Thailand Long Stay Visa Through Property Investment: 3 Million THB Threshold

Overview: Thailand offers a Long Stay visa pathway tied to property ownership within approved developments. Foreign nationals who purchase an eligible condominium, villa, or house with a minimum investment of 3,000,000 THB may qualify when the purchase is completed through an authorized real estate channel. This program is not a general visa scheme and applies only to designated projects.

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

Minimum investment options:

• Buy an eligible condominium with a minimum purchase price of 3,000,000 THB
• Buy a villa or house on a leasehold basis with a lease term longer than 3 years and a lease value above 3,000,000 THB
• The property must be within participating projects

Rental option: In some cases, long-term rental may qualify with conditions, including a minimum rent of 85,000 THB per month; advance payments of 3 months for initial 90-day approval and 12 months for a long-stay extension; lease agreement naming the applicant; proof of advance rental payment; and landlord who is a Thai individual or Thai-majority company.

Visa duration: The visa is issued in stages. First approval is for 90 days; extensions can yield 12–15 months and are renewable annually. For buyers and leaseholders, the first year can be up to 15 months, with the second year typically 12 months. For renters, duration depends on contract length and payment proof.

Required documents:

• Standard: visa application form and passport copy
• Buyers: sale and purchase agreement; transfer receipts; title deed showing the applicant's name; property location map; photos of exterior, unit front with room number visible, and interior
• Renters: lease agreement (minimum 1 year); proof of rental payment; landlord documentation
• Foreign documents must be translated into Thai and certified

Family eligibility: Applicants may include a spouse (legal or de facto), children under 20 who are unmarried and living in the household, and parents aged 50 or above. Relationship documentation is required.

Fees: Current structure includes a Long Stay membership fee of 4,000 THB under the 20-year framework; a visa application fee of 27,000 THB per year (renewable annually); and a cash payment discount of 25,000 THB at Immigration where available. Fees are subject to change.

Privileges: Eligible purchasers may access fast-track immigration services, priority processing, and visa fee discounts for cash payments at Immigration for approved projects under the Long Stay framework.

Why work with a property portal or intermediary: Access to eligible projects, correct visa-qualification structuring, full documentation guidance, coordination with visa services, and independent buyer representation.

Bottom line: A 3,000,000 THB investment in a qualifying property can provide property ownership and a structured Long Stay visa pathway with long-term residency benefits.