How to Get an Investment Visa in Thailand
How to Get an Investment Visa in Thailand
Foreigners can apply for an investment visa in Thailand by investing in government bonds, a business, or real estate. The minimum investment amount is 10 million THB (≈26 million RUB). This visa allows long-term stay in the country, annual renewals, and eligibility for permanent residency if conditions are met.
What is an Investment Visa?
An investment visa is a type of long-term residence permit in Thailand. It is granted to foreigners who invest in the country’s economy. Unlike tourist or student visas, it is intended for those who plan to live and conduct business in Thailand on a permanent basis.
The main idea is simple: you invest in the economy, and the government gives you the right to stay long-term.
The main idea is simple: you invest in the economy, and the government gives you the right to stay long-term.
Conditions for Obtaining the Visa
As of 2025, the following rules apply:
Minimum investment: 10 million THB (≈26 million RUB).
- Eligible investment formats:
— Purchase of Thai government bonds.
— Investment in the share capital of a Thai company.
— Purchase of a condominium or apartment from a developer (the property must be completed and registered in the land registry).
- Validity period: 1 year with the option of renewal.
- Eligible dependents: Spouse and children under 20 years old are also entitled to visa renewals.
How It Works with Real Estate
Most foreigners choose real estate. You purchase an apartment or several units worth at least 10 million THB, register the deal at the Land Department, and obtain ownership documents. Based on these papers, you apply for an investment visa.
Important: the condominium must have a legally clear status (a condo project where the foreign ownership quota of 49% has not been exceeded).
Important: the condominium must have a legally clear status (a condo project where the foreign ownership quota of 49% has not been exceeded).
Real-Life Example
In 2024, one ATHOME client purchased two apartments in Pattaya for 11.5 million THB (≈30 million RUB). After registering ownership, he applied at the Chonburi Immigration Office. The visa was issued within a month. Today, he lives in Thailand with his wife, while his apartments generate about 80,000 THB per month (≈210,000 RUB) in rental income.
This way, the investment combines both residence and rental returns.
This way, the investment combines both residence and rental returns.
Application Procedure
1. Choose your investment format — most often real estate.
2. Prepare documents — passport, bank statement confirming transfer of funds, property or shareholding documents.
3. Submit the application — at the local immigration office.
4. Pay the government fee — about 7,600 THB (≈20,000 RUB).
5. Receive your visa — processing usually takes 3–4 weeks.
2. Prepare documents — passport, bank statement confirming transfer of funds, property or shareholding documents.
3. Submit the application — at the local immigration office.
4. Pay the government fee — about 7,600 THB (≈20,000 RUB).
5. Receive your visa — processing usually takes 3–4 weeks.
Alternatives to the Investment Visa
In addition to the investment visa, there are other long-term stay options:
The investment visa is advantageous because the funds are placed into assets — real estate or bonds — which can later be used or sold.
- Elite Visa — issued under the Thailand Privilege Card program. Packages start from 900,000 THB (≈2.4 million RUB) for 5 years.
- Retirement Visa — available for people over 50 years old with sufficient savings or regular income.
- Business Visa (Non-B) — for those starting a company and obtaining a work permit.
The investment visa is advantageous because the funds are placed into assets — real estate or bonds — which can later be used or sold.
FAQs
Can I buy land for the visa?
No, foreigners are not allowed to own land. Only condominiums or apartments are eligible.
Do investments return?
Yes. Bonds can be redeemed, and property can be sold. The key requirement is that the total investment must not fall below 10 million THB at the time of renewal.
How many years can I live on an investment visa?
It can be renewed annually as long as the investment is maintained. In practice, many live this way for decades.
Can I work with this visa?
No. To work, you need a separate business visa and work permit.
Which is better: Investment Visa or Elite Visa?
The Elite Visa is easier to obtain but only provides the “right to live” without assets. The Investment Visa requires funds, but you gain property or bonds that remain in your possession.
No, foreigners are not allowed to own land. Only condominiums or apartments are eligible.
Do investments return?
Yes. Bonds can be redeemed, and property can be sold. The key requirement is that the total investment must not fall below 10 million THB at the time of renewal.
How many years can I live on an investment visa?
It can be renewed annually as long as the investment is maintained. In practice, many live this way for decades.
Can I work with this visa?
No. To work, you need a separate business visa and work permit.
Which is better: Investment Visa or Elite Visa?
The Elite Visa is easier to obtain but only provides the “right to live” without assets. The Investment Visa requires funds, but you gain property or bonds that remain in your possession.
Conclusion
The Thai Investment Visa is an opportunity to live legally in the country if you are ready to invest at least 10 million THB. Most foreigners prefer condominiums in Pattaya or Phuket: combining residence, rental income, and a solid legal basis for long-term stay.
This option is ideal for those who want not only to vacation in Thailand but also to build a business, lifestyle, and future here.
This option is ideal for those who want not only to vacation in Thailand but also to build a business, lifestyle, and future here.