# Thailand investment visa: the THB 10 million route explained

Source: https://www.thailandpropertyinvestor.com/visas/investment-visa
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

## The short answer

Thailand's investment visa is a one-year extension of stay, not a residence programme. Under Immigration Bureau Order 238/2568, in force since 1 October 2025, a Non-Immigrant visa holder who brings at least THB 10 million into Thailand and holds it in a condominium (bought, or leased for three years or more), government bonds or a fixed deposit at a Thai-majority bank may stay for up to a year at a time. It is narrow and carries no right to work. Most buyers at this level are better served by the LTR visa.

## Key points

- The investment route is an annual extension of stay granted by Immigration, not a long-term visa.
- The main limb requires THB 10 million remitted from abroad and held in a condominium, bonds, a fixed deposit or a mix.
- Only condominiums count as property under the THB 10 million limb: a villa or land does not.
- A THB 3 million property limb was added in October 2025, but it depends on certification from the Ministry of Tourism and Sports.
- The older THB 3 million investment category is closed to anyone who entered Thailand after 1 October 2006.
- The LTR visa gives 10 years, tax benefits and a work permit for an investment of USD 500,000.

"Investment visa" is the common name for an extension of stay that the Immigration Bureau grants to foreigners who hold a qualifying investment in Thailand. It exists, it is lawful, and it is one of only two visa routes in which a property purchase counts. It is also narrow, and the rules were rewritten in 2025. For most buyers the [Long-Term Resident visa](https://www.thailandpropertyinvestor.com/visas/long-term-resident-visa) is the better answer.

## What the rule is

The criteria sit in item 2.5 of the Immigration Bureau's order on temporary stay. The current text is Order 238/2568, dated 1 October 2025 and published in the Royal Gazette on 4 December 2025. A companion order, 237/2568, deals with issuing or changing the visa. Permission is granted for no more than one year at a time.

Item 2.5 has three limbs.

| Limb | Minimum | What counts | Who can use it |
| --- | --- | --- | --- |
| A | THB 3 million | Condominium purchase, fixed deposit or government bonds | Only people who entered before 1 October 2006 and have held this status ever since |
| B | THB 10 million | Condominium bought or leased for three years or more, fixed deposit, government or state enterprise bonds, or a mix | Any Non-Immigrant visa holder |
| C | THB 3 million in property | Condominium purchase, or a qualifying house or condominium tenancy | Applicants certified by the Ministry of Tourism and Sports |

## The THB 10 million limb

This is the route most people mean. The order requires:

1. A Non-Immigrant visa.
2. Evidence that at least THB 10 million was transferred into Thailand from abroad.
3. Evidence that the money is invested in one or more of the following, to a total of at least THB 10 million:
   - a condominium unit bought, or leased for not less than three years, at a price or rent of at least THB 10 million;
   - a fixed deposit with a commercial bank in Thailand that is more than 50% Thai-owned, or with a state specialised financial institution;
   - Thai government or state enterprise bonds.

The fee is THB 1,900.

Three practical points follow.

**Only condominiums count as property.** A leased villa, however expensive, does not qualify under this limb. That is consistent with the wider law: foreigners can own [condominiums freehold within the 49% quota](https://www.thailandpropertyinvestor.com/guides/condominium-foreign-quota), but not land.

**The transfer evidence is paperwork you already need.** The Foreign Exchange Transaction Form from your purchase serves both purposes. See [sending money to Thailand](https://www.thailandpropertyinvestor.com/guides/sending-money-to-thailand).

**The investments can be combined.** A THB 7 million condominium and a THB 3 million fixed deposit meet the test.

## The THB 3 million property limb

Limb C is new. It allows a one-year extension for a foreigner whom the Ministry of Tourism and Sports, or a body it delegates, certifies as a long-stay tourism supporter who has put at least THB 3 million into residential property. The order gives three ways to qualify:

- buying a condominium unit for at least THB 3 million;
- renting a condominium or house at THB 85,000 a month or more, with at least 12 months paid in advance, which is THB 1,020,000;
- leasing a condominium or house for more than three years, registered at the Land Office, with at least THB 3 million of rent paid in advance.

For the rental options the landlord must be a Thai national or a company that is more than 50% Thai-owned.

We advise caution, for four reasons:

- Everything depends on the Ministry's certificate. Without it, officers apply the THB 10 million test.
- Certification runs through authorised operators that charge their own fees, for example THB 27,000 a year per person.
- Processing has been interrupted. As of 26 October 2026 it had resumed across Thailand except in Bangkok.
- Two further orders, 145/2569 and 146/2569, were issued on 24 June 2026. Ask your lawyer whether they affect your application.

