PHUKET, THAILAND – Foreigners who buy or rent high-end homes in Thailand were offered a new path to an annual visa, but key parts of the scheme remained under review.
One-year visa tied to 3 million baht condos
Pol Col Khemmachat Wattanaphakesem, head of the local immigration office in Phuket, publicly outlined the programme this week. Foreigners who buy a condominium for at least 3 million baht and have the ownership title registered at the land office could apply for a residence permit renewable each year, an amount equivalent to just under 82,000 euros at current rates. For units in good locations in major tourist cities, officials said this was not considered an unrealistic price.
The visa did not allow side jobs or any commercial activity, and anyone wishing to work still needed a separate work permit. The normal 90‑day reporting requirement continued to apply, meaning holders had to present themselves briefly at immigration every three months. Those who failed to report risked fines or, in repeat cases, loss of the permit.
Three routes on paper, but rental options under revision
The programme officially provided three qualification routes: purchase of a condominium from 3 million baht, long‑term rental of an apartment from 85,000 baht per month, or long‑term rental of a house also from 85,000 baht per month, in each case prepaid for the full visa period. While this appeared to offer choice on paper, practice diverged from theory.
The route via condominium purchase was functioning, according to legal practitioners. By contrast, the two rental paths had been under administrative revision since March 2026 after agencies had exploited loopholes, prompting authorities to tighten rules on an interim basis. Prospective applicants hoping to secure the visa through a rental property were urged to confirm the current status directly with immigration or a licensed law firm before transferring any funds.
Ownership title and foreign quota create hidden hurdles
For visa purposes, only the completed ownership title counted, not down payments, pre‑sale contracts or off‑plan units still under construction. Buyers who wanted to move in during 2026 and apply for the visa at the same time therefore had to focus on finished and already registered properties. In practical terms, the secondary market and completed new builds offered the realistic options.
The Condominium Act’s 49 percent foreign ownership cap also applied, limiting foreign owners to at most 49 percent of units in any building. In popular locations this quota was often already exhausted, shutting out additional foreign buyers. Prospective purchasers were advised to have the quota checked before signing a sales contract, not afterwards, and to rely on vetted listings marketed as suitable for the visa.
Mandatory agents and a two-step approval process
Submitting an application directly at the immigration counter was not possible under the scheme. The programme operated exclusively through authorised agents certified by the Ministry of Tourism and Sports, who were required to handle all cases. These agents reviewed documents and forwarded them to local land offices, which in turn verified ownership titles and proof of payment before files reached immigration. Advisory services and application support by such agents formed a compulsory part of the process.
Approval followed two stages: applicants first received a 90‑day interim permit, then, after final checks, the full one‑year extension. Family members, including spouses and children under 20, could be added to the file, but only once the main applicant had obtained the annual permit. Simultaneous applications for family members during the 90‑day phase were not allowed.
Local opposition and political tension
Since its launch in October 2025, the programme had faced resistance from local business associations and civic groups. On the island, there was pressure to halt the scheme entirely amid fears of side effects. Critics worried that visa holders could engage in commercial activities without a work permit, or sublet units short term to tourists and circumvent hotel regulations. Several ministers publicly opposed the programme ahead of the parliamentary elections in February.
Authorities responded with multiple layers of verification by real estate offices, authorised agents and the land office, each conducting independent checks. Despite the opposition, the programme was now operational, but political tension around it persisted. Officials signalled that further adjustments to conditions were possible, and observers warned interested foreigners to monitor developments closely.
Who could benefit – and key risks
The scheme emerged as a realistic option for long‑term residents who planned to buy anyway and did not meet the higher wealth thresholds of the LTR visa. A 55‑year‑old person purchasing a condominium for 4 million baht and meeting all criteria could secure a residence status renewable annually, a path described as simpler and cheaper than many alternatives. The downside was that selling the unit at a later stage would also mean losing the visa.
Experts recommended that anyone with concrete plans clarify two points before starting a property search: the current status of the rental route and the foreign ownership quota of the preferred building. Both issues could be settled in a single appointment with a specialised law firm, according to advisers. Skipping this step and discovering only after signing that a unit did not qualify or that the quota was full could leave buyers in a difficult position.
Editorial note and legal caveats
The information released with the programme stressed that it did not replace professional legal or tax advice. Officials underscored that the rental route remained under administrative revision as of April 2026 and that conditions could change at short notice. Prospective investors were urged to consult a licensed law firm and the immigration authority before making any financial commitments.