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How to Convert a Tourist Visa to an Investment Visa Without Leaving

 You arrived in Thailand on a Tourist Visa (TR) or a Visa Exemption, expecting a short holiday. But then, the magic of the Kingdom took hold. You found a lifestyle you love, a property market brimming with potential, and now, the thought of booking a flight just to do a “visa run” feels like an unnecessary hassle.

The good news? You don’t have to leave.

Many foreigners believe that changing from a tourist status to a long-term resident status requires flying back to their home country. This is a myth. If you meet the right financial criteria—specifically the New Thailand Investment Visa pathways—you can file for a conversion directly at the Immigration Bureau in Bangkok.



In this guide, Sukhothai Inter Law explains how to convert tourist visa to investment visa without stepping foot in an airport, and how a strategic property purchase can unlock your long-term future here.

The “Hidden” Pathway: Changing Visa Status Inside Thailand

Legally, this process is known as “Changing the Type of Visa” (using form TM.86 or TM.87). It allows a foreigner holding a Tourist Visa or Visa Exemption to switch to a Non-Immigrant Visa (Non-Im) without leaving the country.

Once you hold a Non-Immigrant visa, you can then apply for long-term extensions based on investment, business, or retirement.

The Critical “21-Day” Rule

Before we talk about the investment amounts, there is one golden rule you must respect: Time.

To apply for a conversion inside Thailand, you generally must have at least 15 to 21 days remaining on your current admission stamp.

  • If you wait until the last minute, Immigration will reject the application, forcing you to leave the country.

  • Tip: If you have less than 21 days, consult us immediately. We may be able to extend your tourist visa first to create the necessary window for conversion.

The New Investment Criteria: Invest THB 3M, Stay Thailand

For years, the standard “Investment Visa” required a massive 10 Million Baht. While that option still exists, the market is shifting. We are seeing a surge of interest in more accessible options that allow you to Buy Condo & Qualify for Visa.

Many of our clients are now utilizing a smarter, structured approach: Thailand Property Visa THB 3M.

This pathway is ideal because it is accessible to any age with buying condo value 3 million or rental apartment with monthly 85,000 baht. Unlike retirement visas (which require you to be 50+) or standard work visas (which require active employment), this route focuses purely on your financial footprint in Thailand.

How to Qualify

To successfully convert tourist visa to investment visa under this framework, you typically need to prove one of the following:

  1. Property Ownership: Evidence of purchasing a freehold condominium unit with a value of at least 3 Million THB.

  2. High-Value Tenancy: A registered lease agreement for a rental apartment or home with a monthly rent of 85,000 Baht or more.

By presenting this evidence, you demonstrate to Immigration that you are not a “tourist” but a serious investor contributing to the Thai economy. This opens the door to Thailand Visa by Investment.

The Step-by-Step Conversion Process

If you are ready to Invest THB 3M & Stay Long-Term in Thailand, here is how the legal process works on the ground.

Step 1: Financial & Property Verification

Before approaching Immigration, we must verify your investment.

  • For Condo Buyers: We need the Title Deed (Chanote) and the Foreign Exchange Transaction (FET) form proving funds came from abroad.

  • For Renters: We need the lease agreement, signed copies of the landlord’s ID/Title Deed, and proof of tax notification (TM.30).

Step 2: Filing the TM.86

We prepare the application to convert tourist visa to investment visa.

  • TM.86 Form: Used if you currently hold a valid Tourist Visa (TR).

  • TM.87 Form: Used if you entered under the 30/60-day Visa Exemption scheme (no visa sticker).

Step 3: The 90-Day Stamp

Upon approval, Immigration does not give you a full year immediately. They cancel your tourist stamp and issue a Non-Immigrant Visa (90 Days).

  • Cost: The government fee for conversion is 2,000 THB (excluding legal service fees).

Step 4: The One-Year Extension

Towards the end of those 90 days, we use the same property documents to apply for your full one-year extension. This is where the Property Investment Visa really shines—it creates a renewable platform for Long-Term Stay via Investment.

Why Choose the “Visa Through Property Thailand” Route?

Why go through this instead of just getting a retirement visa or an Elite Visa?

  1. Asset Ownership: With the Elite Visa, you pay 900k+ THB to the government and get nothing back but the visa. With the Thailand Property Visa THB 3M route, your money goes into your asset—a condo you can live in or rent out.

  2. No Age Limit: This is the perfect solution for digital nomads, crypto investors, or younger families who are under 50 and cannot use the retirement route.

  3. No Employment Required: You do not need to find a Thai employer. You are sponsoring yourself through your wealth.

Don’t Navigate Immigration Alone

Converting a visa inside Thailand is a delicate legal procedure. One missing document, one incorrect signature from a landlord, or applying one day too late can result in immediate rejection.

At Sukhothai Inter Law, we specialize in this specific conversion. We handle the New Thailand Investment Visa applications daily, ensuring your transition from “Tourist” to “Resident” is seamless.

Ready to stop being a tourist?

Check if your property purchase qualifies you for a visa here: Thailand Property Investor Visa Application

Read what our happy clients say:

We have helped hundreds of expats secure their stay. Read our Google Reviews

Contact Our Visa Team

Bangkok Office:

17 Chan 35, Chan Road, Sathorn, Bangkok 10120

Koh Samui Office:

119/2 Moo 1, T.Bophut, A. Koh Samui, Surathani, 84320

Pattaya Office:

33/35 Moo 11, Soi Kohpai, (Soi 6 Theprasit) T. Nongprue, A. Banglamung, Chonburi, 20150

Phone: +662 212 6866-7

Fax: +662 213 3124

Email: info@sukhothaiinterlaw.com

Whatsapp: +66846764436

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