Thailand Long Stay Visa via Property Investment: What Foreign Buyers Need to Know in 2026

Thailand’s real estate market is gaining strong attention from international buyers again—especially with the latest discussions around Long Stay Visa programs linked to property investment.

If you are planning to buy a condo or house in Thailand, this could be a valuable opportunity—but it’s important to understand both the benefits and the limitations clearly.

1. What is the Long Stay Visa (Investment-Based)?

The current “Long Stay Visa” being discussed is not entirely new. It is closely related to the Non-Immigrant B (Investment) category, but with relaxed entry requirements compared to previous programs.

Previously, investors needed:

• Around THB 10 million investment

Now, some developers (like Sansiri, Ananda) are offering support starting from:

• THB 3 million property investment

This makes it significantly more accessible for foreign buyers.

2. Key Requirements (Updated Insight)

To apply for this visa, generally:

• Minimum property value: THB 3 million+
• Must be completed property (title deed issued)
• Buyer must hold a valid visa (not visa-on-arrival)
• Application must be done within a specific timeframe (e.g. 180 days after transfer)

3. What Benefits Do You Get?

Depending on the scheme and developer support:

• Initial stay: 3 months → extendable to 1 year
• Potential long-term extension (up to ~20 years, subject to renewal)
• Ability to include family members (dependents)
• Support for bank account opening
• Easier long-term stay in Thailand

Some developers also offer:

• Visa application assistance
• Free first-year visa fee (promotion)

4. Important Reality Check (Very Important)

As a professional agent, we must be clear:

Visa approval is NOT guaranteed

• Final decision depends on Thai Immigration
• Developers cannot legally guarantee visa approval
• Renewal depends on:
• Complete documentation
• Financial compliance
• Immigration policy

⚠️ Many current cases show:

• First visa (90 days) is easier
• Renewal can be more complex

5. Who Should Consider This?

This opportunity is most suitable for:

• Buyers planning to live in Thailand long-term
• Families relocating for lifestyle or education
• Investors with stable capital (not speculative buyers)
• Expats looking for visa stability alternative
• Business owners who want flexibility without full work visa dependency

6. Market Insight (Agent Perspective)

From a real estate perspective:

This program is also helping developers:

• Move ready-to-transfer inventory
• Attract foreign buyers faster
• Stimulate the mid-range market (3–10M THB segment)

This means:

👉 Good deals may be available NOW

👉 But conditions may change in the future

7. Final Thoughts

Thailand’s property-linked visa opportunity is promising—but it should not be the only reason to buy property.

The best strategy is:

✔ Buy the right property

✔ In the right location

✔ With real demand (rental or self-use)

✔ Treat visa as a bonus, not the main goal