Important. This page reflects the rules as of 17 October 2026 and does not replace advice from a visa lawyer.
“I bought a condo and assumed a visa came with it” is one of the most common disappointments among buyers in Thailand. Sales pitches sometimes mention property and visas in the same breath. Here is how it actually works.
Where “a visa with your condo” came from
Many countries run residence-by-investment schemes, and buyers expect the same in Thailand. Thailand does have several routes where money or property connects to immigration status: the investment extension of stay, the LTR visa and paid Thailand Privilege membership. Retold, these merge into “buy a condo and stay”.
What applies in October 2026
| Route | Threshold | What you get | Property link |
|---|---|---|---|
| Investment extension (Immigration Bureau) | condo of 10M THB+, bought or leased for 3+ years | stay of up to 1 year, renewable yearly | yes, or a fixed deposit or bonds |
| Same, 3M THB | 3M THB | same | only if you entered before 01.10.2006 |
| LTR, Wealthy Global Citizen (BOI) | USD 500,000 invested, USD 1M in assets | 5-year stay, extendable by 5 more | property is a qualifying investment |
| Thailand Privilege | from 650,000 THB for 5 years | membership with a Privilege Entry Visa for the package term | none, paid separately |
| 3M THB route via Ministry of Tourism letter | per law firms | paused per law firms | no official text found |
Investment extension. The Immigration Bureau requires a Non-Immigrant visa, proof of at least 10 million THB transferred from abroad, and the investment itself: a condo bought or leased for at least 3 years at that value, a fixed deposit with a Thai-majority bank, government bonds, or a mix. Each permission lasts no more than one year.
Thailand Privilege. Packages as of October 2026: Bronze 650,000 THB for 5 years, Gold 900,000 THB for 5 years, Platinum 1.5M THB for 10 years, Diamond 2.5M THB for 15 years, Reserve 5M THB for 20 years (official programme site).
What to do if your goal is to live in Thailand
- Pick the visa first, then the property. Remote workers look at the DTV, retirees at the retirement visa, larger investors at LTR
- With 10M THB or more, ask a visa lawyer whether the investment extension fits, and transfer funds from abroad so the bank issues proof
- Do not pay a premium for “condo with visa”. Price and immigration status are separate questions
- Check ownership rules in the freehold and leasehold guide
Browse presale projects and near-beach condos. Tenure and quota are confirmed per project.
This page is reviewed every 90 days.
FAQ
Can I get residency in Thailand by buying a condo?
No. Thailand does not grant residence for buying property. There is an extension of stay under the investment category: a condo of 10 million THB or more, bought with money transferred from abroad, supports extensions of up to one year at a time. It is not permanent residency, you renew every year and you start from a Non-Immigrant visa.
What about the 3 million baht property visa?
The Immigration Bureau keeps a 3 million THB investment option, but only for those who entered Thailand before 1 October 2006 and have extended on that basis since. Law firms also describe a newer 3 million THB route with a Ministry of Tourism letter and report that processing is paused as of October 2026. We found no official text for it, so do not plan around it.
Does property count for the LTR visa?
For the Wealthy Global Citizen category, BOI requires at least USD 500,000 invested in Thailand in your own name, and Thai property is one of the qualifying options alongside government bonds and company shares. You also need USD 1 million in assets and health insurance of USD 50,000 or USD 100,000 in the bank for 12 months. The investment must be in place before you apply and kept for the life of the visa.
Does owning a condo help with any other visa?
Not directly. Owners live in Thailand on the same visas as everyone else: DTV, retirement, LTR, Thailand Privilege or visa exemption. Ownership matters only where a programme sets a threshold, like 10 million THB for the investment extension or USD 500,000 for LTR.
Sources
- Immigration Bureau, Bangkok. Visa extension, item 5 «Investment» (sections A and B)
- Immigration Bureau of Thailand. Grounds for extension of stay
- BOI. Long-Term Resident Visa (LTR): categories and requirements
- Thailand Privilege Card. Membership packages
- AIM Bangkok. Thailand visa options for property investors, law firm review (3M THB route)
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