Foreign buyer's guide · Retirement
Thailand has been the largest retirement-visa market in Asia for two decades. Five visa paths, three corridors, dozens of full-service buildings designed for foreign retirees. We help you pick the combination that matches your healthcare, lifestyle, and capital-preservation needs.
Three visa pathways for retirees
Non-Imm O Retirement
50+ years old. THB 800k in a Thai bank account or THB 65k monthly income. Renewed annually. The standard pathway.
LTR · Wealthy Pensioner
10-year visa. $80k+ annual passive income, $250k Thai investment optional. Tax incentives. The premium retirement track.
Thailand Privilege (Elite)
Pre-paid 5 to 20 years. THB 900k to 5M+. No income proof. Premium concierge service. For retirees who want zero administrative friction.
Where retirees live
Bangkok central
Best for healthcare access (Bumrungrad, Samitivej, BNH). Sukhumvit / Sathorn / Lumpini. International quality, full-service, walking-distance amenities.
Hua Hin
Coastal retirement haven. Lower cost than Bangkok, established expat community, royal-family-favoured. Good resale liquidity.
Chiang Mai
Lowest cost of retirement. Cooler climate, mountain setting, large expat community. Limited new luxury inventory but strong demand.
Calm, full-service, hospital-proximate
Phrom Phong · Resale · full-service · 2019
The Estelle Phrom Phong
6.4% net yield · 8.2% p.a.
Thonglor · New build · 7 foreign units · move-in ready
Tela Thonglor
6.1% net yield · 7.5% p.a.
Asok · Resale · in-place lease · day-one yield
Ashton Asoke · 2-bed resale (Soi 21)
5.9% net yield · 6% p.a.
Thonglor · Boutique · low-density · Thonglor lifestyle
Noble Form Thonglor
6.2% net yield · 7.2% p.a.
Riverside · Off-plan · branded ultra-luxury · 2027
The Residences at Mandarin Oriental
5.4% net yield · 8.5% p.a.
Thonglor · Off-plan · iconic design · 2026
The Monument Thong Lo
6% net yield · 7.5% p.a.
Phrom Phong · Off-plan · BTS 200m · 2027
Life Phrom Phong
5.9% net yield · 7.8% p.a.
Asok · New build · BTS 100m · 12 foreign units
Rhythm Asoke
6% net yield · 7% p.a.
Phrom Phong · Off-plan · embassy district · 2027
Noble Around Sukhumvit 33
5.8% net yield · 7.6% p.a.
Asok · New build · pet-friendly · 9 foreign units
The Esse Asoke
6.1% net yield · 6.8% p.a.
Sathorn · Off-plan · value-Sathorn · 2028
Lumpini Suite Sathorn
5.6% net yield · 6.5% p.a.
Silom · Resale · Sansiri · Silom 2020
Silom Edge
5.7% net yield · 6.8% p.a.
Silom · Resale · branded ultra-luxury · MahaNakhon
Ritz-Carlton Residences MahaNakhon
5.5% net yield · 6.5% p.a.
Sathorn · Resale · branded wellness luxury · 2008
Banyan Tree Residences
5.4% net yield · 7.5% p.a.
Lumpini · Resale · trophy asset · Wireless Road
98 Wireless
4.8% net yield · 6% p.a.
Riverside · Resale · ICONSIAM riverside · trophy
Magnolias Waterfront Residences (ICONSIAM)
5% net yield · 6.5% p.a.
Thonglor · Resale · Park Hyatt branded · 2017
Park Hyatt Residences Bangkok
5.5% net yield · 7.8% p.a.
Phayathai · New build · ARL access · value entry
XT Phayathai
5.6% net yield · 6.5% p.a.
Rama 4 · Off-plan · rising Rama 4 corridor · 2027
Knightsbridge Space Sukhumvit-Rama 4
5.8% net yield · 7.5% p.a.
Rama 9 · Resale · CBD-East · day-one yield
Belle Grand Rama 9
6.5% net yield · 6.8% p.a.
Rama 9 · Resale · 3M-baht entry · 7%+ net yield
Lumpini Park Rama 9 · Ratchada
7.2% net yield · 5.5% p.a.
Rama 9 · Resale · pet-friendly · 2020
The Niche Pride Rama 9
6% net yield · 7.8% p.a.
Rama 4 · New build · Chula corridor · 91% occupancy
Ideo Q Chula-Samyan
5.8% net yield · 7% p.a.
Silom · New build · MRT-direct · CBD corridor
Ashton Chula-Silom
5.7% net yield · 6.8% p.a.
Silom · Resale · loft format · creative-industry tenant
The Lofts Silom
5.5% net yield · 6.5% p.a.
Lumpini · Resale · entry tier · 6.8% net
Lumpini Place Rama 4-Ratchadaphisek
6.8% net yield · 5% p.a.
Lumpini · Resale · CBD interchange · sticky tenants
Saladaeng One
5.8% net yield · 6.5% p.a.
Phayathai · Resale · ARL-direct · airport in 25min
Ideo Mobi Phayathai
6.4% net yield · 6% p.a.
