# Thailand LTR visa: who qualifies and how property counts

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

## The short answer

The LTR visa is a 10-year, multiple-entry visa run by the Board of Investment (BOI). It is granted for five years and extended for five more if you still qualify. There are four categories. The one that matters to most property buyers is Wealthy Global Citizen: at least USD 1 million in assets and USD 500,000 invested in Thailand, which can be Thai property held in your own name. The visa fee is THB 50,000 per person. Buying property alone, without meeting the other tests, gives no right to stay.

## Key points

- The LTR visa lasts 10 years in two five-year blocks and costs THB 50,000 per person.
- Wealthy Global Citizens need USD 1 million in assets and USD 500,000 invested in Thai government bonds, Thai companies or Thai property.
- Since 4 February 2025 the Wealthy Global Citizen category has had no personal income test.
- Freehold property and leases with at least 10 years left both count, but only if held in the applicant's own name.
- Overseas income is exempt from Thai tax for three of the four categories. Rent from a Thai property is not overseas income.
- Every applicant needs USD 50,000 of health cover, Thai social security or a USD 100,000 deposit held for 12 months.

The Long-Term Resident visa is the only Thai visa built for wealthy and highly paid foreigners that also recognises a property purchase. It is run by the Board of Investment (BOI), which sets its criteria in US dollars.

Buying property does not by itself give a right to stay in Thailand. Under the LTR rules, property is one of three permitted forms of investment, and the investment is only one of several tests.

## The four categories

| Category | Main financial test | Other conditions |
| --- | --- | --- |
| Wealthy Global Citizen | USD 1 million in assets, including USD 500,000 invested in Thailand | No income test since February 2025 |
| Wealthy Pensioner | Passive income of USD 80,000 a year, or USD 40,000 plus USD 250,000 invested in Thailand | Aged 50 or over. Salary does not count |
| Work-from-Thailand Professional | Income of USD 80,000 a year over the past two years | Employer listed on a stock exchange, or private with three years of operation and USD 50 million of combined revenue over three years |
| Highly Skilled Professional | Income of USD 80,000 a year over the past two years | Employed in a targeted industry or field of expertise |

Both professional categories allow an income of USD 40,000 to USD 80,000 if the applicant holds a master's degree or higher. For Highly Skilled Professionals the degree must be in science or technology.

Every applicant must also hold health insurance of at least USD 50,000, or Thai social security cover, or a bank balance of USD 100,000 held for at least 12 months.

## What changed in 2025

BOI Announcement No. Por. 3/2568 took effect on 4 February 2025. It made four changes:

- Wealthy Global Citizens no longer need a personal income of USD 80,000 a year.
- For Work-from-Thailand Professionals, the employer revenue test fell from USD 150 million to USD 50 million over three years, and wholly owned subsidiaries may rely on the parent's accounts.
- The work experience requirement was removed for both professional categories.
- Dependants were widened to include parents. Whether the cap of four dependants still applies is unclear, so confirm it with the BOI before you apply.

The Wealthy Pensioner criteria did not change.

## How property counts

A Wealthy Global Citizen must invest at least USD 500,000 in Thailand. The BOI accepts Thai government bonds with five or more years to maturity, direct investment in Thai companies, Thai property, or a mix of the three. A Wealthy Pensioner using the lower income route needs USD 250,000 in the same assets.

Property qualifies as follows:

- Freehold: a condominium, building or house in the applicant's name. For most foreign buyers that means a [condominium within the foreign quota](https://www.thailandpropertyinvestor.com/guides/condominium-foreign-quota).
- Leasehold: a condominium, building, house or land leased in the applicant's name, with at least 10 years of the lease remaining on the application date.
- Joint ownership: where a unit is co-owned with a spouse, the officer divides the value equally or by the number of names on the title.
- Not counted: property in the name of a spouse, a child or a company. The applicant must be the owner.

The investment must be complete before you apply, so an off-plan unit that has not been transferred will not support an application. The rules do not say whether value is measured by the contract price or the Land Department appraisal. Ask the BOI before relying on a purchase close to the threshold, and keep the [foreign exchange evidence](https://www.thailandpropertyinvestor.com/guides/sending-money-to-thailand) with the title.

