Can you get a Thailand visa by buying real estate from 3 million ฿? Yes, such a legal procedure exists, but the purchase itself does not guarantee approval. We analyze which Freehold and Leasehold contract properties are suitable, how the process works, what documents and expenses will be required, and why the legal structure of the deal is more important than the developer's name.
Since the beginning of 2026, we regularly receive the same question: "Does this really work or is it just developer marketing?"
Let's analyze it step by step, based on current immigration orders, without rumors and without promises of "golden visas".
Yes, a legal basis exists.
Since October 1, 2568 BE (2025), the following are in effect:
Immigration Bureau Order No. 237/2568 and No. 238/2568
These orders regulate:
initial status provision
annual renewal of stay
on the basis of investment, including in real estate.
This is not a European "golden visa," but a strictly regulated immigration procedure with documentary confirmation of the source of investments and registration of rights.
Within the framework of current orders, three scenarios are used.
property value - from 3,000,000 ฿ (7.8 million ₽)
the property must be registered in the Land Department
ownership is registered to a foreigner
the foreign quota of 49% is observed under the Condominium Act
This is the most clear and legally transparent path.
Cost of property under contract from 3,060,000 ฿
The Leasehold agreement must be registered in the Land Department (the presence of Chanot is mandatory)
- Rental cost per person from 85,000 ฿
- The landlord must be Thai (if you rent an apartment from a foreigner, obtaining a visa is not provided).
- To obtain a visa for 3 months - confirmation of payment for a 3-month period is sufficient. Such payment can be confirmed by bank transfer to the account of the owner - Thai.
- When renewing the visa for 12 months, payment must also be made in advance for the entire period. If you have a rent of 85,000 ฿ *12, then a payment of 1.02 million ฿ must be made (confirmation also by bank check).
- All payments must be made to the person - the owner of the property, who is listed in the Chanot.
This path will require additional documents, but will suit people who do not have their own property but live long-term.
Family members can be added to the main applicant in all three options. They do not require a separate investment, but registration and service fees in the same amount as for the main visa recipient.
The period of stay of family members is tied to the renewal period of the main applicant at the first submission for 3 months, then all renewals for 12 months, subsequent year applications are made 2 weeks before the old visa expires.
The system is two-stage:
Stage 1
Status is granted based on Order No. 237/2568
This refers to the initial period of stay - 90 days.
Stage 2
Annual renewal based on Order No. 238/2568
In practice:
first, the status is issued (90 days)
then - renewal for 12 months
All foreign documents must be: translated into Thai, certified by a translator accredited by the Department of Consular Affairs. All original documents are presented at the Immigration Office on the day the visa is submitted.
Yes.
Status change and renewal are carried out through immigration offices within the country.
Holders of tourist visas (entry by stamp) 30 / 60 / 90 days must have a minimum of 20 days in their passport until the end of current stay.
Holders of Non-B visa are required to notify of status change at least 30 days in advance
Personal:
Questionnaire / operator forms (membership + visa support), 4×6 photo, photo of applicant at the building, inside the property, at the door with property number, passport copies
For Freehold:
purchase and sale agreement
registration of ownership right at Land Office
confirmation of payment from 3 million baht
map/diagram of the property
For Leasehold:
registered agreement at Land Office for a period ≥3 years
confirmation of payment
The key element in all scenarios is documented investment and its registration.
Official program fees (paid to authorized operator)
Program participation: 4,000 ฿ (one-time)
Service fee: 27,000 ฿ (once a year for each 12-month cycle). Total 31,000 ฿ (80.6 thousand ₽) when submitting documents independently.
Issuance of annual investor visa is also offered by legal offices in Phuket for 40,000 ฿
1. Collection and submission of documents for review
2. Document review, application approval (7 business days)
3. Schedule for visa submission
4. Submission of documents in person by the applicant to immigration service for 90-day visa
5. Applicants with a tourist visa or visa-free entry must have a minimum of 20 days remaining before the expiration of their stay in the country.
6. First, initial permission/stamp is issued for 90 days, then - visa renewal for 12 months
There is no public statistics on the number of visas issued under this scheme yet.
This means that the mechanism exists legally, but the practice is still being formed.
Yes.
After receiving the initial stamp for 3 months at the immigration office, it is necessary to get a single Re-entry (1,000 ฿ ) and legally exit the country. But before renewing for a year, you must definitely return. It is issued at the immigration office inside Thailand in advance (a couple of weeks before departure) or on the day of departure at the airport at a special counter.
If you have a 12-month visa, you can get a Multiple Re-Entry (3,800 ฿ ) and you can travel multiple times. Registration only at the immigration office. If departure is planned only once during the year, you can get a new single Re-entry.
Yes.
Large Thai developers are already publicly promoting the investment format as a possible visa trajectory.
For example, Sansiri officially informs clients about the application of current immigration orders as part of investment projects.
This indicates that the market perceives the mechanism as working, not as a rumor.
Orders are valid throughout Thailand.
But it is logical to expect that the mechanism is being implemented faster and more actively in tourist hubs:
Phuket
Pattaya
Chiang Mai
Bangkok
That is where it is concentrated:
investment projects
foreign buyers
long-stay infrastructure
If the goal is real estate + visa perspective, the algorithm should be as follows:
1. Verification of legal clarity of the property
2. Registration of ownership or leasehold
3. Confirmation of payment
4. Preparation of a complete package of documents for immigration
5. Submission through the correct legal track
clear registration
transparent payments
correct documentation
transaction support
In investment submission, the quality of the legal package is key, not the brand.
And large developers are most often able to provide this level of transparency.
Yes, a legal basis for a visa when investing from 3 million ฿ exists.
But this is not an "automatic visa for purchase," but a strictly regulated immigration procedure. And if you follow this path with the right developer and competent support, everything will be fine.
Yes. Foreigners can purchase condos as Freehold subject to quota, and also use long-term leasehold structures. We advise on transaction structure for both primary and secondary markets.
Off-plan often allows entry at an earlier price with installment plans. The resale market offers a ready property with clear ownership history.
Phuket combines developed infrastructure, international schools, private hospitals, and high service levels. We help select areas and projects that fit your family's lifestyle.
In most cases, yes. We support clients outside Thailand and arrange the remote purchase process.
Yes. We advise on management, rental, and possible resale of your property.
Yes, through separate rights: the villa is registered as Freehold, full ownership, while the land under it is taken on a long-term lease for 90 years. This is the most common and effective method for foreigners in Phuket, and we arrange it for most of the villas we select for clients.
