{"id":819,"date":"2026-02-07T11:50:09","date_gmt":"2026-02-07T10:50:09","guid":{"rendered":"https:\/\/balmontconseil.com\/?page_id=819"},"modified":"2026-08-26T18:45:20","modified_gmt":"2026-08-26T16:45:20","slug":"thailande","status":"publish","type":"page","link":"https:\/\/balmontconseil.com\/en\/expatries-mobilite-internationale\/destinations\/thailande\/","title":{"rendered":"Wealth Management in Thailand"},"content":{"rendered":"<p class=\"wp-block-paragraph\">\u00abAlexis, I\u2019m moving to Bangkok for my retirement, but I\u2019m confused by the new Thai tax regulations coming into effect in 2026 and my assets still in France. How can I protect my capital while still benefiting from the dynamism of Asia?\u00bb<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This question is central to the concerns of the thousands of French speakers who choose Thailand each year as their home or investment destination. By 2026, Thailand will no longer be just a &quot;cheap&quot; destination; it will be a sophisticated financial hub within ASEAN, requiring a <strong><a href=\"https:\/\/balmontconseil.com\/en\/gestion-de-patrimoine\/\">estate planning<\/a><\/strong> high precision.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">At the house of <strong>Balmont Conseil<\/strong>, we act as your <strong>Augmented Wealth Engineer<\/strong>. My mission is to combine cutting-edge human expertise with a <strong>Next-generation AI for wealth management<\/strong> to secure your financial trajectory, whether you are already a resident of Phuket or in the process of preparing your departure for Bangkok.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>1. The Thai Tax Environment in 2026: The Great Change<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Long perceived as a near tax haven for expatriates, Thailand has undergone a major shift in its <strong>Taxation for expatriates<\/strong> in recent years. Since the reforms of 2024 and 2025, the effects of which are now fully embedded in 2026, the rule for taxing foreign-source income has radically changed.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The end of the simplified &quot;Remittance Basis&quot;<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Previously, funds repatriated to Thailand in a different year than when they were received were not taxed. <strong>It&#039;s over.<\/strong> From now on, any foreign-source income (pensions, dividends, rents) repatriated to Thailand by a tax resident is potentially taxable, regardless of the year it was earned.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The 180-day rule<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The tax residency criterion remains unchanged: any individual residing more than <strong>180 days<\/strong> Spending one year in the Kingdom is considered a Thai tax resident. This triggers specific reporting obligations.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Tax optimization for expatriates<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Faced with these <strong>new tax regulations<\/strong>, Solutions do exist:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Use of double taxation avoidance agreements:<\/strong> France and Thailand have a robust treaty.<\/li>\n\n\n\n<li><strong>Structuring international heritage:<\/strong> Investment in capital accumulation vehicles (<a href=\"https:\/\/balmontconseil.com\/en\/nos-solutions\/assurance-vie-luxembourgeoise\/\">Luxembourg assurance-vie<\/a> for example) to defer taxation.<\/li>\n\n\n\n<li><strong>The LTR (Long-Term Resident) visa:<\/strong> It still offers specific tax advantages for &quot;High-Wealth Individuals&quot; and wealthy retirees.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>2. The Thai Real Estate Market: Opportunities and Precautions<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">L&#039;\u2019<strong>real estate in Thailand<\/strong> remains one of the pillars of the <strong>investment diversification<\/strong> in Asia. However, the legal framework is very different from the European model.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>The Condominium Act: The Key to Freehold<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">For a foreigner, the safest way to invest is by buying an apartment in a condominium. According to the law, foreigners can own <strong>49 % of the total surface<\/strong> of a building held in one&#039;s own name and in perpetuity (<strong>Freehold<\/strong>).<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Real estate investments in Bangkok and coastal areas<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">THE <strong>rental market in Bangkok<\/strong>, particularly in the Sukhumvit and Silom districts, remains dynamic with gross yields often fluctuating between <strong>4 % and 6 %<\/strong>. In Phuket or Koh Samui, the offering focuses on luxury villas, often structured through contracts of <strong>Leasehold<\/strong> (30-year renewable lease) or complex legal structures.