Does Thailand have a Golden Visa

Thailand has a wide variety of classes of Visas. The best option for real estate investment is called the LTR (long term resident) visa.

How long does the LTR visa last?

The Long Term Visa the LTR visa is initially issued for 5 years, and can de extended an additional 5 years after verifying the requirements are still being met.

Can I bring my family with me on my LTR Visa?

Yes. Who you can bring: • Legal Spouse: Includes legally recognized same-sex spouses. • Children: Unmarried children under 20 years old. • Parents: Parents of the main LTR holder are also eligible under updated rules.

How much does the LTR visa cost.

The application is free. There is a 50,000 baht fee to issue the visa once it is approved.

Does the LTR visa have tax benefits?

Absolutely! Your world income is not taxed only your remittances to Thailand if these are income. Income tax is capped at 17% as compared the the top tax bracket of 35%

What is the difference between the LTR Visa and The Thailand Privilege Card

The Thai Privilege Card is grants you the right to live in Thailand, and some nice perks. However the fee you pay is a fee, it cannot be recovered. The LTR Property Investment visa is more aligned to those willing to commit around 500,000 USD into property. However under the LTR you get your investment back after you sell. You can bring your family without having to buy a Privilege Card for each. The tax treatment is also more favorable under the LTR.

Thailand's Golden Visa by Real Estate Investment

Thailand's 10-Year Property Investment Visa

Published on: 2026-11-02Updated: 2026-11-02

Share on:

Complete Guide: Invest in Bangkok Luxury Real Estate and Secure Thailand’s 10-Year LTR Visa

Bangkok has surged to the forefront of preferred destinations for high-net-worth investors and families from the GCC, wider Middle East and indeed globally. The appeal combines world-class private healthcare, tax-efficient wealth management, and strong rental yields.

Through Thailand's Long-Term Resident (LTR) Visa program, overseas buyers can pair an acquisition of prime Bangkok freehold real estate with ten years of renewable legal residency.

Royalty-Free Visual Resources for this section:

LTR Visa Thailand - Long Term Resident Program

What is Thailand’s 10-Year Long-Term Resident (LTR) Visa?

Administered by the Board of Investment (BOI), the LTR Visa provides qualified individuals and their immediate families (spouse and up to four dependent children under age 20) with streamlined residency and unique fiscal advantages.

Key LTR Visa Privileges

10-Year Renewable Multi-Entry Visa: Issued as a 5-year initial permit, seamlessly extendable for another 5 years.
Exemption from Foreign-Sourced Income Tax: Overseas income and capital gains brought into Thailand are entirely tax-exempt.
Annual Reporting: Replaces the standard, cumbersome 90-day reporting requirement with a single annual check-in.
Airport Fast-Track: Access to VIP immigration fast-track lanes at all major international airports across Thailand.
Digital Work Permit Option: Fast-track access to work authorization without the typical domestic ratio mandates.

Real Estate Criteria: Wealthy Global Citizen Track

To qualify for the LTR Visa via property investment under the Wealthy Global Citizen category, applicants must satisfy direct financial milestones:

Direct Real Estate Investment: A minimum purchase of $500,000 USD (approximately 17.5M+ THB) in completed, fully licensed freehold condominium units.
Net Worth Requirement: Documented total net assets of at least $1,000,000 USD globally.
Stable Annual Income: Personal income of at least $80,000 USD per year over the trailing two years.
Health Coverage: A comprehensive health insurance policy with a minimum coverage limit of $50,000 USD, or an equivalent cash deposit held in escrow.

(Note: Applicants aged 50 and above can consider the Wealthy Pensioner track, which lowers the required direct real estate investment to $250,000 USD when accompanied by a qualifying pension).

Prime Bangkok Neighborhoods for GCC Investors

Selecting the right location protects your capital and delivers strong occupancy and resale liquidity:

Sukhumvit Core (Phrom Phong, Thong Lo, Asok): The premier choice for lifestyle and convenience. Moments away from leading medical facilities (such as Bumrungrad and Samitivej), luxury shopping destinations (EmQuartier, EmSphere), and international schools.
Sathorn & Lumpini: Bangkok's financial center. Characterized by diplomatic residences, panoramic views over Lumpini Park, and quiet residential lanes close to Michelin-starred dining.
Chao Phraya Riverside: The pinnacle of luxury living. Features ultra-exclusive branded residences managed by five-star hospitality brands, complete with private water transit and tranquil waterfront surroundings.

Step-by-Step Acquisition and Visa Roadmap

Portfolio Selection: Identify pre-screened, BOI-compliant freehold units matching your family’s space and yield expectations.
Foreign Exchange Transfer (FET): Transfer investment funds in foreign currency to a local banking partner to secure certified FET documentation.
Title Registration (Chanote): Execute property transfer deeds at the Land Department to register full, unencumbered freehold ownership under your name.
BOI Application & Visa Endorsement: Submit property records, asset declarations, and personal files to the Board of Investment for formal verification, followed by visa issuance at the One Stop Service Center (OSOS) in Bangkok.

Start Your Bangkok Property & Residency Journey

RE/MAX Executive Homes Bangkok manages the complete acquisition process—from identifying eligible luxury freehold developments to coordinating legal due diligence, title deed transfers, and Board of Investment application support.

Office: Bangkok, Thailand
Direct WhatsApp: +66 81 8907469
Email: [email protected]
Call: +66 (0)2-391-8645
Visit: www.Executive-Homes.biz

Youme

Sales Director

REMAX Executive Homes

The first REMAX real estate agency in Bangkok