work permitHow Thai work permits work in 2026: company rules, documents, the digital work permit, renewals, job changes and what happens if you work without one.
- Short staysShort stays in Thailand: visa-exempt entry, the tourist visa, 30-day extensions, why border runs are now risky, and when to switch to a long-stay visa.
- Permanent residencePermanent residence in Thailand: who can apply after 3 years of extensions, the yearly quota, application window, fees, and what PR changes for you.
02
Staying legal
8 guides- OverviewEvery report, form and deadline that keeps a foreign resident legal in Thailand: 90-day reports, TM30, yearly extensions, re-entry permits and overstays.
- 90-day reportHow to file Thailand's 90-day report online, by post or at immigration: the 15-day window, documents, the 2,000 THB fine for late reports, and who is exempt.
- Extensions and renewalsHow to extend your stay in Thailand: yearly extensions for retirement, marriage, family, business and education visas, plus 30-day tourist extensions. Fees, steps.
- TM30 notificationThe TM30 notification of residence: who files it (usually your landlord), the 24-hour deadline, how to file online, fines, and why you need the receipt.
- Re-entry permitWhy you need a re-entry permit before leaving Thailand on an extension of stay: single (1,000 THB) or multiple (3,800 THB), where to get one, and what happens without.
- Residence certificateThe certificate of residence from Thai immigration: why banks, the driving licence office and car dealers ask for it, the documents, and how long it takes.
- OverstayOverstayed in Thailand? The 500 THB a day fine, the 20,000 THB cap, entry bans of 1 to 10 years, and how to leave with the least damage. Act before you're caught.
- Pattaya immigrationThe immigration office serving Pattaya, in Jomtien: where it is, opening hours, which services are handled there, what to bring and how to avoid the queues.
03
Homes & property
5 guides- OverviewThe right home is more than a view. It is the neighbourhood, the commute, the budget and how comfortably your first months come together.
- Rent in PattayaA first rental gives you room to learn the city before making a bigger decision. Build a Pattaya rental shortlist around your actual dates, budget and dail
- Buying a Condo in Thailand as a ForeignerBefore buying a condominium in Thailand, have the title, foreign ownership conditions and transaction reviewed for the specific unit.
- What foreigners can ownClear rules on property ownership for foreigners in Thailand: condo freehold under the 49% quota, leasehold land, owning the house but not the land, and nominee risks.
- Land Office transferWhat happens on transfer day at the Banglamung Land Office: documents, title deed types and checks, transfer fees and taxes, and how to transfer through a representative.
04
Living in Thailand
10 guides- OverviewThe move becomes real in the small things: a home that works, a manageable budget and a clear first-week plan.
- Living in PattayaPattaya offers different rhythms within a short distance. Choose the neighbourhood around the life you want to lead, then visit at the times you would norm
- Cost of Living in ThailandA realistic budget starts with your choices, rather than an internet average. Put rent, food, transport, healthcare and setup costs on the same page.
- Moving to Thailand ChecklistUse this practical checklist to organise the move, then adapt it to your visa route, family and current country of residence.
- Driving licenceGet a Thai driving licence as a foreigner: convert a foreign licence or IDP, sit the test, renew from 2 to 5 years, car and motorbike, at the Banglamung DLT.
- Bank accountHow foreigners open a Thai bank account: which banks to try, the documents they ask for, visa requirements, mobile banking, and using it for visa money proof.
- Health insuranceHealth insurance for foreigners in Thailand: Thai vs international policies, premiums by age, visas that require cover, pre-existing conditions, car insurance.
- Getting aroundHow to get around Pattaya: baht bus routes and fares, ride apps, airport transfers to Suvarnabhumi and U-Tapao, renting a car or motorbike safely, and what it costs.
- Home servicesRunning a home in Pattaya: what cleaners, air-con servicing and repairs cost, paying electricity and water, setting up internet, and dealing with condo management.
- Wills and documentsMaking a Thai will for property and bank accounts, certified translation and legalisation of documents, registering a marriage, and finding a licensed lawyer in Pattaya.
05
Business & investment
5 guides- OverviewWhether you are starting a company or buying a business, begin with the activity, the ownership rules and the practical costs of operating it.
- Thailand Company Setup for ForeignersAn appropriate company structure starts with what you will actually do. Prepare an activity brief and have the ownership, licences and work permissions rev
- Thailand BOI Investment PromotionThailand's Board of Investment promotes qualifying activities. The appropriate review begins with your business activity and its evidence.
- Business ownership rulesHow much of a Thai company a foreigner can own: Foreign Business Act lists, the 49% rule, BOI promotion, business licences, the Treaty of Amity and nominee risks.
- Buying a businessHow to buy a bar, restaurant, guesthouse or company in Thailand safely: shares versus assets, leases and key money, licences, debts, staff and the nominee trap.
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