Do not choose a property because of limb C. If it is working when you apply, treat it as a convenience.

## What you do not get

- **No right to work.** The extension is for holding an investment.
- **No tax benefit.** Stay 180 days or more in a calendar year and you are a Thai tax resident on ordinary terms. See [rental income and tax](https://www.thailandpropertyinvestor.com/guides/rental-income-and-tax).
- **No permanence.** You renew every year, report your address every 90 days and need a re-entry permit to travel without losing the extension.
- **No flexibility to sell.** The investment must still be in place at each renewal.

## Investment extension or LTR visa

| | Investment extension (THB 10 million) | LTR Wealthy Global Citizen |
| --- | --- | --- |
| Term | One year, renewable | 10 years, in two five-year blocks |
| Investment | THB 10 million | USD 500,000 |
| Property that counts | Condominium bought, or leased for three years or more | Freehold property, or a lease with at least 10 years left, in your own name |
| Other financial test | None | USD 1 million in total assets, plus insurance or a deposit |
| Fee | THB 1,900 a year | THB 50,000 once |
| Work | Not permitted | Digital work permit available |
| Thai tax on overseas income | Ordinary rules | Exempt |
| Reporting | Every 90 days | Once a year |

The LTR visa is stronger on every line except one: it asks you to prove USD 1 million in assets. A buyer who cannot, or who wants to mix a smaller condominium with bonds or a deposit, has a real use for the THB 10 million limb.

Others choose neither: [Thailand Privilege](https://www.thailandpropertyinvestor.com/visas/thailand-privilege) and, from age 50, the [retirement visa](https://www.thailandpropertyinvestor.com/visas/retirement-visa) leave you free to buy, sell or lease as the property dictates. An [off-plan](https://www.thailandpropertyinvestor.com/guides/off-plan-buying-process) unit that has not been transferred cannot support an investment extension or an LTR application.

## Questions

### Does buying a THB 10 million condominium give me the right to live in Thailand?

Not automatically. Buying property alone gives no right to stay. You must first hold a Non-Immigrant visa, show that the THB 10 million was transferred from abroad, and apply to Immigration for an extension, which is granted for up to one year and must be renewed.

### Does a villa count?

Not under the THB 10 million limb, which refers only to buying or leasing a condominium unit. The newer THB 3 million limb mentions leased houses, but it requires certification from the Ministry of Tourism and Sports. Take legal advice before buying on that basis.

### Must the condominium be bought new from a developer?

The order asks for a purchase or lease of a condominium unit of at least THB 10 million, evidenced by the sale agreement and the title registration. Its text does not say the unit must be new. In practice some officers expect a new unit, so confirm with the immigration office before you commit.

### What happens if I sell the property?

The extension rests on the investment. If you sell, or the total falls below THB 10 million, the ground for the next extension has gone and you would need another visa to remain.

### Can I work in Thailand on an investment extension?

No. The extension is for holding an investment. Employment needs a work permit on a separate basis. The LTR visa is the route that combines an investment with the right to work.

### Can my family stay with me?

Order 238/2568 allows the spouse, unmarried children under 20 and parents aged 50 or over of a holder to apply for their own one-year extensions as family members, with proof of the relationship.

## Sources

- [Royal Gazette: Immigration Bureau Order 238/2568, items 2.5 and 2.20 (in Thai, published 4 December 2025)](https://ratchakitcha.soc.go.th/documents/96342.pdf)
- [Immigration Bureau: public handbook on extensions of stay, item 2.5 investment](http://tak.immigration.go.th/wp-content/uploads/2026/07/3-Public-Handbook-Application-for-Extension-of-Stay.pdf)
- [ThaiLawOnline: the THB 3 million property investment visa and Orders 237/2568 and 238/2568](https://www.thailawonline.com/new-3-million-baht-property-investment-visa-in-thailand/)
- [The Thaiger: Thailand's 3 million baht property visa (13 March 2026)](https://thethaiger.com/thai-life/property/thailands-3-million-baht-property-visa)
- [AIM Bangkok: status of the THB 3 million investment route (updated 31 October 2026)](https://aimbangkok.com/thailand-3-million-baht-investment-visa/)
- [Board of Investment: LTR visa official site](https://ltr.boi.go.th/)