Foreigners interested in buying or building property in Thailand have several visa options designed to facilitate long-term residence or support real estate investment. However, it’s essential to understand the rules and limitations that apply: foreigners generally cannot directly own land in Thailand, but they can purchase condominium units in their name or secure long-term leases for land. Below is an overview of the primary visa routes that allow or support property investment and ownership in Thailand.
Long-Term Resident (LTR) Visa
The Long-Term Resident (LTR) Visa is designed for foreign nationals who contribute significant financial investment or bring specialised skills to Thailand. Eligible applicants include wealthy global citizens, retirees, professionals, and investors. For investors, the LTR visa typically requires a minimum investment of 10 million baht, which can be made through new-build real estate purchases (limited to condominiums purchased directly from developers), government bonds, or select bank deposits. The visa is valid for up to 10 years and can be renewed. Key benefits include work rights, tax concessions, and the ability to include dependents and spouses in the application. However, investment property under this scheme must be newly built condos, as foreigners are still restricted from buying freehold land or secondhand units.
Thailand Investment Visa
The Thailand Investment Visa is aimed at individuals investing at least 10 million baht in designated asset types such as new-build condominiums, government bonds, or bank deposits. This visa grants residency in Thailand with annual renewals permitted as long as the investment is actively maintained. The property involved must be a new condominium purchased directly from a developer, and funds must be transferred from a foreign account in the buyer’s name straight to the developer. Leasehold land, which can last up to 30 years with possible renewals, is sometimes an option for foreigners seeking to build, rather than buy, property.
Thailand Elite Visa
The Thailand Elite Visa provides a pathway for foreigners who wish to reside in the country for five to twenty years, depending on the chosen package, without the need for property investment. Although not directly linked to real estate, the elite visa is popular among property buyers seeking convenience, premium immigration services, and multiple entry privileges. Membership fees start at approximately 1.5 million baht. While elite visa holders can own condos in their name, they, like other visa holders, cannot own land. This visa is particularly appealing to those who prioritise streamlined immigration processes and a luxury lifestyle.
Non-Immigrant “O” Retirement Visa
The Non-Immigrant “O” Retirement Visa is popular among foreign retirees for long-term stays in Thailand. This visa is available to individuals aged 50 or above who do not intend to work in the country. The initial step is to apply for a 90-day Non-Immigrant O Visa, after which eligible applicants can convert it to a one-year retirement extension from within Thailand. Key requirements include a passport valid for at least six months, proof of accommodation in Thailand, and evidence of financial means, typically a Thai bank statement showing at least THB 800,000 deposited for at least two months before application, or proof of a monthly income of at least THB 65,000, or a yearly combination of income and savings equaling at least THB 800,000. Some embassies also require health insurance covering the duration of stay. Holders of this visa are not allowed to engage in any form of employment but may own condominiums in their name and enter leasehold agreements for building property, provided they comply with Thai property laws.
Non-Immigrant “O” Marriage Visa
The Non-Immigrant “O” Marriage Visa is designed for foreigners who are legally married to Thai nationals. This visa permits a one-year renewable stay in Thailand as long as financial and marital conditions are consistently met. Applicants must first secure a 90-day Non-Immigrant O visa from a Thai Embassy or Consulate before converting it to a one-year extension inside Thailand. Required documents include a legalised Thai marriage certificate, proof of accommodation, a copy of the Thai spouse’s ID and house registration, and photos of the couple together at their residence. Financial criteria are either a Thai bank account with at least THB 400,000 deposited for two months before application or a monthly income of THB 40,000 confirmed by an official bank statement or embassy letter. Each renewal requires proof that funds remained in the account for at least three months before application. Holders of the marriage visa must report their address to immigration every 90 days, and re-entry permits are needed for travel outside Thailand during the visa period. Divorce revokes this visa, but it allows the foreign spouse to work in Thailand with the appropriate work permit attached.
Business or Investor Visa (Non-Immigrant “B”)
The Business or Investor Visa (Non-Immigrant “B”) is suited for those intending to conduct business, work, or invest in Thailand. The basic Non-Immigrant B visa can be issued for 90 days (single-entry) or a year (multiple-entry), after which extensions are possible. To apply, candidates need to provide a passport valid for at least six months, evidence of adequate finances (at least THB 20,000 per person), a letter detailing employment or business intent in Thailand from their employer or business partner, business registration and corporate tax documents, and, often, a formal invitation from the Thai business entity. For those investing in Thai companies, property developments, or starting businesses, the visa process may differ slightly depending on investment amount and business activity, so legal consultation is advised. The Non-Immigrant B visa can also serve as a platform for property purchases, but like other visas, it does not confer land ownership rights, only the possibility to buy condos or enter legal lease agreements. For work-related categories, securing a Thai work permit is linked to this visa, and family members can often be included under supporting visas.
For foreigners aiming to build a house in Thailand, the most common method is via Company Ownership or Leasehold Agreements. Foreigners may establish a Thai majority-owned company to hold the land deed or, more frequently, enter into a long-term lease (traditionally up to 30 years) with the Thai landowner. In leasehold situations, a foreigner can register ownership of any structure built on the land in their name. Recent government proposals (2025) suggest extending lease terms for foreign investors up to 99 years with potential visa incentives, but these changes remain pending legislative approval.
These visa categories do not automatically grant permanent residency or confer rights to own land outright, but they do create legal pathways for long-term stays and property investment in Thailand, particularly for those looking to purchase condominiums or secure leases for building homes. Always consult up-to-date legal and immigration advice, as requirements can change and additional documentation may be needed depending on personal circumstances, nationality, and evolving Thai immigration regulations.