Thonglor · Off-plan · Thonglor 13 · pet-friendly
Culture Thonglor
6% net yield · 7.5% p.a.
Thonglor · New build · luxury · Thonglor lifestyle
Hyde Heritage Thonglor
5.6% net yield · 7% p.a.
Thonglor · Off-plan · phase 1 · Thonglor entry
Park Origin Thonglor
5.9% net yield · 7.8% p.a.
Phra Khanong · Resale · BTS-direct · Cloud-11 corridor
Ideo Sukhumvit 93
6.7% net yield · 8% p.a.
Phrom Phong · Off-plan · pre-launch · Sukhumvit 30 corner
Noble Emmerse Phrom Phong
5.9% net yield · 7.8% p.a.
Phrom Phong · Off-plan · ultra-luxury · 72 units only
Raimon Sukhumvit 38 Residences
5.4% net yield · 8% p.a.
Thonglor · Off-plan · phase 1 · 24/7 co-sharing brand
XT 10 Ekkamai
6.1% net yield · 7.5% p.a.
Asok · New build · CBD-East · AP Thailand quality
Life Asoke Hype
6.2% net yield · 6.8% p.a.
Asok · Off-plan · phase 2 · Asok interchange
Knightsbridge Prime Asoke
6% net yield · 7.8% p.a.
Lumpini · Off-plan · phase 3 · Lumpini-Park-adjacent
Saladaeng One
5.4% net yield · 8% p.a.
Lumpini · New build · 4 foreign units · Lumpini-Park-adjacent
Saladaeng Residences
5.7% net yield · 6.5% p.a.
Phayathai · Off-plan · phase 1 · ARL-direct
Park Origin Phayathai
6.4% net yield · 6.8% p.a.
Phra Khanong · Off-plan · Cloud 11 catalyst · 2028 delivery
Cloud Eleven Residences
5.9% net yield · 9.2% p.a.
Phra Khanong · New build · 6 foreign units · Cloud 11 corridor
Whizdom Avenue
6.5% net yield · 8.4% p.a.
Phrom Phong · New build · 5 foreign units · Phrom Phong
Q Sukhumvit
5.8% net yield · 7.6% p.a.
Phrom Phong · Resale · in-place lease · Phrom Phong family-size
The Pano · 2-bed resale
5.6% net yield · 5.8% p.a.
Rama 4 · Resale · 95 sqm · refurb candidate
The Aguston Sukhumvit 22 · 2-bed resale
5.6% net yield · 4.5% p.a.
Rama 9 · New build · 8 foreign units · CBD-East
Belle Avenue Ratchada-Rama 9
6.6% net yield · 7.8% p.a.
Riverside · New build · 3 foreign units · ICONSIAM riverfront
Magnolias Waterfront Residences ICONSIAM
4.8% net yield · 7.2% p.a.
Sathorn · New build · 6 foreign units · Sathorn corporate corridor
The Diplomat Sathorn
5.6% net yield · 7.4% p.a.
Sathorn · Resale · 95 sqm · in-place lease · refurb candidate
The Empire Place · 2-bed resale
5.5% net yield · 4.8% p.a.
Thonglor · Off-plan · phase 1 private viewing · Aesthetic Collection
Via 61
5.6% net yield · 7.8% p.a.
Thonglor · Off-plan · 34 units · 82-350 sqm · pet-friendly
Curva Ekkamai
5.4% net yield · 7.2% p.a.
Sathorn · Off-plan · pre-launch · Sathorn Legacy comeback
The Monument Sathon
5.2% net yield · 8.4% p.a.
Lumpini · Off-plan · branded · UHNW · Wireless / Lumpini
Upper House Residences Bangkok
4.8% net yield · 8.6% p.a.
Phrom Phong · Off-plan · phase 1 · Aesthetic Collection 3rd entry
Via 34
5.5% net yield · 7.6% p.a.
Lumpini · Off-plan · branded · Wireless / Ploenchit
The Wireless Residences by Upper House
5% net yield · 8.4% p.a.
Thonglor · Off-plan · SENA × Hankyu JV · pet-friendly
Niche Pride Ekkamai
5.9% net yield · 7.2% p.a.
Thonglor · Off-plan · phase 1 · garden-led design
EDEN Ekkamai
5.6% net yield · 7.4% p.a.
Phra Khanong · Off-plan · mixed-use 39-floor · 187m tall · 2030 delivery
Project O · Lotus Onnut Mixed-Use
5.4% net yield · 7% p.a.
Thonglor · New build · 3 foreign units · Ekkamai-direct
C Ekkamai
5.8% net yield · 6.8% p.a.
Sathorn · New build · 5 foreign units · Sathorn niche-luxury
CIRA Residences
5.7% net yield · 7% p.a.
Phayathai · Resale · in-place lease · ARL-direct
Conner Ratchathewi
5.7% net yield · 6.2% p.a.
Thonglor · Resale · in-place lease · Sukhumvit 13
Hyde Sukhumvit 13 · 1-bed resale
5.6% net yield · 5.4% p.a.
Retirement plan
We send a 5-property shortlist by corridor, with cost-of-living estimates, healthcare proximity, and visa pathway recommended for your profile.