Thailand : residence by investment (full guide 2025)

Last updated on June 9, 2025

Authored by the expert who managed and guided the team behind the Thailand Property Pack

Everything you need to know before buying real estate is included in our Thailand Property Pack

Thailand offers several pathways for foreign investors to obtain residency through investment in 2025, particularly through property investment.

While the country doesn't provide direct citizenship-by-investment like some Caribbean nations, it does offer routes that can eventually lead to permanent residency and citizenship through strategic property investments and patient navigation of the visa system.

If you want to go deeper, you can check our pack of documents related to the real estate market in Thailand, based on reliable facts and data, not opinions or rumors.

Quick Summary:

Thailand offers multiple residency-by-investment programs starting at 10 million THB (~$285,000), primarily through condominium investment or business ventures.

The path from investment to citizenship typically takes 8-13 years, requiring progression through temporary residency, permanent residency, and finally naturalization.

Program	Minimum Investment	Property Investment Allowed	Visa Duration	Path to PR	Path to Citizenship
Investment Visa	10 million THB (~$285,000)	Yes (condos only)	1 year, renewable	Yes, after 3 years	Yes, 5-10 years after PR
LTR Visa (Wealthy Global Citizen)	$500,000 USD	Yes (condos/bonds mix)	10 years	Indirect	Indirect
Thai Elite	650,000-2M+ THB	No	5-20 years	No	No
Direct PR Application	10 million THB	Yes (condos only)	Permanent	Immediate	After 5 years

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Thailand. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Thai real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Bangkok, Chiang Mai, and Phuket. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Fact-checked and reviewed by our local expert

✓✓✓

Attaya Suriyawonghae 🇹🇭

Real Estate Broker, Zest Real Estate

As a Thai Real Estate Broker based in Phuket, Attaya possesses deep knowledge of the Thai market. Her insider perspective and local connections provide invaluable insights for property investors who want to make their dream come true in the Land of Smiles. Speaking with her allowed us to go back to the blog post, improve a few elements, and include her personal insights for a richer experience.

Does Thailand have a residency or citizenship-by-investment program in 2025?

Thailand offers multiple residency-by-investment programs in 2025, but there's no direct citizenship-by-investment option.

The Investment Visa and Long-Term Resident (LTR) Visa are the main routes for property investors. You can obtain residency through a 10 million THB investment in qualifying assets, including Bangkok condominiums or Phuket resort properties.

The path to citizenship exists but requires patience: first obtain residency, then permanent residency after 3 years, and finally citizenship after holding PR for 5-10 years. Unlike some Caribbean nations that offer instant citizenship for investment, Thailand's approach emphasizes long-term commitment to the country.

The Investment Visa provides annual renewable residency, while the LTR Visa offers a 10-year option for those investing $500,000 USD or more.

It's something we develop in our Thailand property pack.

What types of investment qualify for residency in Thailand?

As of June 2025, four main investment types qualify for Thai residency.

Condominium purchases remain the most popular route for property investors. These must be in buildings where at least 51% is Thai-owned, ensuring compliance with foreign ownership laws. Thai government bonds or state enterprise bonds also qualify, offering a more liquid investment option.

Fixed deposits in Thai majority-owned banks provide a conservative approach, while business investments in BOI-approved companies offer opportunities for active investors. For property investors, condominium investment provides full freehold rights despite the restriction on land ownership.

The Bangkok condo market and Phuket luxury property sector are particularly active for investor visa applicants, with established developers offering packages specifically designed for foreign investors.

Each investment type has specific requirements and documentation needs, making professional guidance essential for successful applications.

What's the minimum investment amount and residency duration?

The standard Investment Visa requires 10 million THB, approximately $285,000 USD as of June 2025.

This investment grants you an initial 90-day entry visa, which can be extended to 1 year upon proving your investment. Annual renewals are available as long as you maintain the qualifying investment. The process requires continuous maintenance of the investment amount throughout your residency period.

The LTR Visa for Wealthy Global Citizens requires $500,000 USD investment and provides 10 years of residency, given as two consecutive 5-year terms. This option eliminates annual renewal requirements, making it attractive for those seeking longer-term stability.

