3M Property Visa Thailand (2026): Confirmed Rules & Process

Thailand’s 3 Million Baht Investment Visa provides a route to long-term residence through qualifying property investment. Applicants can use a freehold condominium, a registered leasehold or Sap-Ing-Sith worth at least THB 3 million, subject to the programme’s conditions. The process starts with a 90-day Non-Immigrant B permit, followed by a renewable one-year extension.

What This Visa Gives You

The programme allows eligible property investors to stay in Thailand without employer sponsorship or setting up a business. Extensions are renewable annually while the qualifying investment is maintained and the applicable conditions are met. The visa does not authorise employment.

Legally, this is an investment-based extension of stay classified under the Non-Immigrant ‘B’ (Investment) framework. The application process is governed by two Immigration Bureau orders: Order No. 237/2568 (covering initial visa alignment) and Order No. 238/2568 (dictating the 12-month extension and compliance).

The process runs in two phases: a 90-day permit at your first Immigration appointment, then the full 12-month extension — usually filed before day 70 of that permit.

Legal Basis

Two Immigration Bureau orders, in force since 1 October 2025, govern the mechanics of this pathway:

• Order No. 237/2568 — Covers visa status alignment and category changes for the initial 90-day phase. Royal Gazette
• Order No. 238/2568 — Governs the criteria, document compliance, and processing rules for the 12-month extension. Royal Gazette

Full documentation and official circulars are also accessible directly via the Immigration Bureau website.

Which “Investment Visa” Applies to You?

Three distinct rules carry the “Investment Visa” label — they are not interchangeable:

• The current 3 Million Baht path (subject of this article): Open to new applicants via a qualifying property investment, processed through the Ministry of Tourism and Sports workflow.
• The legacy 3 Million Baht path (grandfathered): Applies only to individuals who entered Thailand before 1 October 2006 and have maintained continuous status since. Not available to new applicants.
• The standard 10M path: Requires THB 10,000,000 in property, bonds, or cash deposits — no Ministry involvement required.

Who handles the application?

TLS handles the programme’s investment verification and certification workflow before the application proceeds to Immigration. The investment file must first be verified and the required certification obtained through the Ministry of Tourism and Sports workflow.

AIM Bangkok provides document review and visa application support in coordination with TLS. Our service is optional and our professional fee is separate from TLS programme fees.

The requirements below cover the three property routes, supporting documents, application process and fees. TLS reviews the investment file, and Immigration decides the visa application.

How to Qualify

The applicant must provide evidence of investment in real estate of not less than THB 3 million under one of three routes. Conditions common to all routes:

• The transaction or relevant right must be registered at the Department of Lands on or after 1 October 2025.
• The counterparty must be a Thai individual or a Thai juristic person. Both the primary market (purchase directly from a Thai developer or juristic entity) and the secondary market (purchase from a Thai citizen or a Thai registered company) are accepted.
• Each qualifying property unit supports one visa application right.
• Off-plan or under-construction properties do not qualify until completed and registered.
• The visa does not permit any occupation or employment in Thailand; it is valid for one year and renewable annually while the real estate is held per the criteria.

Transitional rule: Clients who applied before the new regulations were introduced may continue their process under the previous conditions, without any changes.

Freehold Condominium Purchase

• Property type: Condominium unit.
• Minimum investment: THB 3,000,000 (purchase price as evidenced, per single unit).
• Ownership type: Foreign freehold, registered in the applicant’s name at the Department of Lands.
• Evidence: Sale and purchase registration issued by the Department of Lands.
• Registration date: Ownership transfer registered on or after 1 October 2025, with a Thai individual or Thai juristic person as seller.
• Off-plan: Units under construction do not qualify until fully completed and registered. Down payments are not counted.
• One unit, one applicant: Each property unit can support only one primary applicant.

Further Reading: 

Leasehold (Registered Long-Term Lease)

Registered leases meeting the conditions below qualify for the investment extension.

