Thailand Long Stay Visa via Property Investment: The 3 Million Baht Route Explained
Thailand does not grant permanent residency simply for buying property. However, certain major developers currently partner with Thailand Longstay Service (TLS) to support eligible foreign buyers investing at least THB 3 million in applying for renewable long-stay visas under existing immigration regulations.
This route has attracted growing attention among international buyers, particularly those already considering purchasing property in Bangkok or Phuket. But how does it actually work, and who is it really suitable for?
Thailand Long Stay Visa via Property Investment: Key Takeaways
- Minimum investment: THB 3,000,000 in qualifying freehold condominium or eligible leasehold property.
- Administered via Thailand Longstay Service (TLS): Developers partner with TLS to support visa applications.
- Initial stay is temporary: Typically 90 days before extension is requested.
- Extensions granted 12–15 months: Renewable annually subject to immigration approval.
- 20-year membership refers to TLS service access: Not a 20-year visa validity.
- Not permanent residency: Approval remains subject to Thai immigration regulations.
What Is the 3 Million Baht Thailand Longstay Route?
Under this framework, foreign nationals investing not less than THB 3 million in qualifying real estate may apply for long-stay visa support through Thailand Longstay Service (TLS), in partnership with participating developers.
Qualifying investment typically includes:
Freehold condominium unit (foreign ownership quota)
Leasehold condominium or house with lease exceeding three years
Lease value not less than THB 3,060,000
Applicants must provide ownership documentation, payment evidence, title deed confirmation, and standard visa application materials.
This route is not an automatic residency programme. It is a structured visa facilitation pathway tied to qualifying property investment.
For clarity on Thailand’s broader ownership rules, see our guide to foreign ownership rules in Thailand.
How the Thailand Longstay Structure Actually Works
While the investment threshold is straightforward, the visa mechanics are more nuanced.
Applicants typically begin with a temporary 90-day stay. Before that period expires, an extension request is submitted through Thailand Longstay Service (TLS). If approved, an extension of approximately 12 to 15 months is granted. Subsequent renewals are processed annually.
It is important to understand that the 20-year reference associated with Thailand Longstay relates to membership validity within the TLS framework, not to a 20-year visa grant. The visa itself is renewable, not automatically multi-decade.
Annual visa processing fees currently sit in the region of THB 27,000, subject to immigration office requirements. Some participating developers may offer campaign-based assistance or fee support, but immigration approval remains discretionary.
In practical terms, this means the structure is renewable and structured, but not permanent.
How This Differs From “Residency by Investment”
One of the most common misconceptions among foreign buyers is that property purchase in Thailand can directly secure residency.
Thailand does not operate a residency-by-property programme in the way that some European jurisdictions do. The Thailand Longstay route is a facilitated visa pathway tied to qualifying investment, it does not confer permanent residency, work rights, or citizenship.
Compared with programmes such as Thailand Privilege or the Long-Term Resident (LTR) visa, the 3 million baht route has a lower financial threshold but requires annual renewal and ongoing compliance with immigration regulations.
For a broader overview of alternative long-term stay options, see our guide to other long-term residency pathways in Thailand.
Where the 3 Million Baht Threshold Sits in the Market
In 2026, THB 3 million functions primarily as a qualifying investment threshold rather than a pricing benchmark for prime real estate.
In Bangkok, many well-located new condominium developments already exceed this level, particularly in established districts with strong rental demand and transport connectivity. Similarly in Phuket, quality developments in prime west coast areas typically sit comfortably above the 3 million baht mark.
In practice, this means that for buyers targeting established locations and professionally managed projects, the visa threshold is often naturally met as part of a normal investment decision rather than requiring compromise on location or quality.
The more important consideration is not simply meeting the minimum investment level, but ensuring the property aligns with long-term demand fundamentals.
For guidance on location strategy, see:
Visa eligibility should be considered alongside, not instead of, core property fundamentals.
Who This Route Is Designed For
This structure tends to suit buyers who are already planning to purchase property in Thailand at or above the THB 3 million level and who value structured support in navigating immigration processes.
It may be particularly attractive to:
Buyers seeking renewable long-stay rights without committing to higher-cost elite visa tiers
Owners intending to spend extended periods in Thailand annually
Investors who prefer administrative support rather than self-managing visa renewals
It is less appropriate for buyers seeking permanent settlement, guaranteed multi-decade stay without renewal, or work authorisation.
Strategic Perspective
The Thailand Longstay 3 million baht route is best understood as a coordination framework rather than a standalone immigration programme.
Its value lies in facilitation and predictability. It lowers administrative friction for qualifying buyers but does not remove immigration discretion or annual compliance requirements.
For some investors, that balance is sufficient. For others, especially those prioritising long-term certainty without renewal risk, alternative visa structures may be more appropriate.
The key is alignment. The visa route should support the property decision, not drive it.
Explore Eligible Developments and Visa Support
Eligibility under the 3 million baht Thailand Longstay framework depends on the specific project and campaign structure in place at the time of purchase. Not all properties qualify.
If you would like clarity on which developments currently participate and whether this route aligns with your objectives, we can outline the relevant options and coordinate an initial discussion with our legal and residency partners.
You can also explore our Thailand property listings to understand current market positioning across Bangkok and Phuket.
Thailand Long Stay Visa FAQ
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No. Thailand does not grant permanent residency or citizenship simply through property purchase. However, certain qualifying property investments may support applications for renewable long-stay visas under existing immigration regulations.
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The current qualifying threshold is typically THB 3,000,000 in participating projects. This usually applies to a freehold condominium unit within the foreign ownership quota, or an eligible long-term leasehold property meeting minimum valuation requirements.
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No. The 20-year reference relates to Thailand Longstay Service (TLS) membership validity. The visa itself is generally granted on a renewable annual basis following an initial 90-day approval and extension process.
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No. Property purchase alone does not guarantee visa approval. Applications remain subject to Thai immigration regulations and discretionary approval by the relevant authorities.
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No. The long-stay visa supported through this route does not automatically grant work rights. Separate work authorisation would be required under the appropriate immigration category.
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In many cases, immediate family members such as a spouse, unmarried children under 20, and qualifying parents may be eligible to apply, subject to documentation requirements and immigration approval.
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The Thailand Longstay 3 million baht route is property-linked and typically renewable annually. Thailand Privilege operates on a membership-based multi-year stay model without requiring property purchase. The Long-Term Resident (LTR) visa is a separate category with higher financial and income qualification criteria.
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No. This pathway applies only to qualifying investments within participating projects supported by Thailand Longstay Service and approved under prevailing campaign conditions.
