New Sales Format: Real Estate Plus Visa Support
Since October 2025, Thailand's Immigration Bureau has launched a long-term stay mechanism for property buyers purchasing from 3 million baht. Developers quickly turned this into a marketing tool: condominiums are now sold not simply as housing, but as a package with visa support, priority airport service, and assistance at immigration offices. The first partner of the Thailand Longstay program was Sansiri, which owns RHEA by Sansiri projects in Phuket, and properties in Chiang Mai and Pattaya. By mid-2026, the scheme is operational but requires understanding of legal nuances and actual costs.
Immigration Bureau Orders No. 237/2568 and No. 238/2568 came into force on October 1, 2025. They formalize what could previously only be guessed: purchasing a condominium from 3 million baht gives the right to apply for a one-year extension of Non-Immigrant B status. The first permits under the new rules began to be issued from March to April 2026. The scheme is two-stage: first, a 90-day stay permit is issued, then you need to apply for a one-year extension-no later than the 70th day.
Three Ways to Register Property for a Visa
According to updated operator criteria published in July 2026, three ways to register property so that it becomes grounds for applying for an investment visa have been confirmed. The first and most straightforward is purchasing an apartment in full ownership, freehold. The apartment is registered in the name of the foreign buyer and registered at the Land Department. The property must cost from 3 million baht; the value of several properties cheaper than this amount cannot be combined. The purchase and sale agreement and the blue Land Department receipt must be issued on October 1, 2025 or later. Construction must be completed, the property registered. The seller must be a Thai individual or a Thai legal entity with foreign participation not exceeding 49%.
The second method is purchasing in leasehold, long-term rental. The third is registered right to use property Sap-Ing-Sith. Both options are specified in the orders, but acceptance practice is inconsistent. Leasehold requires registration for a period of at least three years with payments from 3 million baht. Sap-Ing-Sith operates under the same rules. Freehold remains the main working route as of mid-2026.
How the Scheme Works Through an Accredited Operator
You cannot submit documents directly to immigration. First, you need to pass verification through an accredited long-term stay operator, who confirms compliance with criteria and issues a certificate through the Ministry of Tourism and Sports. This stage takes 7 to 10 business days. Only after receiving the certification letter can you schedule an appointment at the immigration office.
A buyer purchases a 28 m² studio in the Once Pattaya project for 3.6 million baht. Money is transferred from a Russian bank in US dollars, the Thai bank converts it to baht and issues an FET form. The developer registers the sale in the buyer's name, the seller is the Thai company Honour Group. After registration at the Land Office, the buyer receives a Chanot and applies to Thailand Longstay for a certification letter. With the letter, they submit a visa application at the immigration office.
Projects in Pattaya with Package Offers
Projects in Pattaya participate in Central Pattaya, Jomtien, and Wongamat areas. Prices start from 1.8 million baht for 28-30 m² studios in projects like Diamond Suites Resort or Laguna Beach Resort 3 Maldives. One-bedroom apartments of 34-35 m² cost from 2.5 million baht, two-bedroom 51-60 m² - from 3.5 million baht. Only properties worth from 3 million baht are eligible for the program, so studio buyers will have to pay extra for a furniture package or choose more expensive options.
Once Pattaya Condominium is a 32-story high-rise in the Naklua area, near Terminal 21 shopping center. Developer Honour Group offered an elite 20-year visa for 600,000 baht instead of the standard 2 million baht when purchasing an apartment. The project was completed in March 2023; now studios from 28 m² are available on the secondary market priced from 3.46 million baht. Apartments were delivered furnished, a 5-star Hilton hotel operates on the premises, with the first five floors occupied by shops, beauty salons, and spas.
Copacabana Coral Reef Pattaya is a project by developer SK Patana on Jomtien Second Road, between the beach and Rompho market. A 56-story tower with 1,872 apartments. Studios from 27 m² start at 3.58 million baht, one-bedroom 35-46 m² - from 4.2 million baht. Completion is scheduled for the fourth quarter of 2029, with interest-free installments during construction. About 50% of units have frontal sea views, the rest overlook the city and pool. Infrastructure includes an infinity pool on the 51st floor with a transparent bottom, cascade pools on the 6th floor, a 900 m² fitness center, sauna, and children's water park.
Aeras Condo Pattaya consists of two beachfront buildings, completed in 2017. On the secondary market, 26.5 m² studios with sea views sell from 3.3 million baht, 46 m² one-bedroom - from 5 million baht. The advantage of a completed property is the ability to immediately register ownership at the Land Office and submit visa documents without waiting for construction to finish. The foreign quota is still available in several units.
