Where to buy & living here
Owning property in Thailand doesn’t give you a right to live here. This guide compares the visas Koh Samui property owners actually use, who each suits, and the reporting rules once you’re living on the island.
In short
- Buying property doesn’t give you a visa or a right to live in Thailand.
- Retirement visas suit buyers aged 50+; the LTR suits wealthy individuals, retirees and remote professionals who qualify.
- Thailand Privilege gives long stays in return for a membership fee; the DTV suits remote workers.
- Most long-stay visas need 90-day address reporting and yearly renewals or checks.
- Visa rules change often. Confirm the current requirements before you plan a move.
A common misunderstanding among buyers is that owning a home in Thailand lets you live in it as long as you like. It doesn’t. Your right to stay depends entirely on your visa, which is separate from your property. The good news is that Thailand offers several long-stay options that suit Koh Samui owners well. This guide compares them. For daily life on the island, see living in Koh Samui.
General information only, not immigration advice. Visa categories, fees and criteria change regularly. Check with the Thai embassy, Immigration or a licensed visa adviser.
Long-stay visa options
| Visa | Who it suits | Key requirements | Length |
|---|---|---|---|
| Retirement (Non-O / O-A) | Age 50 and over | Funds in a Thai bank or a monthly income; health insurance for some types | 1 year, renewable |
| Long-Term Resident (LTR) | Wealthy individuals, pensioners, remote workers and skilled professionals | Strict income, asset or investment criteria; some categories allow qualifying investment in Thai property | Up to 10 years |
| Thailand Privilege | Anyone able to pay the membership fee | Membership fee; background checks | 5–20 years |
| Destination Thailand Visa (DTV) | Remote workers and people on longer courses, such as Muay Thai | Proof of remote work or enrolment; minimum funds | Multi-year, with limited stays per entry |
| Marriage (Non-O) | Spouses of Thai nationals | Marriage registration; financial requirement | 1 year, renewable |
| Business (Non-B) + work permit | People employed by or running a Thai company | A Thai employer, work permit | Tied to employment |
| Education (Non-ED) | Students on approved courses | Enrolment | Course length |
Choosing the right visa
- Retiring to Samui: a retirement visa is the classic route; the LTR may suit if you meet its pension or wealth criteria.
- Working remotely: the DTV or, for higher earners, the LTR.
- Spending long periods without meeting age or income criteria: Thailand Privilege.
- Married to a Thai national: a marriage visa.
- Running a business on Samui: a business visa and work permit through a properly set up company.
Living here: reporting and renewals
- 90-day reporting: most long-stay visa holders must report their address to Immigration every 90 days, in person or online.
- TM30: your landlord or the property owner must report a foreigner’s address; if you own your home, you may need to file it yourself.
- Re-entry permits: some visas lapse when you leave Thailand unless you get a re-entry permit first.
- Renewals: yearly renewals at the immigration office, with up-to-date documents.
Visas and tax
Spending 180 days or more in Thailand in a year makes you a Thai tax resident, which can affect how money you bring in is taxed. Some long-term visas include tax concessions. Take advice before you move. See property taxes and transfer fees.
Working on Samui
A visa alone doesn’t let you work in Thailand. Working, including managing your own rental villa for guests, needs a work permit. Remote work for overseas employers is only permitted on visas that allow it, such as the DTV and some LTR categories.
Frequently asked questions
No. Your right to stay depends on your visa, not your property.
The retirement visa for those aged 50+, or the LTR if you meet its criteria.
Only with a suitable visa. Owning a condo doesn’t give residence rights.
Some LTR categories allow qualifying investment, which can include Thai property. Check the current criteria.
A requirement for most long-stay visa holders to confirm their address with Immigration every 90 days.
Planning a move to Koh Samui?
We can introduce you to visa advisers and help you find the right home.
General information only, not immigration or legal advice.