Many property buyers in Thailand want to achieve two goals at once: buy a home to live in or an asset for investment, and obtain a more stable legal status for long-term residence in the country.

Thailand has offered long-term investment visa options linked to property purchases before, including the Long-Term Resident Visa (LTR). Now, a more accessible option has been introduced: buyers who purchase property worth at least THB 3 million (approximately USD 91,000 at the current exchange rate) may qualify for a long-term investment visa.

For a complete guide to long-term stay options in Thailand, read this article. It covers retirement visas, digital nomad visas, and other common routes.

The program for property buyers investing more than THB 3 million is new, and the application process is still being clarified. To understand how the program works, we contacted AIM Bangkok, an officially authorized partner of the program operator.

In this article, we explain which properties may qualify for an investment visa, what buyers should check before making a purchase, and what to expect from the application process.

It is also worth noting that clients who buy a suitable property through Sunway Estates receive complimentary investment visa support through specialized partners.

What is the THB 3 Million Property Investment Visa in Thailand?

The property investment visa falls under the Non-Immigrant “B” (Investment) category and allows the holder to stay in Thailand for 1 year. It can be renewed annually, provided the applicant continues to meet the program requirements.

This status is strictly intended for private residential use and does not grant the right to work or conduct business in Thailand. The application process is governed by the regulations of the Immigration Bureau of Thailand, which came into effect on October 1, 2025.

If you are applying for this visa, it is important to check not only the property itself but also the entire transaction structure in advance, including the ownership type, supporting documents, title registration, seller information, and proof of payment.

Which Properties Are Eligible for the Thailand Investment Visa?

The program is often associated with specific developers or with Phuket, mainly because the initial discussions began there. In reality, there are no restrictions on the developer or region. What matters is not the developer’s name or the property’s location, but whether the property meets the program requirements.

In practice, the most straightforward option at the moment is to buy a single freehold condominium unit priced at THB 3 million or more. Freehold means that the property is fully owned by the foreign buyer and registered in their name with the Land Department of Thailand.

Here are the eligibility requirements:

The application must be based on a single property valued at THB 3 million or more. Applications based on multiple properties with a combined value of THB 3 million may be rejected.
Each property can be used by only one main applicant.
Construction must be completed, and the property must be registered.
The seller must be either a Thai individual or a Thai legal entity with no more than 49% foreign ownership. If the property was bought from a foreign seller or a foreign-majority entity, it cannot be used for an application under this program.
For properties in Bangkok, the transfer of ownership must have been registered on or after October 1, 2020. For properties in other provinces, the required transfer date should be confirmed separately.
The applicant must live in the property used as the basis for the visa, as the program does not allow the property to be rented out.
For applications based on leasehold or rented property, the status is still being clarified.

What Documents Are Required for the Thai Investment Visa Application?

To apply under this program, you must obtain a Certification Letter from the Ministry of Tourism and Sports of Thailand. Without it, the THB 3 million property investment alone is not enough.

Documents must be submitted in high-resolution PDF format. It is recommended to use a professional scanner or a document scanning app. Photos of documents taken with a smartphone will not be accepted.

For the application, you will typically need:

Completed operator forms (membership + visa support)
A full scan of your passport, including blank pages. Your passport must have at least 6 months of validity remaining from the date of application
Passport-size photographs

For the property, you will need:

Purchase and Sale Agreement
A copy of the title deed (Chanot), showing your name and the transfer date on or after October 1, 2020, for Bangkok properties
House register, the official Thai registration document for the property
Land Department receipt, the official document confirming payment of the transfer fees
Proof of payment, such as bank statements or developer receipts confirming the purchase price

You must also confirm your residence by providing three photographs showing you:

In front of the building (project name clearly visible)
At the residence’s entrance (unit number clearly visible)
Inside the residence (living area and furnishings visible)

For family members (dependents):

Passports and documents proving the family relationship, such as marriage or birth certificates
Thai translations of the documents, certified by an agency accredited by the Ministry of Foreign Affairs (MFA)
Full verification and registration for each family member

The operator will check the documents before your visit to the Immigration Office, and the originals must be presented at the appointment. Failure to do so may lead to a refusal.

What Is the Thai Investment Visa Application Process?

The process consists of several stages.

1. Property and Document Verification

Lawyers verify whether the property meets the program requirements, including price, ownership type, seller information, title registration, payment documents, and other transaction details.

2. Verification by the Program Operator and Issuance of the Certification Letter

After the preliminary check, the application is submitted to the authorized program operator. If the documents are in order, the Certification Letter from the Ministry of Tourism and Sports will generally be issued within 7–10 business days.

3. First Visit to the Immigration Office

You must visit the Immigration Office in person, where you will be granted a temporary 90-day stay permit. In Bangkok, this stamp is usually issued on the same day.

Keep in mind that if you are in Thailand on a tourist stamp, you must have at least 20 days of permitted stay remaining at the time of your visit to the Immigration Office.

4. Annual Extension

About 20 days before the end of your 90-day stay permit, you must return to the Immigration Office and submit documents for a 12-month extension. After that, your status can be extended annually, provided you continue to meet the program requirements.

Official program fees are paid to the operator: THB 4,000 as a one-time registration fee and THB 27,000 as an annual service fee for each 12-month cycle.

Once the initial 90-day stay permit has been granted, it may become easier to open a Thai bank account. While some clients have already been able to open accounts at this stage, success is not guaranteed, and the decision is made by the specific bank and branch.

Can Family Members Be Added to the Investment Visa?

Yes, immediate family members can be included, but only after the main applicant receives a 1-year extension. The program typically allows the following dependents:

Legal spouse
Parents of the main applicant who are over 50 years old
Children under 20 years old who are unmarried
Children over 20 years old who are unable to live independently due to an illness or disability confirmed by medical documents

Family members do not need to buy a separate property. However, fees and processing costs are paid separately for each person.

Family relationship documents must also be translated into Thai and certified according to the required procedure.

Re-Entry Permit: Leaving Thailand During the 90-Day Permit

If you need to leave Thailand while your 90-day stay permit is valid, you must obtain a re-entry permit in advance. Without one, your current status may be cancelled when you leave the country.

While an annual extension may offer more favorable terms and may include re-entry, it is best to check the current regulations before traveling to avoid unintentionally losing your status.

Final Takeaways

Buying property worth THB 3 million or more may make you eligible for an investment visa under the Non-Immigrant “B” category, starting with a 90-day stay permit that can later be extended annually.

This is not a visa granted automatically simply because you purchased a condominium unit. The property and documents must meet the requirements, and you as the applicant must also be eligible. That said, the final decision rests with the authorities.

Because this program is new, its practical implementation is still being clarified. There are already different cases and interpretations in the market: some applications have been approved, while others may require additional clarification. In some cases, even local staff have provided different explanations.

The most straightforward route at the moment is a freehold condominium unit priced from THB 3 million. The property must be completed and registered in your name. Multiple properties with a combined value of THB 3 million are not currently accepted.

The key document for the application is a Certification Letter from the Ministry of Tourism and Sports of Thailand.

Sunway Estates helps clients look beyond price, location, and rental potential when choosing a property. We also consider how the property may affect their lifestyle, investment plans, and long-term residence in Thailand. Clients who buy a suitable property through Sunway Estates receive complimentary investment visa support through specialized partners.

New Investment Visa in Thailand Through Property Purchase: What Buyers Need to Know