Program Risks and Limitations
The program has strict limitations. It does not grant work rights, does not lead to permanent residence, and completely depends on maintaining property ownership: if the property is sold, the status is revoked. Each apartment grants the right to only one visa-you cannot combine multiple properties to reach the required amount.
The first risk is the Foreign Quota. Thai law allows foreigners to own a maximum of 49% of condominium area. If the quota is exhausted, you can only buy through a Thai company, which does not count for the visa, or in the name of a Thai spouse. Before paying a deposit, demand written confirmation from the developer of quota availability.
Comparison with Thailand Elite and Real Yield
For Russian-speaking investors, a visa through real estate is a real alternative to Thailand Elite, which after 2022 increased to 900,000 baht for 5 years. A condo for 3.3 million baht provides not only a one-year visa with renewal possibility but also an asset with rental potential. Studios in Jomtien rent for 8-12,000 baht per month long-term, 25-35,000 baht to tourists in high season. Annual yield of 4-6% covers operational expenses.
| Parameter | Thailand Elite (5 years) | 3 million baht condo + visa |
|---|---|---|
| Entry cost | 900,000 baht | 3,000,000 baht |
| First permit term | 5 years | 1 year (annual renewal) |
| Work rights | No | No |
| Investment return | No | Yes (sale or rental) |
| Yield | 0% | 4-6% annually |
| Asset dependency | No | Yes (sale = visa loss) |
Visa Package Overpayment: Real Case
In spring 2024, a buyer purchased a 28 m² studio in a new project on Pratumnak for 4.2 million baht. The developer positioned the property as an investment with visa rights-a purchase from 3 million baht automatically opens the path to 10-year residency. Nine months later, the owner discovered: similar studios in neighboring projects sell for 3.31 million baht, and the promised visa requires not just a purchase but a complex combination of documents that the developer didn't mention. The actual overpayment was 890,000 baht-almost 27% of market price.
Average market price of 28 m² studios in Pratumnak area as of mid-2026:
- Project A (completion 2026): 3.31 million baht
- Project B (completion 2025): 3.45 million baht
- Project C (completed property): 3.68 million baht
Average market price: 3.48 million baht. The buyer paid 4.2 million-an overpayment of 720,000 baht just for the visa package, which doesn't guarantee automatic approval.
Legal Verification Before Purchase
Purchase requires triple verification of transaction integrity: developer verification, construction permits EIA, land title cleanliness-Chanot Nor Sor 4. Work only with licensed agencies that accompany the transaction until Land Office registration. Saving on a lawyer can result in quota loss or registration denial.
Before paying a deposit, verify the specific project's participation in the program. Not all developers in Pattaya participate. Check with the agent whether the project has a partnership with Thailand Longstay and whether the developer is ready to issue a certification letter. Without this letter, it's impossible to submit a visa application.
What This Means for Buyers in Pattaya
For buyers in Pattaya, the program opens a new legalization channel but requires caution. Prices for studios from 3 million baht in Pattaya are higher than in Jomtien or Naklua, where similar properties cost 2.8-3.2 million baht. If the goal is only a visa, it's more profitable to look for completed properties on the secondary market with confirmed foreign quota. If the goal is an investment with yield, look at projects under construction with interest-free installments.
Pattaya remains a more accessible market than Phuket or Samui, where similar studios with visa packages cost from 4.5 million baht. The Jomtien area offers the best price-quality ratio: proximity to the beach, developed infrastructure, stable rental demand. Studios of 28-30 m² here rent for 10-12,000 baht per month long-term, providing annual yield of about 4%.
Pay attention to operational expenses. Annual utility fees in Pattaya condominiums are 30-50 baht per m², plus a sinking fund of 500-700 baht per m² one-time. For a 28 m² studio, this is 840-1,400 baht per month plus a one-time payment of 14,000-19,600 baht. Factor these costs into yield calculations.
Visa status through real estate does not replace a work visa. If you plan to work remotely for foreign companies, this status is suitable. If you plan to open a business in Thailand, you need a separate category B work visa with work permit. Status through real estate does not grant the right to hire employees or register a company in your name.
Conclusions
The visa support program for real estate purchases from 3 million baht has been operational since October 2025. It does not grant automatic residence, but simplifies the procedure for obtaining a one-year extension of Non-Immigrant B status. Buyers receive a service package: visa support, fast-track at the airport, priority service at immigration offices. The first permits were issued in March-April 2026.
Purchase requires thorough verification: availability of foreign quota, developer participation in the program, land title cleanliness. Overpayment for visa packages can reach 20-27% of market price. Compare offers, demand written confirmation of program participation, work with licensed agencies. The visa depends on maintaining property ownership-selling the property revokes the status.
