Visa pathways suited to German nationals
German investors most often choose: Retirement (O-A) · LTR-Wealthy · Marriage (O) · DTV. Each fits a different goal — LTR-Wealthy (10-year) for portfolios above USD 1M; Thailand Elite (5–20 years) for frictionless business travel; Retirement O-A for age 50+ with qualifying income or deposit; DTV (Destination Thailand Visa) for digital nomads, 5-year multi-entry up to 180 days per stay.
Even without a special treaty, German applicants qualify fully for the BOI / LTR / Smart Visa programmes. We prepare and file every document on your behalf.
Foreign property ownership for German buyers
Most common buying pattern among German clients: Retirement pool-villas + lease-30 land + BOI factories (auto-parts).
Top locations chosen by German buyers: Hua Hin · Pattaya · Phuket (Chalong/Rawai) · Chiang Mai · Khao Lak — each has its own land-law and tax nuances. We run full due diligence before any purchase.
Four fully legal ownership structures: 1) Foreign-quota condominium (max 49% per project + FET form on inbound funds); 2) Long-term leasehold (30 + 30 + 30 years registered at the Land Office); 3) Thai company structured under the Foreign Business Act (NO illegal Thai-nominee arrangements); 4) Limited rights — Usufruct, Superficies, Habitation registered on the chanote.
BOI & Smart Visa — for commercial investors
The Board of Investment (BOI) allows German investors to hold 100% equity AND own land for factory/office use across 13 promoted sectors — agro-processing · electronics/EV · BCG · digital · medical hub · creative industries, etc.
Smart Visa (S/T/E/I/O streams) — 4 years for Talent / Investor / Executive / Startup founders. No work permit required, dependents included.
LTR Visa (10-year, 4 sub-categories: Wealthy Global / Wealthy Pensioners / Work-from-Thailand / Highly-Skilled) — flat 17% income tax for the WFT category and a free digital work permit.
Moving funds in and out of Thailand
The Foreign Exchange Transaction (FET) form is critical when buying a condo — every inbound wire ≥ USD 50,000 must record the purpose and is kept on file for the Land Office.
Specific to German clients: EUR → THB via SEPA + Wise; Deutsche Bank Bangkok handles corporate FX; German tax treaty 1967 active
Repatriation: on resale, you can wire out the original USD-equivalent inflow plus declared gains, after withholding tax. We obtain a Tax Clearance Certificate to make this seamless.
Taxes and total cost of ownership
· Transfer fee 2% of assessed value · Stamp duty 0.5% OR Specific Business Tax 3.3% (seller usually bears) · Withholding tax based on holding period · 7% VAT if buying from a developer.
Annual: Land & Buildings Tax 0.02–0.7% of assessed value · Rental income tax 5–35% progressive (reducible via Personal Allowance and deductions).
Double Tax Treaty: Thailand has a DTT with Germany preventing double taxation. We obtain the Certificate of Residence so you can claim the credit at home.
Documents and translations required
Passport + current visa + latest TM.6 arrival card — every stamped page copied.
Proof of funds — 12 months of bank statements from a Germany financial institution.
Personal documents (birth certificate · marriage certificate · power of attorney) — translated from German into Thai + notarised + Apostille issued in Germany
We provide certified German ↔ Thai translation within 2–5 business days and courier originals back to you in Germany via DHL.
Why German clients choose NYC Legal
We close 100+ deals per year for German clients — we understand the decision-making and source-country paperwork involved.
Notary public + qualified lawyers + MOF-registered tax accountants on one team. No multi-firm coordination required.
Reporting in German at every step, online tracking, and a photo of every signed document delivered to your portal.
FAQ
Can German nationals own land in Thailand?
Not directly — but German buyers commonly use Leasehold 30+30+30, a Foreign Business Act-compliant Thai company, or BOI/EEC promotion which allows foreign-owned entities to hold land for business use.
Can German buyers own a condominium outright?
Yes. Foreign-quota condos (up to 49% of total floor area per project) can be owned freehold by foreigners. Funds must arrive from abroad with a FET form before the title transfer.
Which visa is the best fit for me?
It depends on your goal — among German clients we usually recommend: Retirement (O-A), LTR-Wealthy, Marriage (O), DTV. We provide a free 30-minute matching call.
How do I move money from Germany into Thailand?
EUR → THB via SEPA + Wise; Deutsche Bank Bangkok handles corporate FX; German tax treaty 1967 active — we coordinate both ends and capture the FET form so future repatriation is unblocked.
What is the all-in fee?
Condo due-diligence + structuring + transfer packages start at THB 35,000. House / land via leasehold or Thai company starts at THB 80,000. Written fixed quote before we start.
Can you handle this while I am still in Germany?
Yes. Sign a POA legalised by the Thai Embassy in Germany (or Apostille). We execute end-to-end, with online updates and document photos at every stage.