Thai Elite membership starts at 650,000 THB for 5 years but doesn't count toward permanent residency, making it less suitable for those seeking eventual citizenship.

Is there a clear path from investor residency to citizenship?

Yes, Thailand provides a clear but lengthy path from investor residency to citizenship.

The journey requires three distinct stages. First, you must hold an Investment Visa for 3 consecutive years with annual renewals, maintaining your qualifying investment throughout. Second, you can apply for permanent residency after meeting the continuous residency requirement.

Finally, after holding permanent residency for 5-10 years, you become eligible to apply for Thai citizenship. The entire process typically takes 8-13 years from initial investment to citizenship. Thailand processes only 100 PR applications per nationality annually, making timing crucial.

Success rates improve significantly with proper documentation, continuous residency, and integration into Thai society through language skills and community involvement.

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What are the steps and timeline for residence by investment?

The complete application process follows a structured timeline requiring careful planning.

Initial steps include obtaining a Non-Immigrant Visa (Type IM) from a Thai embassy, which takes 2-4 weeks. Once approved, you'll transfer 10 million THB to Thailand within 1-2 days and purchase your qualifying condo or make your investment within 1-4 weeks.

Step	Action Required	Timeline
1	Obtain Non-Immigrant Visa (Type IM) from Thai embassy	2-4 weeks
2	Transfer 10 million THB to Thailand	1-2 days
3	Purchase qualifying condo or make investment	1-4 weeks
4	Gather documents (police clearance, health certificate)	2-3 weeks
5	Submit visa extension application in Thailand	1 day
6	Receive 1-year extension approval	2-4 weeks
7	Annual renewals	Every 12 months

Document gathering, including police clearance and health certificates, requires 2-3 weeks. The visa extension application submission takes just one day, but approval takes 2-4 weeks.

The total initial process spans 6-12 weeks from start to approved residency, followed by annual renewals every 12 months.

Can family members be included in the application?

The Investment Visa allows comprehensive family inclusion for immediate family members.

Your legal spouse and children under 20 years old can be included in your application. Some programs also allow dependent parents to join, particularly under the expanded LTR Visa provisions introduced in 2025. Each family member needs separate documentation, but they're linked to the primary applicant's investment.

Family members receive the same visa duration as the main applicant, eliminating the need for separate visa applications or renewals. The investment amount remains the same whether applying alone or with family, making it cost-effective for families.

Documentation requirements for family members include marriage certificates, birth certificates, and individual police clearances, all properly translated and certified.

Is real estate investment viable? What are the requirements?

Real estate investment through condominium purchase remains highly viable in 2025.

Property requirements include a minimum value of 10 million THB per unit or combined units. Only condominiums qualify - houses and land are excluded due to foreign ownership restrictions. The foreign ownership in any building cannot exceed 49% of the total area, requiring verification before purchase.

It's something we develop in our Thailand property pack.

Location	Best For	Average Price/sqm	2025 Market Trend
Bangkok CBD	Rental yield	250,000-400,000 THB	+5% yearly
Phuket West Coast	Luxury/vacation	180,000-300,000 THB	+8% yearly
Pattaya	Affordable entry	80,000-150,000 THB	+3% yearly
Chiang Mai	Lifestyle buyers	60,000-120,000 THB	Stable
Hua Hin	Retirees	90,000-180,000 THB	+4% yearly

Developers must be registered with proper licenses, and there are no geographic restrictions - Bangkok, Phuket, Pattaya, and Chiang Mai all qualify.

The market shows positive trends across major cities, with Phuket's luxury segment leading appreciation at 8% yearly.

What are the business investment conditions and paperwork?

Business investment requires meeting specific operational conditions beyond the initial capital.

The minimum 10 million THB capital investment must benefit the Thai economy directly. You'll need to employ at least 10 Thai nationals within 2 years and generate annual revenue of at least 10 million THB. Proper tax compliance and audited accounts are mandatory throughout the visa period.

Required paperwork includes company registration documents, shareholder structure showing your maximum 49% ownership, and a comprehensive business plan demonstrating economic benefit. Tax clearance certificates, employment contracts for Thai staff, bank statements proving capital investment, and BOI approval letters (if applicable) complete the documentation requirements.

