Foreign countries emigration Thailand

emigrating to Thailand
emigrating to Thailand

Low cost of living, a high quality of life, life under palm trees and year-round mild to summer temperatures. The country in Southeast Asia enchants thousands of new tourists every year and quite a few of them are thinking of settling in the kingdom for a longer period of time.

Current estimates assume that around 40,000 Germans have already chosen Thailand as their new adopted home. The main language is Thai and the majority of it is spoken in various dialects.


The tropical-monsual climate and annual average temperatures of 19 ° C in the north and 28 ° C in the south is not only very pleasant to live in, it also helps to counteract some old-age diseases. The Thai population is entitled to free health care. Unfortunately, immigrants cannot make use of this luxury. Therefore, private health insurance must be taken out. However, caution is advised here. Many Thai insurance companies have an upper age limit for foreigners. You should definitely check this when completing one. Medical care is very well developed and modern, especially in the big cities.


Thailand is particularly attractive for people with a secure basic income, such as old-age pensions. This is namely 100% paid to Thailand. If you want to earn a living in an employment relationship, we do not recommend Thailand. For employment in a Thai company, a work permit is required, which is only issued from a minimum salary of around € 1,600. For Thai standards, such a monthly salary is an absolute top income and will therefore be difficult to achieve.

Many emigrants therefore strive to become self-employed. It should be noted, however, that foreigners are only allowed to operate a corporation. A Thai partner company must hold at least 51%.


The crime in Thailand is extremely low compared to other travel countries. However, as in any tourist area, you should remain vigilant. The most common crimes include theft and rip-offs. At all costs you should avoid contact with drugs. Possession in large quantities (not just hard ones) can still be punished with death. All in all, Thailand offers a very safe living environment. Please check the information from the Foreign Office regularly.

Cost of living

The very affordable cost of living is one of Thailand’s greatest assets. For an annual visa, proof of at least approx. € 1,500 per month must be shown on your account. Of course, you can get by with significantly less in Thailand. As in Germany, the amount of money required varies depending on your own standard of living.

Emigration regulations

Without a visa you are allowed to stay in Thailand for 30 days, but the stay can be extended to a maximum of 90 days. You can apply for the visa at your local consulate

People aged 50 and over (or spouses of Thai people and volunteer workers) have the option of obtaining the - Non Immigrant “O” visa. This is valid for up to one year and allows stays of 90 days. An exit or a visit to the immigration office is required for an extension.

The following conditions must be met:

  • A balance in the bank of at least THB 800,000 (approx. € 22,200)
  • A monthly income of THB 65,000 (approx. 1,800 €)
  • Or a combination of both

Ultimately, financial resources of at least THB 800,000 must be available annually.

Another rather unknown option is the so-called “elite program”. With one-off payments, you will receive permanent residence permits for up to 20 years. Please do not hesitate to contact us for information.

It is always advisable to contact the Thai consulate and obtain information.

Despite the rather simple process, we strongly recommend the help of an immigration helper. These save a lot of time and nerves. Due to previous cooperation, we can also make our own recommendations here. If you have any further questions, please do not hesitate to contact us.

Real estate in Thailand

When buying real estate in Thailand, different aspects have to be considered, for example the purchase price is to be paid in Thai Bath, offer prices are therefore subject to constant exchange rate fluctuations. Since 2008 there is no longer the possibility of founding a Thai company and acquiring land via this detour.

Opportunities for foreigners to buy and own land in Thailand

  1. In general, the law in force in Thailand does not allow a foreigner to buy or own land.

  2. In principle, the purchase of a property can only be made from Thai to Thai.

  3. A common and probably 90% practiced option is the combination of:

    • Buying the property
    • leasing of the property
  4. The lease contract between the foreigner and the Thai landowner is initially concluded for 30 years, then extended to 60 years and then fixed for 90 years.

  5. The additional costs incurred (lawyer, taxes, land register entries, etc.) are shared between buyer and seller at 50% each and amount to around € 4,000 per party.

There are different land titles, each with different rights and obligations. An overview can be made available to you on request.

Plots that are suitable as building land

Nor Sor 3

Nor Sor 3 certifies that the owner of the document has been granted the property in question by the government and that he can use the property. Nor Sor 3 is not a clear land title, however. It only relates to the owner and the use of the property.

In the certificate, neither the parcel is exactly documented with measurement points, nor is any reference made to the adjacent parcels. The property can be bought and sold, but exact measurement information is missing, the limitations result more or less from the location of the neighboring properties. It cannot be ruled out that there may be border disputes in the development.

Nor Sor 3 Ghaw

This document, also known as Nor Sor 3 Kor or Nor Sor 3 Gor, contains in principle the same rights as the Nor Sor 3. The main difference is that the plot is precisely documented with all surveying points and an exact plan of the property is in Contains 1: 5,000 scale.

Nor Sor 3 and Nor Sor 3 Ghaw are deeds of ownership that grant the owner the right to use the property for residential or commercial purposes. The certificate is recognized by the court in the event of disputes with other people or the authorities.

The purchase of a Nor Sor 3 Ghaw plot of land rarely poses problems for foreigners. The use of the property is documented, the boundaries are precisely defined and it can be resold. However, no property rights are derived from the deed. Only a chanot is proof of ownership.

Nor Sor 4 Jor (Chanot)

Nor Sor 4 Jor or also called “Chanot Thi Din” is the deed that documents the owner’s property rights, comparable to the local land register extract. Solely the person named in this deed is considered to be the owner of the property. The document is widely recognized as evidence of property ownership. It also serves as security for banks when lending on the property.