Overview
Selling a house, shares, or other assets back home and bringing the proceeds to Thailand is treated the same way as any other foreign-sourced income under the rules in force since January 2024. That surprises people who remember an older version of the advice — because that older version described a loophole that's since been closed.
Section 1
The Loophole That Closed
Before 2024
The Old Rule
Foreign income was only taxable in Thailand if remitted in the same calendar year it was earned. Sell an asset, wait until 1 January, transfer the money, and it arrived completely outside the tax net.
Since 1 January 2024
The Current Rule
What matters now is whether you were a Thai tax resident in the year the gain was realised — the year you sold — not the year you eventually transfer the money. Waiting no longer removes the liability.
Section 2
A Worked Example
Illustrative Only
You sell shares in 2024, while you're a Thai tax resident for that year. You leave the proceeds sitting in your overseas brokerage account. In 2026, you finally transfer the money to Thailand to buy a condo. Because the gain was realised in a year you were resident, the money can still be potentially assessable when it arrives in 2026 — two years later — because the test is about when you sold, not when you moved the cash.
Proposed Reform — Not Yet Law
Before You Sell
This guide explains general principles as understood in mid-2026 and is not personalised tax advice. Capital gains treatment depends on the specific asset, your treaty country, and your residency history — always confirm your position with a qualified Thai tax professional before a major sale.
Speak with Our Team
Planning a Significant Asset Sale?
If you need advice before selling a property, shares or a business back home, our team can point you in the right direction.
