What is the minimum lease term requirement for long-term leasehold?

The lease term for long-term leasehold must not be less than 3 years, and must meet the minimum total value requirement.

Do overseas documents for family members need to be translated and certified?

Yes, all overseas documents must be translated into Thai and certified by an accredited institution.

AIAIG观点

2026年1月29日

Thailand Long-Term Residence Visa (Real Estate Investment) 2026: 3M THB...

Q: What is the minimum prepayment required for the first rental application?

For the first application, at least 3 months of rent must be prepaid, and corresponding payment proof must be provided.

Disclaimer: The content of this article is for informational reference only and does not constitute investment advice, a solicitation, or a basis for major decision-making. Please make independent judgments and consult professional advisors when needed.

This article systematically outlines the real estate investment pathway for Thailand's long-term residence visa, covering three methods under the 3 million THB threshold: property purchase, rental, and long-term lease, detailing financial requirements, document lists, photo specifications, family eligibility, and renewal cycles from 90-day temporary visas to 12–15-month long-term stays.

I. Core Thresholds and Eligible Applicants for Long-Term Residence Visas

This long-term residence visa is targeted at foreign individuals who invest or make long-term residence arrangements through real estate, with an overall threshold of investing no less than 3 million Thai Baht in real estate-related assets. Applicants can choose among three paths based on their asset structure and residence plans: buying a house, renting, or long-term leasing.

II. Three Optional Paths and Basic Conditions

Path One: Purchase of Condominium Unit
- The purchase object must be a residential unit located within a condominium building.
- The purchase price must not be less than 3 million Thai Baht.
- Complete property title documents are required.
Path Two: Rental of Residence (Condominium or Villa)
- The monthly rental amount must not be less than 85,000 Thai Baht.
- Proof of prepaid rent paid to the landlord must be provided.
- For the first application, at least 3 months of prepayment is required; for the second application, at least 12 months of prepayment is required.
Path Three: Long-Term Lease (Leasehold)
- Can be for a residence or condominium.
- The lease term must be no less than 3 years.
- The total lease value must not be less than 3,060,000 Thai Baht.
- The applicant's name must be indicated in the property documents.

III. Materials and Photo Requirements for the Home Purchase Path

Basic Documents
- Visa application form.
- Copy of the applicant's passport.
Property and Payment Documents
- Apartment purchase contract.
- Proof of payment (bank transfer receipt or receipt).
- Title Deed showing the applicant's name.
- Map showing the location of the apartment.
On-site Photo Requirements
- Front photo of the apartment building.
- Photo of the room door (must clearly show the room number).
- Photo of the room interior.

IV. Contract, Landlord, and Payment Requirements for Rental and Long-Term Lease Paths

Rental Contract Requirements
- Ordinary Rental: Lease term not less than 1 year.
- Long-Term Lease (Leasehold): Lease term not less than 3 years.
- The contract must clearly state the applicant as the tenant.
Landlord Identity Requirements
- The landlord must be a Thai national natural person or a Thai legal entity.
- If a legal entity, Thai shareholding must be not less than 51%.
Payment Proof Requirements
- Provide at least 3 months of prepaid rent receipts.
- Monthly rent amount must not be less than 85,000 Thai Baht.

Five, Visa Approval and Renewal Period

Initial Approval Stage: Valid for 90 days after approval.
Extension Application Stage: Must submit an extension application before the 90-day expiration.
Long-term Residence Stage: After extension approval, valid for 12–15 months.

Differences in First-Year Validity for Different Paths:

Rental Path: First year is 12 or 15 months, second year is 12 months.
Purchase or Long-term Rental Path of at least 3 years: First year is 15 months, second year is 12 months.

VI. Eligibility for Family Members to Accompany

Spouse: Must have both a legal marriage relationship and a de facto marriage relationship.
Children: Include biological, adopted, or stepchildren; must be unmarried, living with the applicant, and under 20 years of age.
Parents: The applicant's father or mother, must be 50 years of age or older.

Seven, Family Member Materials and Document Authentication Requirements

Visa application form.
Main applicant's passport.
Family members' passports.
Proof of relationship documents:
- Spouse: Marriage certificate.
- Children: Birth certificate, adoption registration, or household registration documents.
- Parents: Main applicant's birth certificate.

All documents issued abroad must be translated into Thai and authenticated by a translation agency recognized by the Consular Department of the Ministry of Foreign Affairs of Thailand.

Question

Is the property purchase pathway applicable to villas or land?

AIAIGAnswer

The property purchase pathway is only applicable to residential units located within apartment buildings, and requires the corresponding apartment title deed.