Property Investment Legal Structuring (From THB 3 Million)

For Foreign Investors, Expats, Retirees & Families

“This document is provided as legal advisory and compliance guidance under Thai property and immigration framework.”

Thailand Longstay Visa under the property investment framework is a legally structured advisory process designed to support foreign nationals seeking long-term residence in Thailand through qualifying real estate investment.

This framework is not an automatic immigration entitlement. Eligibility is assessed based on legal structure, transaction validity, compliance with Thai property law, and supporting immigration documentation.

Investment alone is not sufficient unless it is properly structured in accordance with applicable legal and regulatory requirements in Thailand.

The program is based on the principle that foreign property investment may be considered as part of a long-term stay assessment, subject strictly to Thai immigration discretion and compliance standards.

Each case is evaluated individually based on:

• Property ownership structure
• Legality of transaction execution
• Registration status under Thai law (where applicable)
• Completeness of supporting documentation
  

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Under Thai law, property-related rights must be properly structured to be considered within this framework.

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The minimum qualifying investment under this framework is THB 3,000,000 per eligible property unit.

Each investment must:

• Be supported by a legally valid acquisition structure
• Be properly documented with proof of payment
• Comply with applicable Land Department registration requirements (where applicable)
  

The source of funds and ownership structure are subject to compliance review as part of the eligibility assessment process.

Only qualifying transactions executed under Thai legal standards will be considered.

Key conditions include:

• The property must be acquired from a Thai individual owner or a Thai registered juristic entity
• The Sale and Purchase Agreement or equivalent legal instrument must be executed On or After 1 OCTOBER 2025
• The transaction must comply with Land Department registration requirements where applicable
  

Transactions outside this framework may not be accepted for visa eligibility consideration.

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Dependent eligibility may extend to immediate family members, subject to immigration criteria and documentary proof.

Eligible dependents generally include:

• Legally recognized spouse
• Unmarried children under 20 years of age
• Parents aged 50 years and above
  

All family applications remain subject to proper legal structuring and immigration approval.

Applicants must prepare and submit:

• Passport copy
• Visa application form with photographs
• Sale / Lease / Sap-Ing-Sith agreement
• Land Department registration documents
• Proof of payment (minimum THB 3M investment)
• Property title documents
• Tax and transfer receipts
• TM30 residence notification
• Property photographs and location verification
• Supporting legal compliance documents

“Start Your VISA Application” – Submit Your Documents for Review

For investments of 3M THB+ from 1 October 2025

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Scenario A: Single Ownership (1 Condo ≥ 3M)

✔ Eligible for 1 visa application right

Scenario B: Joint Ownership (Spouse)

✔ Requires legal structuring and waiver of duplicate entitlement. Eligible for 1 visa application right

Scenario C: Multiple Properties (<3M each)

❌ Not eligible individually, even if aggregated value exceeds threshold

Scenario D: Family Structure Ownership

✔ Main applicant + dependents under qualifying structure

Scenario E: Off-plan Property Under Construction

❌ Not eligible until completion + registration

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In practice, foreign nationals holding a valid long-term visa based on property investment may be eligible to open a Thai bank account, subject to individual bank compliance policies.

Approval is not automatic and depends on:

• Bank KYC/AML requirements
• Proof of residence and supporting documentation
• Source of funds verification
• Internal bank discretion
  

REMARK: Bank account approval is independent from visa issuance and subject to each financial institution’s internal policy.

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Applicants often face challenges where legal structuring is not properly executed prior to purchase.

Common issues include:

• Incorrect ownership structure
• Unregistered or incomplete agreements
• Inadequate proof of funds documentation
• Co-ownership arrangements without legal clarity
  

In such cases, property ownership alone may not be sufficient for visa eligibility.

Long-term stay eligibility in Thailand is not automatic and is evaluated on a case-by-case basis. This program is governed by administrative discretion and documentary compliance standards, not automatic entitlement.

Accordingly:

“Possession of property does not automatically confer visa eligibility unless all legal conditions are satisfied.”

Therefore, proper legal structuring ensures that:

• The property ownership is legally valid
• The transaction complies with Thai regulations
• Immigration requirements are properly supported
• Documentary evidence is consistent across all submissions
  

Applicants are required to go through a registered Thailand Long Stay authorized company in advance. The company will verify all investment documentation and, confirm eligibility under the official investment criteria. An official eligibility certification letter wil be issued.

And, Only after receiving this certification, the applicant may proceed to apply for the Property Long Stay Visa at the Immigration Bureau.