• Property type: Condominium, house, townhome, or townhouse. TLS has confirmed in writing that a landed property (e.g. a single house) held on leasehold qualifies under the same category as a leasehold condominium.
• Registration: Lease registered with the Department of Lands, with a lease term exceeding 3 years.
• Value: Evidence of advance rental payment throughout the lease term, totaling not less than THB 3,000,000.
• Registration date: Lease registered on or after 1 October 2025, with a Thai individual or Thai juristic person as lessor.

Further reading:

Right over Property (Sap-Ing-Sith)

Sap-Ing-Sith — the registered real right introduced under Thai law allowing structured rights over property, including use, transfer, inheritance, and mortgage — is accepted as a qualifying investment route in its own right.

Villa ownership with a land lease: a structure combining foreign ownership of the villa/building with a land lease — without Sap-Ing-Sith — has not been expressly confirmed by TLS for the 3M program. If your villa is structured that way, contact us and we will seek a case-specific confirmation.

• Property type: Condominium, house, house with land, land for the construction of a building or residence, or residential unit space in a residential building.
• Registration: Sap-Ing-Sith registered with the Department of Lands, with a contract term exceeding 3 years.
• Value: Evidence of advance payment throughout the contract term, totaling not less than THB 3,000,000 — either the consideration for a long-term lease of land or the value of the building, residence, and structure must meet the threshold.
• Registration date: Sap-Ing-Sith registered on or after 1 October 2025, with a Thai individual or Thai juristic person as counterparty.

Further reading:

Ownership Scenarios: How Eligibility Is Assessed

One unit is entitled to one application right. TLS’s criteria set out how common ownership structures are treated:

Document Requirements

The process is document-driven. TLS verifies the file before any Immigration appointment, and originals must be presented in person — failure to bring originals results in immediate disqualification.

TLS’s checklist (all cases):

1. Visa application form with two photographs (4×6 cm).
2. Color copy of the passport — all pages containing entry/exit stamps or other endorsements (blank pages excluded).
3. Color copy of the sale and purchase agreement, long-term lease agreement, or Right over Property (Sap-Ing-Sith) agreement in the applicant’s name, issued by the Department of Lands, with a value of not less than THB 3 million.
4. Color copy of the title deed or relevant ownership/right document in the applicant’s name, issued by the Department of Lands, with a value of not less than THB 3 million.
5. Color copy of the Department of Lands receipt for transfer tax, corporate income tax, and/or specific business tax.
6. Color copy of the house registration book (Tabien Baan) of the condominium or house.
7. Photographs of the applicant in proper attire, taken at: the front of the project (project name visible); the front of the unit or house (unit/house number visible); and the interior.
8. Map showing the location of the project.
9. Notification of Residence for Foreigners form (TM.30).

All documents must be submitted as high-resolution PDF scans using a professional scanner or app (e.g. Adobe Scan). Mobile phone photographs are not accepted.

A full document checklist is provided during onboarding. Beyond the all-cases list, requirements differ by route. Freehold: Sale and Purchase Agreement (SPA) plus the Chanote (title deed) in the applicant’s name. Leasehold: the registered lease agreement plus a copy of the owner’s Chanote carrying the registered lease endorsement — under a lease the title is not re-issued to the applicant, so the applicant does not appear as owner. Sap-Ing-Sith: the transfer agreement, the Chanote showing conversion to Sap-Ing-Sith, and the separate Sap-Ing-Sith deed transferring the right to the applicant (the “green Garuda”). All routes also require the Department of Lands blue receipt and payment evidence (bank transfers to the seller or developer receipts). We review each file individually before any submission.

How the Process Works

Step 1 — Document review

Once engaged, AIM Bangkok reviews your application documents and identifies missing information before submission to TLS. Property due diligence and advice on a proposed purchase or lease are separate services.

Step 2 — TLS verification

The file is submitted to TLS for an eligibility review, typically 5–7 business days. After a successful review you enrol in membership, and a detailed audit of all documents follows (7–10 business days). The Ministry of Tourism and Sports certification is issued through this stage.

