Thailand Investment Visa for 3 Million Baht: Facts, Myths, and What the Law Actually Says

In 2025–2026, a persistent claim keeps circulating online: "Buy a property in Thailand for 3 million baht and get a visa." Some websites frame it as a "Thailand investment visa" or even suggest you can get residency in Thailand through real estate. At Thai Residence, we hear this question from clients on a regular basis - so we reviewed official documents, immigration authority guidelines, and Thai government publications to provide a clear, legally accurate answer.

The Short Answer

There is no visa in Thailand that is automatically granted upon purchasing property worth 3 million baht or more. Obtaining a residence permit in Thailand solely by owning a condominium or apartment is not possible. A temporary visa can theoretically be considered, but it is not a standalone "investment visa" and not a guaranteed pathway - every case is assessed individually.

Where the 3 Million Baht Figure Comes From

The figure of 3,000,000 THB does appear in official sources, but in a limited and frequently misinterpreted context. Non-Immigrant Visa B (Investor) According to materials published by the Ministry of Foreign Affairs of Thailand, a temporary Non-Immigrant B visa may be considered for foreigners who have invested at least 3 million baht in approved instruments — a condominium, a deposit in a Thai bank, or Thai government bonds. However, it is important to understand that this is a temporary visa typically valid for 90 days to 1 year, property ownership alone does not grant automatic entitlement, each application is reviewed on a case-by-case basis, and in practice this mechanism is applied rarely and selectively. This is not a "visa for buying a condo" - it is a standard Non-B visa where an investment may serve as just one of several supporting grounds.

The "Stay in Thailand for Investment Purposes" Program

The Thai Government portal does mention a residency option for investors of 3 million baht or more. However, the key condition that most articles fail to mention is that this provision applied to foreigners who had been granted entry permission before October 1, 2006. For new applicants, this rule is effectively inactive.

What Buying Property in Thailand Does Not Give You

Purchasing an apartment or condominium in Thailand does not grant an automatic visa, does not guarantee an extension of stay, does not qualify as grounds for permanent residency, and does not replace long-term visa programs. In other words, getting a residence permit in Thailand through property purchase is not possible — not at 3 million baht and not at any other amount. Understanding this before making a purchase decision is essential to avoid planning based on inaccurate information found online.

Which Options Actually Work for Long-Term Stay

In practice, foreigners planning to live in Thailand long-term use other visa programs. Each one serves a different purpose - and none of them require purchasing property, although owning a home can be a convenient complement.

Thailand Privilege (formerly Elite)

Is a paid membership program granting the right to stay for 5 to 20 years. Pricing starts at 600,000 baht. It is the most popular option among those who want to live in Thailand without being tied to employment or business registration.

LTR Visa (Long-Term Resident)

Is a BOI-backed program for wealthy pensioners, remote workers, high-income professionals, and investors. It grants the right to stay for up to 10 years with a work permit option.

Retirement Visa (50+)

Is an annually renewable visa for foreigners over 50 who can demonstrate a monthly income of at least 65,000 baht or a deposit of at least 800,000 baht in a Thai bank. Work and Business Visas are for those operating a business or formally employed by a Thai company with a valid work permit.

What We See in Practice

Over years of working in the Pattaya property market, we have noticed a consistent pattern. Clients who initially come with the question "how do I get a visa by buying a condo" eventually separate the two decisions. Some apply for Thailand Privilege and purchase an apartment for personal use alongside it. Others choose the retirement visa and buy property as an investment generating rental income. Some start with renting to test the area and lifestyle before committing to a purchase. What they all have in common is this: buying property and resolving your visa status are two separate decisions, and the best outcome happens when both are made deliberately - not based on a formula from a promotional post online.

The Bottom Line

The formula "buy property for 3 million baht and get a visa" does not exist in Thailand. The accurate statement is: investments of 3 million baht or more may be used as one of several grounds for applying for a temporary Non-Immigrant visa, but each case is assessed individually and approval is not guaranteed.

Considering Buying Property in Thailand?

We have been working in the Pattaya real estate market more than 15 years, helping clients find the right property based on their goals - whether it is an investment, a relocation, or seasonal living. We do not sell visas and we do not promise "residency through purchase," but we know the market from the inside and can help you make an informed decision. Get in touch - we will explain how it works in practice and find options that match your budget and objectives.