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Points to consider for your investments:<\/strong><\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>The quality of the promoter:<\/strong> Essential for &quot;off-plan&quot; purchases (on-plan).<\/li>\n\n\n\n<li><strong>Rental management:<\/strong> Essential for non-residents.<\/li>\n\n\n\n<li><strong>Resale:<\/strong> The secondary market may be less liquid than in Europe.<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>3. Investment Strategies and Access to Asian Markets<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand is an ideal gateway for the <strong>wealth growth in Asia<\/strong>. Beyond the stone, a <strong>sustainable wealth management<\/strong> must incorporate diversified financial assets.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Financial planning in Asia<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Investing locally through the Bangkok Stock Exchange (SET) or Thai mutual funds allows exposure to ASEAN growth. However, for an expatriate, we often prefer... <strong>customized solutions<\/strong> including:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>International life insurance:<\/strong> Full portability in case of return to Europe.<\/li>\n\n\n\n<li><strong>Private bank accounts:<\/strong> In Singapore or Hong Kong, for increased security and access to multi-currency products.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>Financial education for expatriates<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Exchange rate risk (Euro vs. Baht) is the silent enemy of your assets. By 2026, the volatility of the Baht will impose <strong>investment strategies<\/strong> which smooth out conversion rates.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">$$R_{total} = (1 + r_{local}) \\times (1 + e) \u2013 1$$<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Where $r_{local}$ is the return on the asset in Thailand and $e$ is the change in the exchange rate.<\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>4. Transfer and Succession: Preparing for the Future<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand introduced an inheritance tax in 2016, but the thresholds are high (around 100 million Baht per heir). The real issue lies elsewhere: the <strong><a href=\"https:\/\/balmontconseil.com\/en\/transmission-protection\/\">estate planning<\/a> in Thailand<\/strong> for assets located in multiple countries.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>International complexity<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If you die in Thailand with assets in France and accounts in Bangkok:<\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>Who inherits what?<\/li>\n\n\n\n<li>Which law applies?<\/li>\n\n\n\n<li>How can you prevent your Thai accounts from being blocked for years?<\/li>\n<\/ol>\n\n\n\n<p class=\"wp-block-paragraph\">We often recommend drawing up separate wills (one for Thailand, one for France) and using structures such as the <strong>Real Estate Civil Company (SCI)<\/strong> for French assets, in order to simplify the transfer.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>5. Why choose Balmont Consulting in Thailand?<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Thai market is teeming with intermediaries, but few offer a comprehensive view that includes both French and Thai tax obligations.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>AI-Enhanced Expertise<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">At the house of <strong>Balmont Conseil<\/strong>, we use a <strong>AI CGP super trained<\/strong> For :<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Analyze the risks:<\/strong> Simulation of market scenarios over 20 years taking into account local inflation and the cost of living in Bangkok.<\/li>\n\n\n\n<li><strong>Tax optimization:<\/strong> Real-time verification of the compliance of your arrangements with the latest circulars from the Thai Revenue Department.<\/li>\n\n\n\n<li><strong>Quick Wealth Assessment:<\/strong> A complete diagnosis of your situation in less than 48 hours.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\"><strong>A Human Relationship Above All<\/strong><\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Despite our technological tools, we believe that the <strong>human relationships in wealth management<\/strong> is irreplaceable. One <strong>wealth management consulting firm<\/strong> must be a trusted partner capable of understanding your life plans: children&#039;s schooling in an international school, retirement planning, or selling a business.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>FAQ: Your questions about Wealth Management in Thailand<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q1. Can I own a house and land in my own name?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">No, Thai law prohibits foreigners from owning land. You can own the walls (the structure), but the land must be leased (<strong>Leasehold<\/strong>) or be owned by a Thai company (an increasingly monitored structure).