The ฿3 million property visa: a long-stay visa when you buy a condo in Thailand

Last checked 6 October 2026 · 10 min read · English

Since 1 October 2025, buying a home in Thailand worth ฿3 million or more can support a long-stay visa, renewed every year for as long as you keep the property. The rules are specific: when you bought, who you bought from and how you use the home all matter. Here is how it works, step by step.

What it is

The visa was created by two Immigration Bureau orders, No. 237/2568 and 238/2568, effective 1 October 2025. Before them, the investment route needed ฿10 million; the property route lowers that to ฿3 million, provided the Ministry of Tourism and Sports certifies your application through Thailand Longstay (TLS). Without that certification, immigration applies the ฿10 million threshold.

You first receive a 90-day permission to stay, then apply for a 12-month extension, which you renew each year while you still hold the property and meet the conditions.

Which property qualifies

• Registered on or after 1 October 2025. A home you bought before that date does not count.
• The seller or lessor must be Thai: a Thai individual, or a Thai company with foreign shareholding of 49% or less. New units from a developer and resale units from Thai owners both qualify.
• Completed and registered. Off-plan units qualify only once they are finished and transferred.

One property, one visa

Each qualifying unit supports one visa application. You cannot add two ฿1.5 million units together to reach ฿3 million, and two people cannot each claim a visa from the same ฿3 million unit.

• Joint owners of a unit worth ฿3–6 million: only the owner holding a share worth at least ฿3 million can apply.
• Joint owners of a unit worth ฿6 million or more: one owner applies and the other signs a written waiver of their right to apply.
• A couple: one partner applies as the main holder; the spouse follows as a dependant (below), so a second property is not needed.

Living in the property

The home must be your own residence. It cannot be sublet or used commercially, and immigration may inspect. If you sell the property, it no longer supports your extension, so plan the next visa before you sell.

Family members

Once the main applicant has the 12-month extension, these family members can apply as dependants without buying more property:

• A legally married spouse.
• Unmarried children under 20 living with you.
• Parents aged 50 or over.

Foreign marriage and birth certificates need certified Thai translations.

Step by step

1. Choose a qualifying home. Check the seller is Thai, the unit is complete, and, for freehold, that foreign quota is available.
2. Transfer at the Land Office on or after 1 October 2025, with funds sent from abroad and the bank's remittance certificate.
3. Apply to Thailand Longstay (TLS) with your documents for review and the Ministry of Tourism and Sports certification.
4. Attend immigration for the 90-day permission to stay.
5. Apply for the 12-month extension before the 90 days end, then renew every year.

Apply while you still have more than 15 days of permitted stay left; advisers suggest starting at least four weeks before your current permission ends. The first stage has been taking around three weeks from complete documents.

Documents

• Application form, two 4×6 cm photos, passport copy including all stamped pages.
• Sale and purchase agreement, or registered lease or right-of-use agreement.
• Title deed (chanote) or condo title showing your name, and the Land Office tax receipt.
• The bank's foreign exchange certificate or credit advice for the purchase money.
• House registration book (tabien baan), TM30 receipt, photos of the property and a location map.

Scans must be clear, high-resolution PDFs; phone photos of documents are reported to be rejected.

Fees

Reported TLS fees are a one-time membership of ฿6,000 and ฿27,000 per person for each 12-month cycle, including dependants, plus the usual immigration fees. Confirm the current amounts with TLS before you apply.

How long you can stay

The first cycle is often advertised as "up to 15 months". That is the 90-day permission plus the first 12-month extension added together. After that, you renew for 12 months at a time, for as long as you keep the property and meet the conditions. Thailand Longstay membership itself runs for up to 20 years.

Which condos work, and which do not

Several Thai developers, including SC Asset, Sansiri, AP, Sena and Supalai, have partnered with Thailand Longstay to offer visa support with completed units of ฿3 million or more. In our area, SC Asset's campaign includes SCOPE Langsuan and SCOPE Thonglor. A developer package can save paperwork, but the same rules apply: check the unit, the seller and the transfer date yourself.

A typical timeline

1. Weeks 1–4: choose a completed unit, check foreign quota and title, sign the sale agreement.
2. Transfer day: send the funds from abroad, collect the bank's credit advice, and register the transfer at the Land Office.
3. Following weeks: prepare the house registration book and TM30, submit the file to Thailand Longstay for review (reported at around two to three weeks).
4. Immigration: receive the 90-day permission, then apply for the 12-month extension around day 70.
5. Every year: renew the extension and the Thailand Longstay cycle while you keep the property.

Other visa routes for buyers

• The ฿10 million investment route: property, Thai government bonds or deposits worth ฿10 million, without the Ministry of Tourism and Sports step.
• The LTR visa: a 10-year visa for wealthy global citizens, retirees, remote workers and professionals, with different financial tests.
• Other options such as the Thailand Privilege membership visa or a retirement visa: see our visa overview and which visa you need to buy property.

Before you buy for the visa

• It is new. Earlier in 2026 some lawyers reported the certification step was not yet working; by mid-2026 extensions were being granted, and in October 2026 one agency reported a temporary pause. Check the current status first.
• No work. If you need to work in Thailand, you need a different visa.
• Tax. Spending 180 days or more a year in Thailand makes you a tax resident. Take tax advice on foreign income.
• Health insurance may be required; some advisers expect ฿400,000 inpatient cover.

Frequently asked

General information, not legal or immigration advice. The scheme is new and practice may change; confirm your eligibility with Thailand Longstay, immigration or a licensed lawyer before you buy.