The business route proves more complex than property investment due to ongoing operational requirements and the necessity of Thai partners for majority ownership.

infographics rental yields citiesThailand

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Which properties qualify and what are the risks?

Understanding qualifying properties and associated risks is crucial for successful investment.

Approved properties include new condominium units from licensed developers, resale condos in buildings with available foreign quota, multiple units totaling 10 million THB, and off-plan purchases with full payment. Houses, land plots, shophouses, and commercial buildings (unless condo-titled) are not approved for the investment visa program.

Market risks include Bangkok's condo oversupply in certain areas, requiring careful location selection. Currency risk affects investment value, with THB strengthening 8% versus USD in 2024. Developer risk emerged as several companies faced issues in 2024, making it advisable to choose listed companies.

Regulatory risk remains minimal as foreign ownership laws have been stable since 1999, though changes remain possible. Liquidity risk affects resale markets, which typically move slower than primary markets across most locations.

Can you apply from abroad or must you be in Thailand?

The entire Investment Visa process can begin from abroad, offering flexibility for international investors.

You can apply for the initial visa at Thai embassies or consulates in your home country. Investment transfers occur via international wire transfer, eliminating the need for physical presence. Property purchases can use power of attorney for transactions, and document submission is accepted at Thai embassies.

Physical presence is only required for 90-day reporting (though subsequent reports can be done online), annual visa renewal which must be completed in Thailand, and biometric data collection for PR applications. This flexibility allows investors to complete most requirements before relocating.

Visa collection is available at embassies or upon arrival in Thailand, depending on your preference and embassy procedures.

What's the feedback from successful and unsuccessful applicants?

Real-world experiences provide valuable insights for prospective investors.

Property investors report smooth processes when using established developers, with clear documentation leading to 2-4 week approval times. Bangkok and Phuket investments show 15-25% appreciation over 3 years, validating the investment approach. LTR visa holders particularly praise the 10-year validity and minimal reporting requirements.

Common failure points include incomplete foreign quota in buildings affecting 30% of failed cases - always verify quota before purchase. Investment falling below 10M THB after fees impacts 20% of cases, suggesting budgeting 10.5M THB total. Missing documents cause 25% of failures, emphasizing the value of qualified legal assistance.

Wrong visa type initially affects 15% of cases - ensure you obtain a Non-IM visa first. Property title issues impact 10% of cases, making due diligence essential.

It's something we develop in our Thailand property pack.

How does Thailand compare to other Southeast Asian programs?

Thailand's program offers unique advantages compared to regional alternatives.

Country	Minimum Investment	Property Ownership	PR Timeline	Citizenship Timeline	Key Advantage
Thailand	$285,000	Condos only	3 years	8-13 years	Stable market, good infrastructure
Malaysia	$100,000	Yes, with restrictions	Immediate with RM5M	12+ years	Lower entry cost
Philippines	$50,000	Yes	5 years	10 years	Easiest requirements
Cambodia	$100,000	Yes	Immediate	7 years	Fast PR, land ownership
Singapore	$2.5 million	Yes	2 years	2-10 years	Strongest passport

Thailand's advantages include mature Bangkok and Phuket property markets with proven appreciation, high quality of life and infrastructure as of mid-2025, and an established legal framework for foreign property ownership. Multiple visa options cater to different investor profiles, while the growing economy projects 3.1% GDP growth for 2025.

Disadvantages include higher minimum investment than Malaysia or Philippines, no direct land ownership for foreigners, and a longer path to citizenship than Cambodia. Annual reporting requirements are stricter than some neighbors, and the limited PR quota of 100 per nationality per year creates competition.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Thailand's residence by investment program in June 2025 offers a viable path for property investors seeking long-term residency in Southeast Asia.

The 10 million THB minimum investment in condominiums provides a straightforward route to annual renewable residency, with potential paths to permanent residency and eventual citizenship. While more expensive than some regional alternatives, Thailand offers a stable property market, particularly in Bangkok's CBD and Phuket's luxury segment, combined with excellent infrastructure and quality of life.