More and more foreign investors are looking not only at where to buy property in Thailand, but also at how to secure a stable long term stay in the country. The Long Stay Visa for international investors is one of the most relevant options, especially for those planning to invest at least 3 million baht in real estate.
This post breaks down the requirements, options, and process in a clear and practical way.
What Is the Long Stay Visa for Investors
The Long Stay Visa is designed for foreign nationals who invest a minimum of 3 million baht in real estate in Thailand. The visa allows long term residence with the option to extend, and is suited for investors who want stability rather than short term visa solutions.
The investment can be made through one of two main options:
- Buying a condominium unit.
- Renting a condominium or a house.
Option One: Buying a Condominium
Under the purchase option, the requirements are:
- Purchase of a unit in a registered condominium building.
- Minimum purchase price of 3,000,000 baht.
- Submission of a sale and purchase agreement and a title deed in the applicant’s name.
- Proof of payment such as transfer slips or official receipts.
Additional documents include:
- Visa application form.
- Copy of passport.
- Map showing the building location.
- Required photos:
- Applicant standing in front of the condominium building.
- Applicant in front of the unit entrance with the unit number clearly visible.
- Interior photo of the unit.
This option is especially suitable for investors planning long term ownership and looking for residency stability.
Option Two: Long Term Renting
Applicants may also qualify through long term renting, subject to clear conditions:
- A lease agreement of at least one year.
- Or at least three years in the case of leasehold.
- The lease must list the applicant as the tenant.
- The landlord must be a Thai individual or a Thai juridical entity with more than 51 percent Thai shareholding.
Additional requirements:
- Proof of advance rent payment of at least 85,000 baht per month for a minimum of three months.
- Official receipts or payment confirmations.
Family Member Applications
Applications may also be submitted for immediate family members:
- Spouse.
- Children.
- Parents.
Required documents to prove the relationship:
- Marriage certificate for a spouse.
- Birth certificate or adoption registration for children.
- Applicant’s birth certificate for parents.
All foreign documents must be translated into Thai and certified by a translation institute recognized by the Thai Department of Consular Affairs.
Visa Duration and Extensions
Initial approval is granted as a temporary 90 day visa. Before the 90 days expire, an extension request must be submitted.
After approval:
- The first long term extension is usually 12 to 15 months, depending on the investment route.
- A second year extension of 12 months is typically available.
Renters generally receive 12 or 15 months in the first year depending on lease length and payment proof.
Buyers and leaseholders with contracts of three years or more usually receive 15 months in the first year.
Fees and Additional Benefits
- Long Stay membership fee: 4,000 baht for 20 years.
- Visa application fee: 27,000 baht, renewable annually.
Some approved projects also offer added benefits:
- Fast Track service at immigration several times per year.
- Priority processing of applications.
- Visa fee discount when paying in cash at the immigration office, subject to conditions.
What You Should Understand Before Moving Forward
The Long Stay Visa is not just a paperwork issue. It directly affects the type of property you choose, your investment budget, and even your rental or living strategy. Looking only at the minimum investment amount is often not enough.
At Nadlan Bangkok, we guide clients toward a property that fits their longer term plans, including retirement, moving to Thailand, or a future relocation.
If you want to check your eligibility, understand which option fits you best, or combine a real estate purchase with a stable visa solution, reach out to us. We are happy to walk you through the options clearly and without pressure.