For villa buyers, who hold on a [registered lease of up to 30 years](https://www.thailandpropertyinvestor.com/guides/freehold-vs-leasehold), the remaining term is the point to watch.


## Tax treatment

There are two tax benefits. Wealthy Global Citizens, Wealthy Pensioners and Work-from-Thailand Professionals are exempt from Thai tax on overseas income. Highly Skilled Professionals pay personal income tax at a flat 17% on their Thai employment income.

Neither benefit touches income that arises in Thailand. Rent from a Thai condominium or villa is Thai income and is taxed under the ordinary rules, set out in our guide to [rental income and tax](https://www.thailandpropertyinvestor.com/guides/rental-income-and-tax). Take advice on how the exemption interacts with tax at home.

## Work, reporting and other rights

LTR holders report their address to Immigration once a year instead of every 90 days, need no re-entry permit, and may use the fast-track lanes at Thai international airports.

Wealthy Global Citizens, Wealthy Pensioners, Highly Skilled Professionals and dependants may apply for a digital work permit once they have a Thai employer. Work-from-Thailand Professionals may not: the category is for remote work for an overseas employer.

The visa gives no extra right to own land: see [can foreigners buy property in Thailand](https://www.thailandpropertyinvestor.com/guides/can-foreigners-buy-property-in-thailand).

## Fee and process

1. Register and apply online with supporting documents. The BOI's review is free and takes 20 working days once the file is complete.
2. If endorsed, have the visa issued within 60 days, at the Thailand Investment and Expat Services Center at One Bangkok or through a Thai embassy by e-Visa.
3. Pay THB 50,000 per person on issue. The first permission runs for five years or to the expiry of your passport.
4. At five years, the BOI checks that you still qualify and extends for five more. There is no second visa fee.

## What to weigh

- You must keep qualifying. Selling the property that supports the visa, or letting a lease run below the level the BOI expects, puts the second five years at risk.
- The thresholds are in dollars, while Thai property is priced in baht.
- A USD 500,000 purchase is not required to live in Thailand. Compare [Thailand Privilege](https://www.thailandpropertyinvestor.com/visas/thailand-privilege), the [retirement visa](https://www.thailandpropertyinvestor.com/visas/retirement-visa) and the older [investment visa](https://www.thailandpropertyinvestor.com/visas/investment-visa).

## Questions

### Does buying a condominium for USD 500,000 get me an LTR visa?

Not by itself. You must also show at least USD 1 million in total assets, which may include the property, and meet the health insurance or deposit condition. The property must be in your own name and the purchase must be complete before you apply.

### Does a leasehold villa count toward the investment?

Yes, provided the lease is in the applicant's name and has at least 10 years remaining on the date of application. A villa held through a company, or in a spouse's name, does not count.

### Can my family come with me?

A legal spouse and children under 20 can hold dependant LTR visas, each paying the THB 50,000 fee. Parents were added in 2025. Whether the old limit of four dependants still applies is unclear, so ask the BOI before you apply.

### Do LTR holders pay Thai tax on money earned abroad?

There is a tax exemption on overseas income for Wealthy Global Citizens, Wealthy Pensioners and Work-from-Thailand Professionals. Highly Skilled Professionals instead get a 17% flat rate on Thai employment income. Take tax advice before relying on either.

### How long does the application take?

The BOI takes 20 working days to review a complete application. Once endorsed, you have 60 days to have the visa issued, either at the One Bangkok service centre or through a Thai embassy using the e-Visa system.

## Sources

- [Board of Investment: LTR visa official site, categories and criteria](https://ltr.boi.go.th/)
- [Board of Investment: LTR visa frequently asked questions](https://ltr.boi.go.th/page/faq.html)
- [Board of Investment: LTR visa brochure 2025](https://ltr.boi.go.th/documents/BOI-brochure%202025-LTR.pdf)
- [Tilleke & Gibbins: Thailand eases requirements for Long-Term Resident visas (February 2025)](https://www.tilleke.com/insights/thailand-eases-requirements-for-long-term-resident-visas/)
- [Tilleke & Gibbins: Thailand's LTR visa pathway through property investment (April 2026)](https://www.tilleke.com/insights/thailands-ltr-visa-pathway-through-property-investment/)