Official Long-Term Stay Program Through Real Estate Investment Launched in October 2025
On October 1, 2025, the Thailand Immigration Bureau enacted orders No. 237/2568 and No. 238/2568, which for the first time formalized the mechanism for obtaining a long-term visa through the purchase of real estate worth 3,000,000 baht or more. Until that moment, there was no direct connection between property acquisition and the right to stay in the country. The first permits under the new rules began to be issued in March 2026, and by mid-year the program was operating at full capacity.
The scheme is designed for foreigners ready to invest in a condominium, long-term rental, or land ownership rights for an amount of at least 3 million baht. The visa belongs to the Non-Immigrant B category and does not grant the right to work or conduct commercial activities. It is intended exclusively for private residence and is renewed annually while maintaining ownership rights to the property.
Three Investment Routes: Condominium, Rental, and Ownership Rights
The Ministry of Tourism and Sports of Thailand, which oversees the program through authorized operators, has approved three ways of registering property to obtain a visa. The first and most straightforward is purchasing an apartment in a condominium in full ownership. The second is long-term rental of a house or villa with contract registration at the Land Department for a period of at least three years. The third is registering land ownership rights for a period of at least three years with payments from 3 million baht.
As of mid-2026, the practice of immigration offices regarding the second and third routes remains inconsistent. Some offices accept documents for rental and ownership rights without problems, while others require additional confirmations or reject applications. Purchasing a condominium in full ownership remains the only route that works consistently throughout the country.
Property Requirements
To participate in the program, an apartment must meet several criteria. The cost of one property must be at least 3 million baht. Multiple properties cheaper than this amount cannot be combined. The purchase and sale transaction must be registered with the Land Department no earlier than October 1, 2025. Construction must be completed, the property registered and transferred to the buyer.
The seller can only be a Thai individual or a Thai legal entity with foreign participation of no more than 49%. One property serves as the basis for application by only one main applicant. The foreign quota in the condominium must be available at the time of transaction registration.
Application Procedure: Certification Letter and Two-Stage Registration
Documents cannot be submitted directly to the immigration bureau. First, you need to obtain a certification letter from the Ministry of Tourism and Sports through an accredited long-term stay operator. The operator checks the document package and confirms that the investment meets the official program criteria. This stage takes 7 to 10 business days.
After receiving the letter, the applicant personally contacts the Immigration Service and receives a temporary residence permit for 90 days. In Bangkok, such a stamp is usually issued on the day of application. Then, no later than the 70th day, documents must be submitted to extend the status for 12 months. The annual permit is renewed annually provided ownership rights to the property are maintained.
Documents for Application
To obtain a certification letter, you will need a purchase and sale agreement registered with the Land Department, a Chanote title deed, a blue receipt from the Land Department dated no earlier than October 1, 2025, an FET form from a Thai bank confirming the transfer of funds from abroad, and a copy of the applicant's passport.
After checking the package, the operator transfers the documents to the Ministry of Tourism and Sports. If everything is in order, the letter is prepared within 7-10 business days. With this letter, the applicant goes to the immigration bureau and submits an application for a temporary permit. After 70 days, they return for a one-year extension.
Projects in Pattaya Participating in the Program: From 3.3 to 3.6 Million Baht
Several projects in Pattaya participate, with apartment prices starting from the 3 million baht threshold. Once Pattaya on Naklua is a 32-story high-rise next to Terminal 21 shopping center. Developer Honour Group completed the project in March 2023. Studios from 28 m² are available on the secondary market starting at 3.46 million baht. Apartments were delivered furnished, a 5-star Hilton hotel operates on the premises, with shops and beauty salons occupying the first five floors.
Copacabana Coral Reef Pattaya is a new 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 units of 35-46 m² start at 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.
Aeras Condo Pattaya consists of two buildings on the first line of Jomtien, completed in 2017. On the secondary market, 26.5 m² studios with sea views are sold from 3.3 million baht, 46 m² one-bedroom units from 5 million baht. The advantage of a completed property is that you can immediately register ownership at the Land Office and submit documents for a visa without waiting for construction to finish.
