Thread: Thailand Considers Stricter Visa Rules to Curb Long-Term Foreign Rentals

Thienprasit Chaiyapatranun, President of the Thai Hotels Association (THA), raised concerns over increasing foreign acquisitions of hotels, pool villas, and luxury residences in key tourist destinations like Phuket and Bangkok.

Some foreign owners, particularly Russians, have been illegally renting out properties on a daily basis, according to Thienprasit.


In Bangkok, both Thai and foreign investors are reportedly buying entire floors in condominiums for short-term rentals, while Chinese investors have been purchasing nearly entire luxury housing projects and offering full-scale shuttle services for tourists.


THA urged the government to limit foreign property ownership and reconsider the length of stay permitted under visas to prevent economic imbalances.


Separately, Sisdivachr Cheewarattanaporn, President of the Thai Travel Agents Association, addressed growing opposition to Israeli tourists in Pai due to concerns over inappropriate behavior.

He called for stricter security checks to ensure travelers are genuine tourists and emphasized the importance of enforcing Thai laws.


Regarding Chinese tourism, he urged the government to restore confidence following past scams targeting Chinese visitors, such as call center fraud.

With 10,000 Chinese tourists currently arriving daily, authorities expect the total number for 2025 to reach 6.7 million, similar to 2024, remarked Sisdivachr.

415 Unsupported Media Type

What he means of course is that longer term tourists tend to go for cheaper AirBnBs and other rentals rather than staying in his members' overpriced hotels, so they want to stifle the competition.

Calls grow for the government to address Chinese investors' daily condo rentals

The Thai real estate sector highlights the issue of daily condo rentals, likening it to zero-dollar tours, and urges authorities to enforce the law to prevent competition with hotels. They also recommend quickly restructuring the market to accommodate long-term foreign investment.
Recent reports have highlighted a rising trend of Chinese investors purchasing condominium units in Thailand to rent out on platforms like Airbnb, catering to large numbers of tourists and effectively operating as hotels. This has led to dissatisfaction among condo residents and complaints from hotel associations, citing the negative effects on the local hospitality industry.


Suntorn Sathaporn, President of the Real Estate Business Association, addressed the growing issue of illegal daily condo rentals, particularly those involving Chinese tour groups renting units to bypass legal restrictions. He emphasized that this practice results in large groups of tourists occupying condos, without regard for the impact on Thailand's hotel industry. These actions, he noted, are illegal and violate the Condominium Act.


Prasert Taedullayasatit, President of the Thai Condominium Association, warned that this problem is likely to escalate as Thailand continues to attract foreign investors due to its appeal as a global property market. However, he pointed out that Thailand lacks the necessary infrastructure to accommodate long-term foreign investments effectively.

Prasert called for the establishment of a more structured real estate market, proposing measures such as raising the foreign ownership limit in condominiums from 49% to 75%, while also restricting ownership in certain areas and imposing taxes on long-term ownership and rentals. These actions would help balance foreign investment with the protection of Thai citizens’ interests.


This approach not only aims to resolve the current condo rental issues but also seeks to create a sustainable legal and tax framework that will support affordable housing for low- to middle-income Thai citizens. The real estate sector, Prasert added, requires government support in the form of legal reforms and a fair taxation system to attract foreign investments.


In a competitive real estate market, finding the right balance between promoting foreign investment and protecting Thai citizens' rights is crucial. Prasert stressed that addressing daily condo rentals within the legal framework is the first important step to solving these challenges.


Rangsiman Rome, a Member of Parliament from the People’s Party and Chairman of the National Security Committee in the House of Representatives, has received numerous complaints about companies where 80% of their projects are owned by Chinese nationals. He highlighted that this situation presents new challenges, potentially leading to further complications. Rangsiman emphasized that the government should take proactive measures to address this issue, rather than leaving it to self-regulation.


He also pointed out that some companies focus specifically on international clients, which increases the likelihood of properties being rented out or converted into hotel businesses. Rangsiman urged the government to engage in discussions with real estate companies to find solutions, rather than addressing the issue only after problems arise.


If there are existing laws that need to be amended, he suggested that they be revised promptly. Furthermore, properties that have already been sold and leased to foreign nationals must comply with legal requirements. Rangsiman concluded that immediate action is needed, as failure to address these issues could lead to condominiums functioning more like hotels, with long-term consequences.

Calls grow for the government to address Chinese investors''' daily condo rentals

Originally Posted by misskit

a sustainable legal and tax framework that will support affordable housing for low- to middle-income Thai citizens.

So it is really about affordable housing for low-income Thai citizens? I am sure the Thai Condominium Association thinks of little else.

Thailand decides against stricter tourist visa regulation, because $$$.

Originally Posted by Shutree

So it is really about affordable housing for low-income Thai citizens? I am sure the Thai Condominium Association thinks of little else.

Nope, its about long term rentals, i read that as blokes how pay a monthly stipend for exclusive rights

There's some good deals on AirBnB if you book for monthly rates.

The discounts for renting for a month sometimes come out as cheaper than booking the same place for two weeks. Thai hotels only need to start advertising good monthly deals to compete.

Originally Posted by malmomike77

Nope, its about long term rentals

I hope you don't think for one moment that I was being serious. I am sure that the Thai Condominium Association cares absolutely nothing for the lower paid, except to ensure that they remain low paid so as to be able to build cheap condos. Prasert trying to feign some interest in the welfare of the lower paid is sanctimonious, at best.

Originally Posted by PlanK

Thai hotels only need to start advertising good monthly deals to compete.

Compete? That's a bit of a revolutionary suggestion. They'll go protectionist every time.

We were holidaying in Japan when the powers that be took action against the Airbnb type accommodation.

Their owners all had to cough up for licenses.

It seemed to get sorted within a couple of weeks.

That was seven years ago.

The approach in Thailand has been to make them 'illegal' - less work and more tea money for the BiB.

$ame as it ever wa$.

To be fair to legit Hotels Homestays they may be liable for tax, inspections, I have seen some pretty glaring Fire and Safety issues even in 4 star places, but the Air BnB space totally unregulated.

Cy is right could easily be tackled ,all transfers from AirBnB tracked, I am sure a bot could track all ads, but I doubt anything so sensible will be done.I assume such lets don't do the TM30.
That could come bacl to bite all visitors if there is an over reaction with exit requiring a printed record of all addresses and of course should they wish to comply like Middle East places (where employment sponsors/agents are liable for dents) a tax clearance certificate at the airport /border immigration.

I look forward to neither but see them as possible if not proabable as the hostilty to the scammers, call centre romance scams +Chinese entrepreneurs and IDF R+R , Russian and Ukrainian war dodgers increase.

Oddly unlike Karen Uighur refugees ole convict Toxin seems to have the "Heffelant ticket " to come and go with his Kompramat Express Gold card

should they wish to comply like Middle East places (where employment sponsors/agents are liable for dents) a tax clearance certificate at the airport /border immigration.

This is twaddle.

Originally Posted by david44

To be fair to legit Hotels Homestays they may be liable for tax, inspections

If you own property, you pay property tax.
If you earn rental income, you pay income tax.

It's not wise to dodge either, but many (farang and Thai) do, not understanding that if they do ever decide to put 2+2 together they can not only claim all the back taxes but fine you, too.