PHUKET, THAILAND – A new long-stay visa for foreign property buyers drew sharp criticism on Phuket from tourism leaders, who warned of rising real estate prices, legal loopholes and visitors who may not fit the desired quality profile.
Low entry threshold for year-long stays
According to the Immigration Bureau, foreigners who bought a condominium worth at least 3 million baht or rented one for a minimum of 85,000 baht per month had been able to apply for a one-year long-stay visa since 1 October 2025. Family members and dependants of such buyers were also allowed to apply for visas to stay in Thailand under the same programme.
Tourism industry voices concern
The president of the Phuket Tourist Association, Thaneth Tantipiriyakij, said Phuket had traditionally attracted fewer long-stay holidaymakers than cities such as Chiang Mai due to higher living costs, but there was now concern that foreigners could gain access to property too easily. He stressed that the minimum investment of 3 million baht was clearly too low in relation to the expected benefits, such as the right to stay in the country for an extended period.
Fears over illegal work and price pressure
Thaneth warned that the regulation created loopholes for illegal activities, including unauthorised employment, informal business operations without permits, and the purchase of multiple units for short-term rentals to tourists. He added that an imbalance in foreign property ownership could push housing and living costs higher across the market and place a heavy burden on the local population.
Quality tourism goal seen at risk
“This contradicts the goal of Thailand and Phuket to focus on high-quality tourists rather than sheer numbers,”
said Thaneth Tantipiriyakij, president of the Phuket Tourist Association, referring to the option for accompanying relatives to enter without making their own investment. He called for stricter criteria, such as a higher minimum purchase price or additional mandatory investments in savings products or local funds for each additional family member travelling under the scheme.
Role of state-backed manager and legal limits
The state-supported Thailand Longstay Management, which stood behind the one-year long-stay visa, aimed to support the struggling property sector through foreign investment. The company pre-screened application documents for the Immigration Bureau and emphasised that foreigners with a criminal record would not receive a long-stay visa.
Ownership caps and lessons from abroad
Under the programme, foreigners were allowed to buy or rent property only from Thai developers or owners and had to comply with national ownership rules. In particular, foreigners were not permitted to hold more than 49 percent of the total condominium units in any given development.
Regional tensions as a warning sign
In other countries, booming tourism and short-term rental models had already triggered protests, with residents blaming them for sharply rising rents and purchase prices. Against this backdrop, tourism representatives on Phuket feared that an uncontrolled expansion of long-term stays via property schemes could spark similar tensions on the island.