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New Opportunities for Foreign Investors

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Foreign investors in Thailand can now link real estate investments with the possibility of long-term residence in the country. In practice, this opportunity is often referred to as obtaining a Long Term Visa in Thailand through property investment.

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Technically, this is not a separate visa category in the traditional sense. Instead, it is a mechanism that allows foreigners to extend their stay in Thailand for one year, with the option to renew the extension annually as long as the investment conditions are maintained.

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Since October 1, 2025, the procedure has been regulated by Immigration Bureau Orders No. 237/2568 and No. 238/2568. These regulations define the process for adjusting a foreigner’s immigration status (if necessary) and the requirements for obtaining an extension of stay based on investment.

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Investment Threshold and Requirements

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The minimum investment amount required to qualify for this program is 3,000,000 THB (approximately USD 85,000). Depending on the structure of the transaction, several formats can meet the program’s requirements.

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Freehold Purchase

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Foreign investors may purchase property in freehold ownership within a condominium development. The property must be registered in the buyer’s name at the Land Department.

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Supporting documentation typically includes:

- the purchase agreement

- proof of payment

- official ownership registration issued by the Land Department

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This structure provides a clear legal basis because the investment is directly linked to a registered real estate asset.

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Long-Term Lease (Leasehold)

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Another option is entering into a registered leasehold agreement with a minimum duration of three years. The total contractual obligation must be at least 3,060,000 THB, and the lease agreement must be registered with the Land Office. Evidence of payments made under the contract must also be provided.

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Rental With Monthly Payments

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A third option involves renting residential property with a monthly rent of at least 85,000 THB.

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Applicants must demonstrate:

- prepaid rent for 3 months at the initial application stage

- prepaid rent for 12 months when applying for the annual extension

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There is an important requirement regarding the landlord’s status. The property owner must be:

- a Thai individual

- a Thai legal entity

- a company with foreign ownership not exceeding 49%

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Application Process

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The process generally includes two stages. First, the applicant receives an initial permission to stay for 90 days. After that, a 12-month extension can be granted. In total, this results in 15 months of legal stay. If the qualifying investment remains valid, the extension may be renewed annually.

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Applications are processed through the authorized operator Thailand Longstay Management, followed by a personal visit to the Immigration Office. At the time of submission, the applicant must have at least 20 days remaining on their current permitted stay. The final decision is made by the Immigration Bureau based on the submitted documentation.

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Official program fees include:‍

- THB 4,000 — one-time registration fee

- THB 27,000 — annual service fee

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Family members may also be included in the application. This typically includes: spouse, children, spouse. Applicants must provide documents confirming family relationships. These documents must be translated into Thai and legalized according to local requirements. Each family member’s application is processed and paid for separately.

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Alternative Option: Thailand LTR Visa‍

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For investors with larger capital allocations, Thailand offers the Long-Term Resident (LTR) visa program, which provides residency privileges for up to 10 years.
The LTR program has significantly higher financial requirements and different eligibility criteria. Real estate investments may form part of the investment portfolio, but additional conditions regarding assets and income apply.

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Practical Considerations

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Real estate investments starting from 3,000,000 THB (approximately USD 85,000) may serve as the basis for obtaining a Long Term Visa in Thailand through annual stay extensions. However, the program operates as an administrative immigration procedure with clearly defined requirements related to the structure of the transaction, the applicant’s status, and supporting documentation.

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Eligibility may depend on several individual factors, including the applicant’s current visa status, the ownership structure of the property, the source of funds, and compliance with program requirements. For this reason, it is strongly recommended to obtain professional legal advice before purchasing property or entering into a long-term lease agreement. Proper legal guidance helps determine whether the program applies to a specific situation and ensures that the application documents are prepared correctly.