3 million baht visa thailand update, invest THB 3M stay Thailand, Long-Term Stay via Investment, Property Investment Visa, Thailand Property Visa THB 3M, Thailand Visa by Investment, Visa Through Property Thailand
For years, the “Golden Rule” of Thai immigration for property investors was simple but steep: Invest 10 Million Baht, get a visa. For many, that threshold was just too high, leaving smaller investors asking, “Is there an option for me?”
As we step into 2026, the landscape has shifted. Rumors and regulatory updates have been flying around about a more accessible entry point—specifically, the Thailand Property Visa THB 3M option.
Can you really Invest THB 3M, Stay Thailand? Is it possible for a foreigner of any age with buying condo value 3 million or rental apartment with monthly 85,000 baht to secure long-term residency?
The short answer is: Yes, but the structure matters.
At Sukhothai Inter Law, we specialize in navigating the complex intersections of Thai Property Law and Immigration Law. Today, we are breaking down the 3 million baht visa thailand update for 2026 and how you can leverage your property purchase for a life in paradise.
The New Thailand Investment Visa Landscape
Thailand recognizes that to compete globally, it needs to attract not just ultra-wealthy tycoons, but also the upper-middle-class investor, the digital nomad family, and the early retiree.
The New Thailand Investment Visa framework has evolved to offer more flexibility. Unlike the rigid old systems, the 2026 regulations are opening pathways for those looking to Buy Condo & Qualify for Visa at a more accessible price point.
Who Is This For?
This Property Investment Visa route is designed for:
Aspiring Expats: Who want to own a home and live in it.
Investors: Seeking high rental yields in places like Phuket or Koh Samui while securing a “Plan B” residency.
Retirees (Under 50): Who don’t meet the age requirement for the standard retirement visa but have capital to invest.
The Core Requirements: How to Invest THB 3M & Stay Long-Term in Thailand
To qualify for a Visa Through Property Thailand, strict adherence to the financial definition is required. It is not enough to simply buy a property; the investment must be structured correctly to satisfy Immigration and Board of Investment (BOI) standards.
1. The Asset Value
The pivotal update for 2026 involves the valuation. The framework effectively allows eligibility for any age with buying condo value 3 million or rental apartment with monthly 85,000 baht.
Freehold Condominiums: Purchasing a condo unit in your own name (Foreign Quota) with a value exceeding THB 3,000,000.
Registered Leasehold: Long-term lease agreements (30 years) on villas or condos can also apply, provided the lease is officially registered at the Land Department and meets the investment threshold.
2. The Transfer of Funds
As we discussed in our previous guide about the FET form, the funds must come from overseas. You cannot use Thai Baht earned locally to purchase the asset if you intend to apply for the Thailand Visa by Investment. The audit trail must show foreign capital entering the Kingdom.
3. Legal Ownership
The title deed (Chanote) must be clean and free of mortgage encumbrances for the easiest approval path. If you are financing the property, the equity portion must meet the Thailand Property Visa THB 3M threshold.
Why “Correct Structuring” is Everything
Here is where many DIY applicants fail. They walk into a developer’s office, buy a 3 Million Baht condo, and then march to Immigration expecting a visa stamp.
It doesn’t work that way.
To Invest THB 3M & Stay Long-Term in Thailand, the application must often be routed through specific channels—sometimes involving the LTR (Long-Term Resident) office or specific business investment corridors depending on your profile.
Property investment visa for foreign buyers requires a “stack” of evidence:
Proof of Investment: Official Land Department sale agreements.
Proof of Foreign Transfer: FET Forms.
Clean Criminal Record: From your home country.
Health Insurance: Meeting the minimum coverage requirements.
If your property is under a company name or a leasehold structure, the legal paperwork becomes even more critical. A single error in the corporate registration or the lease addendum can disqualify the asset from visa eligibility.
Rent vs. Buy: The “85,000 Baht” Clause
The 2026 update includes an interesting provision for those who are not ready to buy yet. The criteria mentions eligibility for those renting an apartment with a monthly rental of 85,000 baht.
This is typically linked to the Long-Term Stay via Investment tracks for professionals. It acknowledges that high-net-worth individuals contributing to the economy through high-end consumption (luxury rent) are desirable residents. This creates a pathway for those testing the waters before committing to a purchase.
Your Roadmap to a Visa
If you are ready to Buy Condo & Qualify for Visa, here is your action plan with Sukhothai Inter Law:
Consultation: We review your budget and visa goals. We determine if you fit the 3 million baht visa thailand update criteria or if another track (like LTR or Elite) is better.
Property Search: We help you find a qualifying property in Bangkok, Pattaya, or Koh Samui.
Due Diligence: We verify the title deed and ensure the developer is reputable.
Purchase & Transfer: We handle the FET form and Land Department transfer.
Visa Application: We compile your portfolio and submit the application to Immigration.
Conclusion: Is it Viable?
Yes. The Thailand Visa by Investment at the 3 Million Baht level is viable in 2026, but it is not automatic. It requires a legal strategy.
Don’t leave your residency to chance. Whether you are looking for a New Thailand Investment Visa for property buyers or need help structuring a leasehold deal, our team is here to guide you.
Qualify via THB 3M freehold or registered leasehold. Lawyer-led visa support is just a click away.
👉 Check Your Eligibility Now: Apply for Thailand Property Investor Visa
Have we helped you understand the new rules?
Real feedback helps us help others. Please leave us a review: Review Sukhothai Inter Law on Google
Contact Us for a Visa Assessment
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
Email: info@sukhothaiinterlaw.com
Whatsapp: +66846764436
Comments
Post a Comment