Immigration authorities and real estate executives held a meeting in Phuket on Tuesday to clarify the new long-stay visa programme for foreign real estate investors, which aims to attract high-potential buyers.
One-year renewable visas are now available for foreigners who buy condominiums valued at 3 million baht or more, or rent housing at a minimum of 85,000 baht per month.
The programme has been in place since October 2025 but there have been some initial difficulties as both applicants and officials are learning how the system works, said the Phuket Immigration office.
Phuket tourism operators have spoken out against the programme, saying the 3-million-baht threshold is far too low and could attract “non‑quality” visitors, as well as pushing up property prices, making housing less affordable for local residents.
They also called for strict enforcement to prevent people from conducting illegal activities or do business without permits. Some might also buy several condo units and rent them out to short-stay tourists, they warned.
Tuesday's meeting clarified that the visa offers three main investment options.
The first requires buying a condominium unit with a value of at least 3 million baht, supported by a valid sales contract and ownership documentation.
Purchases must be made from Thai developers and comply with ownership rules, which say that foreigners cannot hold more than 49% of the ownership quota in any condominium development.
The second option allows for the renting of a condominium or house at a monthly rate of 85,000 baht, with advance payments required for visa applications and long-term residency approval.
The third option involves the three-year lease of a house or apartment valued at least 3.06 million baht, with contracts and proof of payment required for visa consideration.
Applications must be processed through authorised agents approved by the Tourism Authority of Thailand (TAT), with documents verified before they are submitted to immigration offices in provinces where the properties are located.
The visa is renewable annually and allows holders to remain in Thailand as long as ownership or qualifying lease conditions are maintained.
Visa holders are required to report to immigration every 90 days.
Key markets include Taiwan and Singapore, particularly in Bangkok where many foreign families buy property for long-term stays while children attend international schools.
The meeting aimed to build confidence among buyers, particularly from Russia and Ukraine, and support long-term residence in Phuket.
