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Thailand’s visa landscape has become significantly more compared to previous decades. Here is where the Property Visa or IM visa occurs. Specifically targeting high-net-worth investors and long-term residents. For those looking to secure a one-year stay (or longer) through property investment. This or for those seeking the maximum visa-free entry of 90 days. The following guide provides a comprehensive breakdown of the countries. Likewise legal pathways for property-based visas and 90-day entry privileges.
The most direct “property visa” in Thailand is the Non-Immigrant IM (Investment) Visa. This IM visa allows for a stay of one year. It is a renewable annually. Provided the applicant maintains a significant financial footprint in the Kingdom. This is the property visa.
The Property Investment Requirement
To qualify for this specific one-year extension. You must demonstrate an investment of at least 10 million Thai Baht (THB).
• Condominium Purchase: The condo must be a “build”. Directly from a developer or a resale unit. Provided the funds were transferred from abroad in foreign currency.
• Government Bonds: Buying Thai government or state-enterprise bonds.
• Fixed Deposits: Maintaining the funds in a fixed-term deposit account in a Thai bank (where Thai nationals hold over 50% of the shares).
Unlike some specialized visas, the 10-million THB Investment Visa is generally open to most nationalities that maintain diplomatic relations with Thailand. There is no “restricted list” in the traditional sense, but the applicant must be able to:
1. Legally transfer 10 million THB into. This into a Thai bank account from abroad.
2. Obtain a Foreign Exchange Transfer (FET) form. Likewise a Credit Advice from a Thai bank to prove the source of funds.
3. Not be a citizen of a country currently under severe international sanctions or listed as a “high-risk” jurisdiction by the Thai Ministry of Interior (which can fluctuate based on global politics). This is the property visa.
Commonly applied-for nationalities include:
• Western Europe & North America: UK, USA, Canada, Germany, France, etc.
• East Asia: China, Japan, Hong Kong, Taiwan, and Singapore.
• Oceania: Australia and New Zealand.
• Russia & Middle East: Frequent users of this visa for long-term residential security.
While Thailand recently expanded its standard “Visa Exemption” to 60 days for over 90 countries, a select group of nations remains privileged under unique Bilateral Agreements that allow for a 90-day stay without a visa. This is the property visa.
The specific list of countries whose citizens can enter Thailand for tourism and stay for 90 days. Thus automatically (without needing to apply for a visa at an embassy) includes:
1. Argentina
2. Brazil
3. Chile
4. South Korea (Republic of Korea)
5. Peru
• Bilateral vs. Standard Exemption: While the US, UK, and EU nations now enjoy 60-day exemptions (extendable by 30 days at an immigration office), the five countries listed above get 90 days immediately upon arrival.
• Extension: These 90-day stays are generally “final,” meaning you cannot easily extend them further at a local immigration office without leaving and re-entering, or switching to a formal long-term visa.
• Purpose: The entry must be for tourism. If the individual intends to work or conduct complex business, they must pivot to a Non-Immigrant B or the DTV visa. This is the property visa.
For those who want more than just one year, the Long-Term Resident (LTR) Visa is the premium alternative. It offers a 10-year stay (divided into two 5-year terms) and has a heavy focus on property investment. This is the property visa.
To qualify via property under this category, the requirements are:
• Investment: At least $500,000 USD in Thai government bonds, foreign direct investment, or Thai property (condos).
• Assets: Minimum of $1 million USD in total global assets.
• Income: A minimum income of $80,000 USD per year for the past two years.
For those aged 50 and older:
• If your annual pension/passive income is between $40,000 and $80,000 USD, you can still qualify if you invest at least $250,000 USD in Thai property or government bonds.
Who Can Apply?
The LTR visa is targeted at “high-potential” foreigners. Citizens of almost all countries are eligible. Provided they meet the financial thresholds. However, the Board of Investment (BOI) conducts rigorous background checks. It is highly popular among citizens of the United States, United Kingdom, Japan, China, and the European Union.
If the 10 million THB investment feels too steep, the Destination Thailand Visa (DTV) has become the most popular bridge for “long-stayers” in 2026.
• The validity: 5 years (Multiple Entry).
• The stay per entry: 180 days.
• The “One Year” Extension: You can extend your 180-day stay once per entry. Once for an additional 180 days at a local immigration office. This for a fee of 1,900 THB. This effectively gives you 360 days (one full year) in Thailand without needing to leave the country.
While the DTV is primarily for digital nomads and “Soft Power” activities (Muay Thai, cooking schools, medical treatments), owning property in Thailand can serve as excellent supporting evidence of your ties to the country when applying at an embassy.
