Thailand Investment Visa: Can you buy a condo and get a long-term visa?

A common question from homebuyers and real estate investors:

If I buy a property in Thailand, can I apply for a long-stay investment visa?

At present, Thailand’s Tourist Visas offer a maximum validity of 60-days with the possibility to extend for an additional 30-days. While this may be ideal for holidaymakers, individuals looking to live in Thailand for longer periods, may want to explore long-term residency options!

It is possible to apply for a “Thai Investment Visa” if you buy a Condo! (But conditions apply …

What is a Thai Investment Visa?

To keep it simple, foreigners can obtain a one-year Investment Visa by investing a minimum 10 Million Baht (MB) in the following:

  • Buying condominium units of at least 10 Million Baht in new developments.
  • Buying Thai government or Thai state enterprise bonds worth at least 10 Million Baht.
  • Deposit the funds, in a Fixed Deposit Account in a Thai Bank.

Foreign investors looking to apply for the Investment Visa programme, are permitted to invest in a combination of assets at their discretion.

As an example an investor can buy 2 condo units at 5 MB each or alternatively a 4 MB condo and deposit the remaining 6 MB in a Fixed Deposit Account; just as long as the minimum investment requirement of 10 MB is fulfilled.

It is important for potential investors to note:

  • Thai Investment Visas do not allow foreigners to work in Thailand.
  • Applicants must already hold a Non-Immigrant Visa.
  • Investments can only be made in new builds directly from a developer.

The entry-level of 10 MB minimum investment and other requirements stated above, unfortunately severely limits eligibility and benefits of applying to the investment programme.

The biggest benefits of applying and obtaining a Visa of this category:

  • Holders of Thai Investment Visas are granted a one-year visa that can be renewed on an annual basis.
  • The immediate family of the investors (I.e. Spouse and Children) are eligible to apply for the visa.

Who should apply?

The Thai Investment Visa is mostly aimed at boosting the Thai economy and would be appealing to a relatively restricted field of potential applicants.

This Thai Investment Visa category, is aimed squarely at wealthy middle-aged individuals, looking to enjoy the relaxed and idyllic Thai lifestyle without the hassle of short-term visa runs.


Enjoying the perks of Thailand’s lifestyle and avoiding visa runs (If you can afford it)!


It is important to note that Thailand offers a wide range of visa options from Non-Immigrant B Visa for working professionals to Retirement Visas for individuals over the age of 50. Therefore it is always recommended to consult with a lawyer to understand your residency options!

Are you looking for a Bangkok property investment?
You are welcome to browse our extensive selection of resale properties and our collection of new projects!

14 thoughts on “Thailand Investment Visa: Can you buy a condo and get a long-term visa?

    • Fresh Editorial says:

      Hi Romelyn,

      Thank you for your comment.
      Unfortunately, it would really be best to consult with a qualified Thai law firm.

      Fresh Property Team

    • Fresh Editorial says:

      Hi Muhammed,

      Our understanding is that to start a business you would need to apply for a different Visa (Non-Immigrant B).
      However, perhaps it would be best for you to consult with a Law Firm.

      Fresh Property Editorial

    • Damon Phillips says:

      Once the Elite visa runs out of date, thats it, depending on which one you opted for, eg; 5, 10, 15 or 20 year Elite visa options. You have to pay for another one once it ends. If you want to continue living in Thailand permanently without 90 day reports or visa runs. So look at the different “price options” of the Elite visa length of years. Eg; you pay for a 5 year Elite visa (cheapest option) once it runs out, thats it ended. You have to pay for another Elite visa, or apply and pay for a different type of visa when it ends. The “investment visa” you “do not” have to “pay” for a new one.. you simply “renew” it every year, provided you’ve still got investments of 10 million Baht (or above) in property, government bonds, or a Thai fixed savings bank account, etc.. So it “does” make sense for those who want to live in Thailand permenantly. You can not work on the investment visa. But as an example, if you have 10 million Baht, nothing stops you from say, buying 3 properties, eg; 2 condo’s at 3 million Baht each.. ( = 6 million ) and renting them out for a rental income. Leaving you with 4 million Baht left over, to purchase and live in your own property. With 2 rental incomes. It does not matter about the cost of the “new build” property or the amount of properties you own. As long as it is not below the 10 million Baht.

  1. Hi there, can you get it if you’re on a tourist visa or visa exemption ? And do you need to leave the country to get it? Thanks

  2. Hello.
    I have two questions.

    Can 10 million baht be converted from foreign currency outside of Thailand into Thai baht, or is it okay if the baht is originally in Thailand?

    I heard that I need a non-Immigrant visa to get an Investment Visa, but do I need another non-Immigrant visa to renew my investor visa?

    • The money has to be transferred from outside Thailand (e.g. from Japan) and be converted only by your bank in Thailand. They do not accept money that you have earned or received otherwise in Thailand.

      If you apply for this visa the immigration in Chaengwattana will give you first some other 90-day non-immigrant visa, after that you will receive the one year 10 mio visa. To renew that visa you just need to show them the same documents again (I.e. condo SPA, money transfer receipts etc.).

      • I have a tourist visa and I’m in Thailand now. can I start from here or I have to leave the country and come back with a non-B visa?

        • Fresh Editorial says:

          Hey Sam, thanks for your question we are a property agency.
          We would advise you to contact an Immigration Lawyer or Immigration Agent.

    • I do know that for a property (apartment/condo only) to be registered under your name, the funds must be remitted from overseas in a foreign currency directly into the seller’s Thai bank account.

  3. Andrew Jeffery says:

    Hi, I believe. certain condos have to be passed by the Board of investment.
    Q. How does the tax work on these rental properties if you have no work permit?

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