Investment Visa in Thailand: Latest Changes

The rules for obtaining an investment visa in Thailand have changed again. At the same time, the main criterion — the minimum value of the real estate investment — remains unchanged.

Main Requirement: Real Estate Worth at Least THB 3 Million

The minimum real estate investment required to obtain an investment visa remains THB 3 million.

However, another condition has changed significantly.

Only apartment owners who purchased their property from a developer after October 1, 2025 are eligible to apply for the visa.

Previously, the stated ownership registration period was after 2020. Therefore, the number of foreign property owners who may potentially qualify for an investment visa has been significantly reduced.

Leasehold

Changes have also been introduced regarding leasehold arrangements, allowing leasehold to be considered as a possible basis for obtaining an investment visa without requiring the applicant to hold another long-term visa.

The main stated conditions are:

· leasehold agreement value — at least THB 3 million for the entire lease term;

· minimum lease term — 3 years.

At the same time, the practice of applying these rules has not yet been sufficiently established.

Therefore, the possibility of obtaining an investment visa based on a specific leasehold agreement can only be assessed with greater certainty once the first confirmed cases become available.

Sap Ing Sith

Sap Ing Sith may also be used as another possible basis.

This option may apply to an apartment or a plot of land on which a villa is located.

However, Sap Ing Sith is a relatively uncommon instrument in residential real estate, so its practical use for obtaining an investment visa will also need to be assessed based on actual cases.

Change in the Membership Fee

The Membership Fee for program participants has increased from THB 4,000 to THB 6,000.

At the same time, Longstay Club members are entitled to a number of additional benefits.

Benefits for Longstay Club Members

The stated benefits include:

· assistance with passport control at Suvarnabhumi Airport in Bangkok — twice;

· assistance with submitting the 90-day report;

· discounts on services provided by Longstay partner hospitals;

· assistance with obtaining a Thai driving licence based on a foreign driving licence.

The practical application of these benefits remains to be assessed based on actual cases of using the program.

What Is Important to Consider?

An investment visa remains one of the options for long-term residence in Thailand for property owners. However, the requirements concerning the property and the terms of its acquisition must be checked particularly carefully.

For apartment owners, the key change is the restriction on the date of purchase from the developer — after October 1, 2025.

With regard to leasehold and Sap Ing Sith, it is important to consider not only the stated requirements but also how these rules are applied in practice. The first real-life cases will help determine more precisely how the new rules work when applying for the visa.