Can You Get a Visa by Buying Property in Thailand?
Can You Get a Visa in Thailand by Buying Property?
No, purchasing an apartment or villa in Thailand does not automatically grant you a visa. The law does not provide such grounds. However, some developers use the concept of a “free visa” in their marketing: they may arrange a tourist or long-term visa as a gift for the client, or include the Thailand Elite package in the property price.
Why You Can’t Buy a Property and Automatically Get a Visa
In some countries, “golden visa” programs exist — invest in real estate and gain residency rights. Cyprus, Greece, Spain, and Portugal are common examples. Thailand is not on this list.
Here, real estate and visas are two separate areas:
So, when you buy a seaside apartment, you own a property but don’t gain any special immigration status. You’ll still need to live in the country under a tourist, retirement, business, or other type of visa.
Here, real estate and visas are two separate areas:
- Property transactions are regulated by the Land Department.
- Visas and residency are handled by the Immigration Department.
So, when you buy a seaside apartment, you own a property but don’t gain any special immigration status. You’ll still need to live in the country under a tourist, retirement, business, or other type of visa.
Why Developers Say “Visa Included”
It’s a marketing tool. When a developer says: “Buy an apartment — get a visa,” it usually means one of two things:
In reality, the visa is not “tied” to the property itself, but the client doesn’t have to deal with the bureaucracy — it’s bundled into the deal.
- The company’s lawyers arrange a standard visa (tourist, Non-O, or ED).
- The price of the property includes a Thailand Elite package, giving the buyer a 5–10 year visa.
In reality, the visa is not “tied” to the property itself, but the client doesn’t have to deal with the bureaucracy — it’s bundled into the deal.
What is Thailand Elite?
Thailand Elite (Thailand Privilege Card) is an official government program. It’s essentially a membership card that grants a long-term visa valid for 5–20 years. Packages start at 900,000 THB (≈2.4M RUB).
For developers, this tool is convenient: the buyer not only gets a condo but also the ability to live in Thailand without visa hassles. In practice, the visa is simply prepaid as part of the property transaction, though the client may not realize it.
For developers, this tool is convenient: the buyer not only gets a condo but also the ability to live in Thailand without visa hassles. In practice, the visa is simply prepaid as part of the property transaction, though the client may not realize it.
Why This Myth is Popular
- Comparison with Europe: Many people think that if Spain or Portugal offers residency via property, Thailand must as well.
- Developer marketing: “Visa included” sounds attractive and adds perceived value.
- Lack of information: Few Russian-language resources explain Thailand’s visa system, so myths about “property visas” spread easily.
What Visas Are Actually Available to Property Owners
Owning a condo or villa does not grant a visa, but it can sometimes help indirectly:
So, real estate can be a supporting factor, but it is never the sole basis for a visa.
- Tourist Visa — up to 60 days + extension. Owning property can be shown as proof of residence.
- Retirement Visa — for foreigners 50+ with a deposit in a Thai bank. Property ownership can support the application.
- Elite Visa — Thailand Elite membership, sometimes included by developers.
- Non-O (family) — for spouses/children of Thai citizens.
- Non-B (business/work) — if the owner starts a business or gets a job in Thailand.
So, real estate can be a supporting factor, but it is never the sole basis for a visa.
Case Study
In 2024, a buyer purchased a Phuket apartment for 12M THB (≈31M RUB). The developer included a 5-year Thailand Elite package in the price. The client received both the condo and a long-term visa.
On paper, this looked like “visa through property,” but legally, the visa was issued via Thailand Privilege, not the property purchase itself.
On paper, this looked like “visa through property,” but legally, the visa was issued via Thailand Privilege, not the property purchase itself.
Why Investors Still Choose Thailand
Even without a “golden visa,” Thailand remains attractive for investment:
As a result, many investors accept standard visa rules while treating property as a profitable asset.
- Property values are rising: in Phuket, prices nearly doubled over 10 years.
- Rental yields average 6–8% annually, with villas reaching up to 10%.
- Tourism and infrastructure development drive demand.
As a result, many investors accept standard visa rules while treating property as a profitable asset.
FAQs
Can I get permanent residency by buying property?
No. PR is issued under a separate program and is not tied to real estate.
Why do developers promise a visa?
It’s marketing. Usually, it refers to Thailand Elite or assistance with a tourist visa.
Which visa suits property owners best?
In practice — retirement visa (for 50+) or Thailand Elite.
What if I invest 10M THB or more?
This amount may qualify for investment-based PR programs, but still, no special “property visa” exists.
What’s better: buying Elite directly or through a developer?
It’s the same — you either pay Elite yourself or it’s included in the apartment price.
No. PR is issued under a separate program and is not tied to real estate.
Why do developers promise a visa?
It’s marketing. Usually, it refers to Thailand Elite or assistance with a tourist visa.
Which visa suits property owners best?
In practice — retirement visa (for 50+) or Thailand Elite.
What if I invest 10M THB or more?
This amount may qualify for investment-based PR programs, but still, no special “property visa” exists.
What’s better: buying Elite directly or through a developer?
It’s the same — you either pay Elite yourself or it’s included in the apartment price.
Conclusion
Buying real estate in Thailand does not grant a visa. Stories about “property visas” are a myth used by developers for marketing.
In reality, visas are only available through existing programs: tourist, retirement, business, or Thailand Elite. Developers may sometimes cover the cost of Elite or assist with visa arrangements, but this is a bonus, not a legal guarantee.
Property in Thailand should be purchased for rental income, capital growth, and lifestyle by the sea — visas must be arranged separately, unless you receive Elite as a promotional add-on.
In reality, visas are only available through existing programs: tourist, retirement, business, or Thailand Elite. Developers may sometimes cover the cost of Elite or assist with visa arrangements, but this is a bonus, not a legal guarantee.
Property in Thailand should be purchased for rental income, capital growth, and lifestyle by the sea — visas must be arranged separately, unless you receive Elite as a promotional add-on.