Planning to Stay? Thailand's Long-Stay Visa Options Explained
Published by Stellar Estate
Buying property in Thailand is one thing. Staying here legally and comfortably is another. The good news: Thailand now offers more genuine long-stay pathways than at any point in its history. Here is what you need to know.
1. Property Investment Visa — The Buyer's Route (฿3M+)
If you are purchasing a freehold condominium valued at ฿3,000,000 or more, your property itself qualifies you for a 1-year renewable visa. Introduced under Immigration Bureau Orders in October 2025, this is the most direct link between real estate and residency rights Thailand has ever offered. The unit must be completed and registered in your name — off-plan does not qualify until transfer.
2. Thailand Privilege Visa — Long-Term, No Strings
A one-time membership fee buys you 5 to 20 years of multiple-entry residence with no income or employment requirements. The 2026 tiers:
Bronze 5 years ฿650,000
Gold 5 years ฿900,000
Platinum 10 years ฿1,500,000
Diamond 15 years ฿2,500,000
Reserve 20 years ฿5,000,000 (invitation only)
Work rights are not included, but for lifestyle buyers and retirees this remains the most hassle-free option on the market.
3. Long-Term Resident (LTR) Visa — The Premium Option
A 10-year multiple-entry visa for high-net-worth individuals, wealthy retirees, and skilled remote workers. At ฿50,000 in government fees, it is remarkable value — and comes with a flat 17% income tax rate and fast-track immigration. Requirements are stricter: most categories require $80,000+/year in income and a minimum asset base.
4. Digital Nomad Visa (DTV) — For the Part-Time Resident
Five years, ฿10,000, 180 days per entry. If you work remotely and split your time between Thailand and elsewhere, the DTV is arguably the best-value long-stay visa in Southeast Asia right now.
5. Retirement Visa (Non-O-A) — The Established Choice
For those aged 50+, an annually renewable visa requiring either ฿800,000 in a Thai bank account or a monthly income of ฿65,000. Straightforward, well-understood, and widely used.
One final note
Thailand is actively cracking down on long-term residents using repeated tourist entries. If you are serious about living here — even part-time — one of the above is no longer optional, it is necessary.
At Stellar Estate we work closely with visa specialists and can connect you with the right advice alongside your property search. Feel free to reach out.
Stellar Estate specialises in premium residential property in Phuket's and Bangkok.