House & Condo Lawyer provides specialized legal services in Thai real estate and foreign investment structuring.

With over 15 years of experience and more than 1,000 property-related cases handled, our focus is on ensuring that property acquisition structures are legally compliant and aligned with applicable Thai law.

Our role is advisory, assisting clients in structuring transactions to meet legal, contractual, and immigration-related requirements.

Our services include:

• Property Due Diligence (Legal & Title Verification)
• Sale & Purchase Agreement Structuring
• Leasehold Registration Advisory
• Sap-Ing-Sith Structuring & Registration Support
• Foreign Ownership Compliance Review
• Long-stay Visa Eligibility Assessment & Application
• Family Structuring & Dependency Planning
• Land Department Documentation Support
  

“Contact Our Legal Team” – Schedule Your Appointment!!

Secure your Property Long Stay Visa now

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For the first 10 qualified applicants only

✔ We provide full legal structuring & visa advisory support
✔ No legal service fee charged until visa approval is granted

Government fees and official charges are excluded and paid at actual cost.

Remark : We reserve the right to modify or withdraw this promotion without prior notice.

“Start Your Application — First 10 Applicants Only”

No legal fee until visa approval. Government fees excluded

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Q1: Can foreign investors who invest in real estate starting from 3 million THB apply for a Long Stay Visa directly at the Immigration Office?

No, Foreign investors cannot directly apply for the Property Long Stay Visa at the Immigration Office.This is because the authorities must first verify that the real estate investment fully meets all required eligibility conditions.

Applicants are required to go through a registered Thailand Long Stay authorized company in advance. The company will verify all investment documentation and, confirm eligibility under the official investment criteria. An official eligibility certification letter wil be issued. And, Only after receiving this certification, the applicant may proceed to apply for the Property Long Stay Visa at the Immigration Bureau.

Q2: Do I need to purchase property from a specific developer to qualify for the Longstay Visa?

No. This is a common misunderstanding in the market. There is no legal requirement under the framework that the property must be purchased from any specific developer or exclusive project.

Eligibility depends on the property type, value (≥ THB 3 million), and proper legal structure. Transactions must be completed with a Thai individual or Thai registered juristic entity. In addition, the Sale and Purchase Agreement (or equivalent legal instrument) must be executed on or after 1 October 2025, in accordance with the applicable framework requirements

Q3: Are off-plan or under-construction properties eligible?

Generally, no. Off-plan properties are not eligible until completion.

Eligibility requires completed and legally registered documentation such as condominium title deed (อช.2), registered lease agreement, or Sap-Ing-Sith certificate issued by the Land Department, together with required supporting evidence. Applications are considered only after completion and full legal registration.

Q4: What is the minimum investment required?

The minimum qualifying investment is THB 3,000,000 per eligible property unit, subject to legal structure and documentation requirements.

Q5: Can foreigners own land in Thailand under this framework?

No. Foreign land ownership is not permitted under Thai law. However, leasehold structures and Sap-Ing-Sith rights may be utilized where legally applicable.

Q6: What is Sap-Ing-Sith (Right Over Leasehold Asset)?

It is a legally registered real right under Thai law, allowing structured rights over property including use, transfer, inheritance, and mortgage under defined legal conditions.

Q7: Can multiple properties be combined to meet the THB 3 million requirement?

Generally no. Each property must independently meet the minimum investment threshold and legal qualification criteria.

Q8: Can family members apply under the same structure?

Yes. Eligible dependents include spouse, unmarried children under 20, and parents aged 50 or above, subject to immigration requirements and proper legal structuring.

Q10: What happens if I sell the property later?

Visa eligibility may be affected depending on timing, structure, and immigration conditions at the time of disposal.

Q11: What are the common reasons for visa rejection?

Typical issues include incorrect ownership structure, unregistered agreements, insufficient financial evidence, and inconsistencies in documentation submitted to immigration authorities.

Q12: Is legal assistance required?

Not mandatory, but strongly recommended due to the complexity of Thai property law and immigration compliance requirements.

Q13: Can leasehold property be used for eligibility?

Yes, provided the lease is properly structured, registered where required, and meets the minimum investment and compliance conditions.

Q14: Is visa approval guaranteed if all requirements are met?

No. Approval remains at the discretion of Thai immigration authorities, even where all requirements are satisfied.

Q15: What is the role of legal structuring in this process?

Proper legal structuring ensures that ownership, transaction documentation, and investment form are aligned with Thai property law and immigration requirements. Without correct structuring, even qualified investments may not be accepted for visa consideration.

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