Visa Type Duration Property Requirement Key Eligible Countries
Investment (IM) 1 Year (Renewable) 10 Million THB Most (Global)
Bilateral Exemption 90 Days None Korea, Brazil, Peru, Argentina, Chile
LTR Visa 10 Years $250k – $500k USD Global (High Net Worth)
DTV Visa 180 + 180
1. The “New Build” Rule for Investment Visas
If you are pursuing the 1-year Investment Visa, immigration usually requires that the 10 million THB be invested in newly constructed condominiums hased from a developer. If you buy a resale unit from another individual You must ensure the chain of foreign currency transfer is flawlessly documented via EFT forms.
2. 90-Day Reporting
Even with a 1-year Investment Visa or an LTR Visa, you are still subject to “Reporting.”
• Investment Visa: Standard 90-day reporting applies.
• LTR Visa: You enjoy a “privilege” of 1-year reporting. This meaning you only visit immigration once every 12 months.
3. Tax Residency
If you stay in Thailand for more than 180 days in a calendar year (which is guaranteed with the 1-year Investment Visa or the 90-day bilateral entries if you do a “visa run”), you are legally considered a Thai Tax Resident. Thailand has tightened regulations on foreign-sourced income brought into the country. It is vital to consult with a tax professional regarding your property dividends or global income. This is the property visa.
4. Health Insurance
For the LTR and many 1-year extensions, health insurance with a minimum coverage of $50,000 USD (or a 100,000 THB deposit in a Thai bank) is mandatory.
Thailand’s visa landscape has evolved into a highly specialized system that balances “Soft Power” initiatives (like the DTV). This with high-threshold investment paths for long-term residency. If you are looking to secure a one-year renewable stay through a 10 Million THB Investment, or if you are looking for the specific countries granted 90-day entry privileges, the regulations are very precise. This is the property visa.
The following is a comprehensive breakdown of the legal requirements.
The “Investment Visa” (often categorized under a Non-Immigrant “IM” or “B” extension) is the primary vehicle for foreigners to stay in Thailand indefinitely by injecting capital into the economy. Unlike the “Privilege” (Elite) visa, which is a membership fee, the Investment Visa is based on holding assets.
The core 10 Million THB Threshold
To qualify for a one-year renewable extension of stay, a foreigner must prove an investment of no less than 10,000,000 Thai Baht. The 2026 regulations allow for this investment to be composed of a single asset or a “hybrid” mix of the
following:
• Condominiums (Freehold): You must purchase a condominium unit in a building where the foreign ownership quota (49% of total area) has not been exceeded.
Crucial 2026 Rule: For the 10M path. Immigration typically requires the property to be a new build. This which has been purchased directly from a developer. Resale units may qualify only if they were purchased and registered after 2008. The 10M value is clearly documented.
• Thailand’s visa landscape has become significantly more compared to previous decades. Specifically targeting high-net-worth investors and long-term residents. For those looking to secure a one-year stay (or longer) through property investment. This or for those seeking the maximum visa-free entry of 90 days. The eligibility and requirements are quite specific.
The following guide provides a comprehensive breakdown of the countries. Likewise legal pathways for property-based visas and 90-day entry privileges.Thailand’s visa landscape has become significantly more compared to previous decades. Specifically targeting high-net-worth investors and long-term residents. For those looking to secure a one-year stay (or longer) through property investment. This or for those seeking the maximum visa-free entry of 90 days. The eligibility and requirements are quite specific.
The following guide provides a comprehensive breakdown of the countries. Likewise legal pathways for property-based visas and 90-day entry privileges.: You can hold bonds issued by the Thai Ministry of Finance. Likewise a state-owned enterprise (e.g., Thai Airways, EGAT).
• Fixed Deposit Accounts: Maintaining a balance in a fixed-term deposit account this at a Thai bank. The bank however needs to be must be majority Thai-owned (e.g., Bangkok Bank, Kasikornbank, SCB).
2. The “Hybrid” Investment Option
A significant benefit of this visa is flexibility. You do not have to spend the full 10 million on one condo. You could, for example, buy a 7 million THB condo,. Put 2 million THB in a fixed deposit. Then buy 1 million THB in government bonds.
3. Eligibility and “Allowed” Countries
The 10 Million THB Investment Visa is open to almost all nationalities that have full diplomatic relations with Thailand. Because it is an investment-based visa, there is no restricted list based on wealth; however, the applicant must satisfy two conditions:
1. Legal Entry: You must enter Thailand on a valid Non-Immigrant Visa (usually a Non-Immigrant ‘O’ or ‘B’).
2. Financial Transparency: You must be able to prove that the funds originated from outside of Thailand in a foreign currency. This is the property visa.
Key Nationalities for this Visa typically includes:
• Western Nations: UK, USA, Canada, Australia, as well as EU citizens.
• East Asia: China, Hong Kong, and Taiwan (who are currently the largest investors in the Thai condo market).
• Russia: High adoption rates in Phuket and Pattaya for long-term residential security.
• The Middle East: Investors from Saudi Arabia, UAE, and Qatar.
The information contained in our website is for general information purposes only and does not constitute legal advices. For further information, please contact us.