Comparison of Investment Routes
| Route | Minimum Amount | Status as of Mid-2026 |
|---|---|---|
| Condominium in full ownership | 3,000,000 baht | Active, works consistently throughout the country |
| Long-term rental with registration | 3,000,000 baht for 3 years | Specified in orders, acceptance practice is inconsistent |
| Land ownership rights | 3,000,000 baht for 3 years | Specified in orders, acceptance practice is inconsistent |
Program Limitations: No Right to Work and Path to Permanent Residency
The Non-Immigrant B visa based on investment does not grant the right to work or conduct commercial activities in Thailand. It is intended exclusively for private residence. The program does not lead to obtaining permanent residence or citizenship. Status is renewed annually provided ownership rights to a property meeting the criteria are maintained.
When selling an apartment, the right to visa extension is lost. If the owner wants to maintain status, they need to purchase another property worth at least 3 million baht and go through the certification procedure again through an authorized operator. The program does not provide for automatic transfer of status from one property to another.
Comparison with Thailand Elite: Cost and Conditions
Before the program's launch in October 2025, the only way to obtain a long-term visa without work or marriage to a Thai citizen was the Thailand Elite program. After 2022, its cost increased to 900 thousand baht for 5 years. Purchasing three condominiums at 3.3 million baht each provides not only a 10-year visa but also a diversified portfolio with rental potential.
Studios in Jomtien rent for 8-12 thousand baht per month for long-term stays, 25-35 thousand baht for tourists in high season. Annual yield of 4-6% covers operating expenses. The Thailand Elite program does not involve owning assets, only a non-refundable membership fee.
Legal Risks: Developer Verification and Title Clarity
Purchasing real estate to participate in the program requires thorough verification of transaction clarity. You need to ensure that the developer has a building permit, the land is registered under a Chanote Nor Sor 4 document, and the foreign quota in the condominium is still available. Work only with licensed agencies that accompany the transaction until registration at the Land Office.
Developer verification includes analyzing the company's financial condition, history of completed projects, and presence of legal disputes. If the developer goes bankrupt before property delivery, the buyer risks losing money and not obtaining ownership rights. Saving on legal support can result in losing the quota or registration refusal.
FET Form and Confirmation of Funds Transfer
To participate in the program, you need to confirm that the money for the purchase was transferred from abroad. A Thai bank issues an FET form after converting currency to baht. The form must contain an amount of at least 3 million baht and a transfer date no earlier than the date of signing the purchase and sale agreement. Without the FET form, a certification letter from the Ministry of Tourism and Sports will not be issued.
If money was transferred in parts, all FET forms must be collected and provided to the operator along with the contract. The total amount of all transfers must cover the property cost. If part of the payment was made in cash or through a Thai account, that amount will not be counted for program purposes.
What This Means for Buyers in Pattaya
For Russian-speaking buyers in Pattaya, the program opens a new legalization channel without the need to purchase an expensive Thailand Elite visa. Three condominiums at 3.3 million baht each in Jomtien or Naklua provide a 10-year visa and an asset portfolio with rental potential. An annual yield of 4-6% covers operating expenses and provides passive income.
Before purchasing, verify the participation of a specific project in the program. Not all developers in Pattaya are Thailand Longstay partners. Ask the agent if the developer is ready to issue a certification letter. Check the availability of the foreign quota in the selected unit. Make sure the land is registered under a Chanote Nor Sor 4 document and the developer has a building permit.
Work only with licensed agencies that accompany the transaction until registration at the Land Office. Saving on legal support can result in losing the quota or registration refusal. The program has been operating since October 2025, and the practice of immigration offices regarding rental and ownership rights is still inconsistent. Purchasing a condominium in full ownership remains the only route that works consistently throughout the country.
Program Prospects and Changes in 2026
As of mid-2026, the program is operating at full capacity. Immigration offices in Bangkok, Pattaya, Phuket, and Chiang Mai accept applications and issue residence permits. The Ministry of Tourism and Sports continues to accredit new operators and expand the list of participating projects.
In July 2026, the Thailand Longstay operator updated the program criteria and confirmed three ways of registering property. The practice of accepting documents for rental and ownership rights remains inconsistent, but the number of approved applications is growing. Purchasing a condominium in full ownership remains the most reliable route for obtaining a visa.
