Long-term visa to Thailand through real estate investment: threshold of 3 million baht

Overview: Thailand offers the possibility of obtaining a long-term visa linked to property ownership within approved projects. Foreign nationals purchasing a qualifying condominium, villa or home with a minimum investment of 3,000,000 baht may qualify for the benefit if the purchase is made through an authorized real estate channel. This programme is not a general visa scheme and only applies to certain projects.

Who can apply: The program is open to foreign nationals who buy the property in question and meet a minimum investment of 3,000,000 baht, with the purchase facilitated by an approved intermediary.

Minimum investment options:

• Buy matching condominium with minimum purchase price of THB 3,000,000
• Buy villa or house on a rental basis with a rental period of more than 3 years and rental value of more than 3,000,000 baht
• The property must be within the limits of the participating projects

Lease option: in some cases, long-term leases may meet conditions including a minimum rent of 85,000 baht per month; advance payments of 3 months for initial 90-day approval and 12 months for extended term extensions; a lease contract identifying the applicant; proof of advance payment for the lease; and a landlord who is a Thai individual or a company with a controlling interest in Thailand.

Visa validity period: The visa is issued in stages. The first approval is for 90 days; renewal may take 12–15 months and may be renewed annually. For buyers and tenants, the first year can be up to 15 months, while the second year is usually 12 months. For tenants, the duration of the contract depends on the duration of the contract and proof of payment.

Required documents:

• Standard: Visa application form and a copy of the passport
• Buyers: contract of sale; receipts for transfer of ownership; certificate of ownership indicating the name of the applicant; map of the location of the property; photographs of the exterior, facade of the apartment with visible room number and interior
• Tenants: lease agreement (minimum 1 year); rent confirmation; landlord documentation
• Foreign documents must be translated into Thai and certified

Entitlement to family-related benefits: claimants may be a spouse (legal or actual), unmarried children under 20 living in a household, and parents aged 50 or over. Relationship documentation required.

Fees: The current structure includes a long stay membership fee of 4,000 baht over a 20-year period; a visa application fee of 27,000 baht per year (renewable annually); and a cash discount of 25,000 baht with the immigration office, if any. Rates are subject to change.

Privileges: Eligible buyers can access expedited immigration services, priority processing, and visa fee discounts when paying cash with immigration for approved projects under the long stay program.

Why work with a real estate portal or intermediary: access to eligible projects, the right visa qualification structure, a complete documentation guide, coordination with visa services and independent representation of buyers.

Bottom line: An investment of 3,000,000 baht in eligible properties can provide property ownership and a structured way to obtain a long-term visa with the benefits of long-term residence.