<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q2. How are my capital gains on real estate taxed?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">There is no capital gains tax in the strict sense for individuals in Thailand, but an income tax withheld at source at the time of sale, based on the value estimated by the land department.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q3. What is the Luxembourg &quot;security triangle&quot; for an expatriate?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">It is a unique asset protection system in the world. For a resident of Thailand, storing their financial savings in Luxembourg offers maximum legal security, far superior to local banks, while remaining tax-neutral if the contract is properly structured.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q4. Is it worthwhile to create a French real estate company (SCI) for my assets in France if I live in Thailand?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Yes, it&#039;s an excellent management and transfer tool. It allows you to transform a real estate asset into shares, facilitating donations and remote management.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Q5. How to choose a reliable wealth management advisor?<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Check their accreditations (in France and internationally), their transparency regarding fees, and above all, their ability to handle cross-border issues. An advisor who only talks about real estate is not a wealth manager, they are a sales agent.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Conclusion: Your assets deserve a 360\u00b0 strategy<\/strong><\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Thailand in 2026 offers exceptional opportunities for those who know how to navigate its legal framework. Between the\u2019<strong>tax optimization for expatriates<\/strong> and access to <strong>investment opportunities in Asia<\/strong>, Your success will depend on the quality of your professional network.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Don&#039;t let uncertainty hinder your plans in Asia.<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Would you be willing to conduct an audit of your current situation to optimize your tax situation before the next filing deadline?<\/strong><\/p>\n\n\n\n<!-- Balmont Conseil CTA - G\u00e9n\u00e9r\u00e9 sur balmontconseil.fr -->\n\n<style>\n  \/* Balmont Conseil CTA Styles *\/\n  @import url('https:\/\/fonts.googleapis.com\/css2?family=Archivo:wght@400;500;600;700;800&display=swap');\n  \n  .bc-cta {\n    --bc-dark: #0b1317;\n    --bc-charcoal: #151c21;\n    --bc-lime: #e6ff2a;\n    --bc-white: #ffffff;\n    --bc-gray: #8a9199;\n    --bc-border: #2a3238;\n    font-family: \"Archivo\", -apple-system, BlinkMacSystemFont, 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Schedule an appointment with Alexis Sagnier for an analysis of your investment opportunities in Asia.<\/p>\n        <div class=\"bc-cta-buttons\">\n          <a href=\"https:\/\/balmontconseil.fr\/contact\" target=\"_blank\" rel=\"noopener noreferrer\" class=\"bc-cta-btn bc-cta-btn-primary\">Analyze my situation<svg class=\"bc-cta-arrow\" viewbox=\"0 0 24 24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\"><path d=\"M5 12h14M12 5l7 7-7 7\"\/><\/svg><\/a>\n          <a href=\"https:\/\/calendly.com\/asagnier-balmontconseil\/echange\" target=\"_blank\" rel=\"noopener noreferrer\" class=\"bc-cta-btn bc-cta-btn-secondary\">Make an appointment<svg class=\"bc-cta-arrow\" viewbox=\"0 0 24 24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\"><path d=\"M5 12h14M12 5l7 7-7 7\"\/><\/svg><\/a>\n        <\/div>\n      <\/div>\n    <\/div>\n  <\/div>\n<!-- Fin du CTA Balmont Conseil -->","protected":false},"excerpt":{"rendered":"<p>\u00ab Alexis, je m&rsquo;installe \u00e0 Bangkok pour ma retraite, mais je suis perdu entre les nouvelles r\u00e9gulations fiscales tha\u00eflandaises de 2026 et mes actifs rest\u00e9s en France. Comment prot\u00e9ger mon capital tout<span class=\"excerpt-hellip\"> [\u2026]<\/span><\/p>\n","protected":false},"author":2,"featured_media":0,"parent":241,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_acf_changed":false,"footnotes":""},"class_list":["post-819","page","type-page","status-publish","hentry"],"acf":[],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/pages\/819","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/comments?post=819"}],"version-history":[{"count":3,"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/pages\/819\/revisions"}],"predecessor-version":[{"id":1080,"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/pages\/819\/revisions\/1080"}],"up":[{"embeddable":true,"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/pages\/241"}],"wp:attachment":[{"href":"https:\/\/balmontconseil.com\/en\/wp-json\/wp\/v2\/media?parent=819"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}