Thailand’s THB 3 million property-linked Longstay Visa has partially reopened following the temporary nationwide suspension introduced in October 2026.
New applications can now proceed for qualifying properties located outside Bangkok, while new applications involving Bangkok properties remain temporarily suspended.
Alestria received written confirmation of the current position from Thailand Longstay Management on 12 November 2026, after our Thailand team had sought confirmation before communicating the change to clients.
Existing one-year extension applications can also proceed, although a revised interim procedure is currently being used. Applicants receive an initial 30-day extension of stay before returning to Immigration for the final decision on their one-year extension.
Thailand THB 3 Million Longstay Visa: Current Status
- New applications outside Bangkok: Open for qualifying properties.
- New applications involving Bangkok property: Temporarily suspended.
- Existing annual extensions: Processing can proceed.
- Extension procedure: Applicants currently receive an initial 30-day extension before returning for the final one-year decision.
- Investment threshold: No change has been announced to the THB 3 million qualifying property requirement.
- Programme status: The property-linked Longstay route remains active and has not been cancelled.
Thailand THB 3 Million Property Visa Reopening: What Changed?
Thailand Longstay Management temporarily suspended submissions of new applications and extensions in early October 2026 while clarification was sought from the Immigration Bureau following changes within its senior management.
At the time, no change was announced to the programme’s investment threshold or underlying eligibility requirements.
The latest update confirms that the suspension has now been partially lifted.
New applicants using qualifying property outside Bangkok can proceed again, while Bangkok remains subject to the temporary pause.
This creates a different position depending on where the qualifying property is located.
| Application | Current Position |
|---|---|
| New application using qualifying property outside Bangkok | Applications can proceed |
| New application using qualifying Bangkok property | Temporarily suspended |
| Existing one-year extension | Applications can proceed under the current interim procedure |
Why Are Bangkok Applications Still Suspended?
Thailand Longstay has not announced a new eligibility threshold or separate property rule for Bangkok.
The current restriction therefore appears to remain an operational processing issue rather than a formal cancellation or redesign of the programme.
No date has yet been confirmed for new Bangkok applications to resume. Buyers considering Bangkok property specifically for the Longstay route should therefore avoid assuming that an immediate application will be possible and should confirm the latest position before committing to a purchase on the basis of visa eligibility.
What Has Changed for Existing Visa Extensions?
Existing members can once again proceed with applications for their one-year extension of stay. However, Thailand Longstay says applicants currently need to complete an additional interim step.
Rather than receiving the final annual extension immediately, applicants are initially granted a 30-day extension of stay. They then return to Immigration for the final decision on the one-year extension.
This appears to be a processing procedure introduced while the authorities continue to work through the revised arrangements.
The underlying Longstay structure remains based on renewable immigration permission rather than an automatic multi-year residence grant.
Have the THB 3 Million Investment Rules Changed?
No change has been announced to the principal THB 3 million property requirement.
Thailand Longstay’s current published criteria continue to state that qualifying investment may include:
purchase of a condominium unit worth at least THB 3 million;
a registered leasehold of a condominium or residential house with advance payments totalling at least THB 3 million; or
qualifying Sap-Ing-Sitthi rights meeting the programme requirements.
The detailed eligibility criteria, documentation requirements and application structure are covered in our full guide to the Thailand THB 3 million property-linked Longstay Visa.
What Does the Reopening Mean for Property Buyers?
For buyers considering qualifying property outside Bangkok, the most important change is straightforward: the application route is operational again.
That is particularly relevant for buyers looking in destinations such as Phuket, Pattaya, Hua Hin or Chiang Mai who may wish to combine a property purchase with a renewable long-stay option.
However, visa eligibility should still be treated separately from the merits of the property itself.
A property should make sense based on location, ownership structure, quality, price and the buyer’s own objectives before any potential immigration benefit is taken into account.
For Bangkok buyers, the position remains more cautious. The route has not been cancelled, but new applications involving Bangkok property remain suspended for now.
What Happened During the October Suspension?
On 3 October 2026, Thailand Longstay Management informed members that it was temporarily suspending submissions of both new applications and extension-of-stay applications while awaiting clarification from the Immigration Bureau.
The programme itself was not formally cancelled, and no revised investment threshold was announced.
Our original report on the suspension remains available here:
Thailand THB 3 Million Property-Linked Longstay Visa Applications Suspended
The November reopening represents the first significant change in that position.
Is the THB 3 Million Property-Linked Longstay Visa Now Fully Open?
No. The route has partially reopened, rather than returned to normal nationwide processing.
As of November 2026:
new applications using qualifying property outside Bangkok can proceed;
new applications involving Bangkok property remain temporarily suspended; and
existing annual extension applications can proceed under the current interim extension procedure.
There has been no announcement of a date for full reopening in Bangkok.
Alestria will continue to update its guidance as further clarification is issued by Thailand Longstay Management or the relevant Thai authorities.
Bottom Line
Thailand’s THB 3 million property-linked Longstay Visa is no longer subject to the nationwide suspension introduced in October 2026.
New applications have resumed for qualifying property outside Bangkok, while Bangkok applications remain temporarily suspended.
The THB 3 million investment threshold has not been changed, and existing annual extensions can once again proceed, albeit with an interim 30-day extension step before the final decision.
For buyers outside Bangkok, this means the route is once again a practical long-stay option to consider alongside a qualifying property purchase.
For Bangkok buyers, the programme remains one to watch rather than rely upon until the remaining suspension is lifted.
Need Help With a Thailand Long-Stay Visa?
Clients purchasing qualifying Thailand property through Alestria can receive complimentary support with their property-linked Longstay Visa application through Alestria Privilege, including guidance on eligibility, documentation and coordination with our trusted partners.
We can also assist with other long-stay options, including Thailand Privilege, retirement visas and other residency routes, depending on your circumstances and plans.
Explore our Thailand residency and visa resources or learn more about Alestria Privilege and the support included with qualifying property purchases.
Thailand Property Visa Reopening: FAQs
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Partially. New applications involving qualifying properties outside Bangkok can currently proceed, while new applications involving Bangkok properties remain temporarily suspended.
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Applications outside Bangkok had resumed by late October 2026 following the nationwide suspension earlier that month. Alestria received written confirmation of the current position from Thailand Longstay Management on 12 November 2026.
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No. New applications involving qualifying Bangkok properties remain temporarily suspended. No date has yet been announced for applications in Bangkok to resume.
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Potentially, yes. New applications involving qualifying properties outside Bangkok can currently proceed, provided the property and applicant meet the programme requirements and Immigration approves the application.
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No change has been announced to the principal THB 3 million qualifying property threshold. Applicants must still meet the property, documentation and immigration requirements in force at the time of application.
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Yes. Existing one-year extension applications can proceed. Under the current interim procedure, applicants initially receive a 30-day extension of stay before returning to Immigration for the final decision on their one-year extension.
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No. The route has only partially reopened. Applications involving qualifying properties outside Bangkok can proceed, but new Bangkok applications remain temporarily suspended.
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No. The programme has not been announced as cancelled. The October suspension affected application processing, and the route has since partially reopened outside Bangkok.
