Thailand Investment Visa 2026: 3 Million Baht Condo Route, 10 Million Baht and LTR

Many foreign buyers ask the same question: if I buy a condo in Pattaya, do I get a visa? The honest answer is that it depends on the route, the price of the property and the current policy of the immigration authorities, which has changed several times in the last two years. This guide explains the three investment-based options that people usually mean by "Thailand investment visa" and where the risks lie.

Important: this is general information, not legal advice. Investment-visa rules are issued as internal orders of the Immigration Bureau and the Board of Investment, are applied differently by different offices and can be paused or amended without long notice. Always confirm the current status with a licensed Thai lawyer or the immigration office before you pay a deposit on a property.

Route 1: the 3 million baht property route

Since 1 October 2025 two Immigration Bureau orders (No. 237/2568 on visa issuance and No. 238/2568 on extensions of stay) allow foreigners who invest in Thai property worth at least 3,000,000 THB to obtain a Non-Immigrant visa and then 1-year extensions of stay. As published, the main points are:

What qualifies: the purchase of a condominium unit worth at least 3,000,000 THB, registered in the applicant's name. Some sources also describe a registered leasehold or a high-value rental agreement (85,000 THB per month or more with a year paid in advance) as qualifying alternatives. Houses and land are not clearly covered.
Timing: the transaction is reported to be counted only if registered on or after 1 October 2025.
Duration: an initial permission followed by extensions of up to one year at a time, renewable while you still hold the property and meet the criteria.
Supporting letter: commentators report that the application needs a letter from the Ministry of Tourism and Sports (or a delegated body) confirming the applicant as a long-stay tourism supporter. This is often the hardest step.
Limits: it is not permanent residence and it does not give permission to work. Families may be able to join as dependants, but the age limits reported by different sources do not match, so ask the office.

Status warning. At the time of writing, reports on this route conflict. One consultancy states that processing was temporarily paused from 1 October 2026, and further immigration orders dated June 2026 (No. 145/2569 and 146/2569) have been referred to by provincial offices, but their content is not publicly clear. Do not buy a condo only because of this visa, and do not sign a purchase contract that depends on it unless a Thai lawyer has confirmed in writing that applications are currently being accepted at the office you will use.

Route 2: the classic 10 million baht investment

The long-standing alternative is to bring at least 10,000,000 THB into Thailand and invest it in qualifying forms: real estate, fixed deposits at Thai banks, government or state-enterprise bonds, or a combination. The investment grants a Non-Immigrant visa with extensions of stay of 1 year at a time, renewable annually while the investment is maintained.

You need proof that the money was transferred from abroad (a Bank of Thailand inward-remittance format).
The investment must be kept in place for as long as you renew the visa.
It is a much larger commitment than Route 1, so it mostly suits buyers who were already planning a significant purchase.

Route 3: the LTR visa (10 years, BOI)

The Long-Term Resident visa is issued through the Board of Investment, and its "Wealthy Global Citizen" category is the one closest to an investment visa. As published by advisers, it requires at least USD 1,000,000 in assets, of which at least USD 500,000 must be in specified Thai investments (such as government bonds, direct investment or property). The visa lasts 10 years in two 5-year blocks and the government fee is about 50,000 THB. The lists of qualifying investments differ between sources and none of them clearly names condominiums, so confirm with the BOI whether a condo purchase counts before relying on it.

Buying the condo itself: what always applies

Whatever visa you are targeting, the property purchase must follow Thai law:

Foreigners can own condominium units freehold only within the 49% foreign quota of the building.
The purchase price must be transferred from abroad in foreign currency, and the bank issues the foreign-exchange transaction form needed at the Land Office. See our guide on transferring money to Thailand for a condo purchase.
Ownership evidence (the title deed in your name) is the document the immigration office will ask for.
Land cannot normally be owned by foreigners; see how to buy land in Thailand as a foreigner.

New development or resale?

Published sources do not say that a new off-plan project and a resale unit are treated differently, but timing matters in practice. A unit bought off-plan from a developer is not registered in your name until the building is completed and transferred, so it cannot be used as ownership evidence in the meantime. A resale or a completed project can be registered quickly. We compare both in new developments vs resale condos in Pattaya.

Visa obligations that apply to every route

The 90-day address report, and the TM30 notification for your residence.
A re-entry permit (1,000 THB single, 3,800 THB multiple) before leaving Thailand during an extension.
The Digital Arrival Card within 72 hours before each arrival.
Possible Thai tax on foreign income brought into Thailand: speak to a tax adviser.

Questions to ask before you buy

Is the immigration office I will use accepting applications under the 3 million baht order today, and can I get that in writing?
Which exact documents will the office require, including the supporting letter?
What happens to my visa if I sell the unit or the building is delayed?
Would I still be happy with this property if the visa were refused?

Final thoughts

A condo in Pattaya can be a good investment and, under the right conditions, can support a long-stay visa, but the visa should be a bonus and not the only reason to buy. Choose the property on its merits (location, developer, price and rental yield), then check the immigration side with a specialist. For the legal and financial risks of the purchase itself, read risks of buying property in Thailand. If you are retired, also see our Thailand retirement visa guide.