Step 3 — Phase 1: 90-day permit

The Immigration appointment is scheduled 3–7 business days after the audit, at the office in your province of residence, and you attend in person. In Bangkok, the 90-day stamp is usually issued on the day of the appointment. In other provinces, timelines may vary and a second visit may be required.

Step 4 — Phase 2: 12-month extension

The full 12-month extension is filed with Immigration before the 90-day permit expires — typically around day 70.

Where it helps, we accompany clients to both the TLS meeting and the Immigration appointment.

Key timing rule: TLS’s official requirement is that you have more than 15 days of permitted stay remaining at the time of application. Given the verification windows, start the process at least 4 weeks before your current permission expires.

Fees

TLS programme fees (paid to TLS), per person, including family members:
Membership: THB 6,000 — one-time, valid for 20 years. Includes two complimentary VIP airport assistance services at Suvarnabhumi (in-terminal meet-and-greet, Priority Lane); further sessions at the member rate.
Annual visa fee: THB 27,000 per 12-month cycle.

AIM Bangkok: THB 12,000 + VAT per applicant for document review and coordination of the initial visa application. TLS programme fees are payable separately. Property due diligence, transaction advice and additional services are quoted separately.

Family Members (Dependents)

The principal applicant may include eligible family members. Dependents do not need to make a separate investment, but all program and professional fees apply per person.

Important — sequential processing only: Dependent applications can only be initiated after the principal applicant has received their full 12-month extension. Dependents cannot apply during the initial 90-day phase.

Eligible dependents:

• Spouse: The relationship must exist both legally and factually — a registered marriage with genuine cohabitation. Evidence: marriage certificate.
• Child: A child, adopted child, or child of the spouse — unmarried, under 20 years of age, and residing as part of the same household. Evidence: birth certificate, child legitimation or adoption registration, or other evidence issued by a government authority.
• Parent: A biological or adoptive parent of the principal applicant, aged 50 or older. Evidence: the principal applicant’s birth certificate proving the relationship.

Relationship documents issued abroad must be certified by the competent authority of the issuing country, translated into Thai, and the Thai translation certified by the Ministry of Foreign Affairs of Thailand. Legalisation in Thailand can take 10–40 business days — plan for it.

Advanced Option: The LTR Visa (10 Years)

For investors who want longer-term stability than annual extensions, the Long-Term Resident (LTR) Visa is a stronger alternative with clearer long-horizon planning benefits. Real estate investment can be used as part of the eligibility thresholds in certain categories, including:

• Wealthy Global Citizen: requires USD 1 million in global assets and at least USD 500,000 invested in qualifying Thai assets (including real estate).
  Note: qualifying Thai assets count toward the USD 1 million asset requirement. BOI documents accept: freehold (SPA + title deed, each no older than 6 months); leasehold with a remaining term of at least 10 years; or a villa (construction agreement stating the purchase value + construction permit).
• Wealthy Pensioner: where annual passive income is USD 40,000–80,000, eligibility requires an additional USD 250,000 investment in qualifying Thai assets (including real estate). BOI documents accept: freehold (Or.Chor.2 + Or.Chor.16/23), registered leasehold, or a villa/land lease (SPA showing value and/or the title deed).

Key benefits:

• 10-year validity (granted as a 5+5 year structure, renewable under program rules)
• Reduced reporting (annual reporting instead of 90-day reporting)
• Tax benefits: for Wealthy Global Citizen / Wealthy Pensioner, LTR includes an exemption on foreign-sourced income.
• Work eligibility via a digital work permit (where applicable)
• Airport fast track access at international airports

Important: recognition of a leasehold or villa structure for the LTR visa does not automatically mean the same structure qualifies for the 3M program — the two frameworks are independent.

For a detailed breakdown (categories, thresholds, required evidence, and timelines), see our full LTR Visa guide:

How the Investment Residency Paths Compare

Tax figures reflect current rules under the Revenue Code and Royal Decree No. 743. Individual circumstances vary. Confirm your position with a qualified tax adviser.

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If you are still looking for a property, we can also introduce you to a real estate agent.