Thailand is fast-tracking a bill that would more than triple its leasehold cap, from 30 years to 99. Ice from Siam Legal lays out what's actually in the proposal, including which property types qualify and what happens to ownership once the term ends, and why the government sees this as a way to attract serious foreign investment while cutting out illegal nominee structures. The episode also breaks down who stands to benefit most, from developers and high-skilled professionals to everyday Thais, and where the bill currently sits in the legislative process.

𝐋𝐞𝐚𝐫𝐧 𝐚𝐛𝐨𝐮𝐭 𝐩𝐫𝐨𝐩𝐞𝐫𝐭𝐲 𝐥𝐞𝐚𝐬𝐞𝐬 𝐢𝐧 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝:  https://www.siam-legal.com/realestate/Leases.php

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Think your visa covers your 90-day report? It doesn't. They're two separate obligations, and missing that distinction is where most expats run into trouble. This episode walks through exactly how to count your 90 days, the filing window that gives you breathing room before the deadline, and the two everyday actions, leaving the country and renewing your visa, that quietly reset your clock without any warning. You'll also hear what documents to bring for your first in-person report and what the fines actually look like if you fall behind.

Learn more: https://www.siam-legal.com/other-services/90-days-report-online.php

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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Planning a trip to Europe? In this episode, Augustin from Siam Legal breaks down everything Thai citizens need to know about applying for a Schengen Visa in 2025, including the 90-day-in-180 rule, which 29 countries it covers, and the documents you'll need such as proof of funds, travel insurance, and accommodation bookings. Augustin also covers current visa fees, the extra costs charged by private visa centers in Thailand, and what to prepare if you're traveling with children or for business, study, or family visits.

Learn more about Schengen Visa: https://www.siam-legal.com/foreign-visas/schengen-visa-thailand.php

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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Thailand just launched a new digital platform that could change how every foreigner enters and stays in the country. In this episode, Pear from Siam Legal breaks down THIM, the Thailand Immigration Management System, and what it actually does: storing your traveler profile, building the Digital Arrival Card directly into the app, and cutting repeat trips down to a quick flight and date update. Pear also clears up a common misunderstanding (THIM doesn't replace the TDAC requirement) and looks at what's coming next, including 90-day reporting and visa extensions moving into the same platform.

𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝 𝐃𝐢𝐠𝐢𝐭𝐚𝐥 𝐀𝐫𝐫𝐢𝐯𝐚𝐥 𝐂𝐚𝐫𝐝 (𝐓𝐃𝐀𝐂 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝)

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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Why do tourists pay more than locals at Thai national parks, temples, and museums? In this episode, Pear from Siam Legal explains how dual pricing actually works in Thailand, why it's legal at most official attractions, and how it differs from informal tourist overcharging at places like tuk-tuks and beach rentals. Pear also covers what foreign residents can do if they're paying tourist prices despite living, working, and paying taxes in Thailand, including what identification might get you the local rate and which questions are actually worth asking at the ticket counter.

𝐄𝐱𝐩𝐥𝐨𝐫𝐞 𝐓𝐡𝐚𝐢𝐥𝐚𝐧𝐝'𝐬 𝐋𝐨𝐧𝐠-𝐬𝐭𝐚𝐲 𝐕𝐢𝐬𝐚 𝐎𝐩𝐭𝐢𝐨𝐧𝐬:

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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Thailand is cracking down on visa abuse, and nearly 10,000 student visa holders have already had their permits revoked. In this episode, Pear from Siam Legal breaks down the crackdown on fake schools and education visa fraud, the corruption investigation involving over 100 immigration officers, and the new monthly reporting system schools must now follow to keep their visa sponsorship. If you're in Thailand on a student visa but not genuinely enrolled, your legal status could be at risk. Pear also covers which long-term visa options, including the LTR, Elite, Retirement, and DTV visas, might actually fit your situation better.

𝐑𝐞𝐥𝐚𝐭𝐞𝐝 𝐓𝐨𝐩𝐢𝐜𝐬:

LTR Visa Thailand Certified Agency:

Retirement Visa Thailand:

DTV Visa Thailand 2025:

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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Most people don't relocate alone. In this final episode of the LTR Visa series, Pear from Siam Legal breaks down the dependent pathway: who qualifies, what each family member needs to prepare, and the key benefits they receive including a 10-year renewable visa and the right to work in Thailand. He also covers the 2025 expansion that could open the program to parents and extended family, and the most common mistakes that delay family applications at the BOI.

Learn more: https://www.siam-legal.com/thailand-visa/ltr-visa-thailand-for-spouses-and-dependents.php

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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If you're an expat living in Thailand, the tax rules just got a lot more complicated — and most people don't know it yet. In this episode, Chiara from Siam Legal breaks down everything you need to know: why foreign income you bring into Thailand is now taxable, how the 180-day rule determines your tax residency regardless of your visa, and what the Long-Term Resident (LTR) visa can (and can't) protect you from. You'll also learn how Thailand's participation in the global Common Reporting Standard means your overseas accounts may already be visible to Thai authorities — and what to do about it before tax season.

Related Topic: https://www.siam-legal.com/Business-in-Thailand/thailand-accounting.php

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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In this episode, Chiara from Siam Legal presents a practical analysis of cross-border financial planning under the Revenue Department’s strict tax regulations on foreign-sourced income. The discussion examines a real-world case study involving an expat resident in Phuket who faced substantial tax exposure after remitting overseas savings for a local property transaction. It details how the firm's legal team successfully mitigated the client's liability to zero by performing a comprehensive tax residency audit, establishing the acquisition timeline of the capital gains prior to residency status, and leveraging specific provisions within the relevant Double Taxation Agreement (DTA).

Related Topic: https://www.siam-legal.com/Business-in-Thailand/thailand-income-tax-for-foreigners.php

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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In this episode, Pear from Siam Legal provides a factual clarification on the comprehensive immigration adjustments approved by the Thai Cabinet on May 19, 2026. The discussion addresses the structural modifications to the Kingdom’s entry frameworks, including the planned revocation of the 60-day visa exemption scheme and a restructuring of short-term entry allowances, while emphasizing that current entry policies remain fully operational until 15 days following publication in the Royal Gazette. The episode outlines the strategic implications for long-stay travelers and digital nomads relying on serial visa-free entries, evaluates localized extension mechanics via the TM7 and TM30 compliance frameworks, and provides a comparative analysis of long-term pathways including the Destination Thailand Visa (DTV), LTR, and Thailand Privilege frameworks.

𝐀𝐋𝐋 𝐕𝐈𝐒𝐀𝐒 𝐇𝐄𝐑𝐄

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SIAM LEGAL INTERNATIONAL (Bangkok Office)

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