Buying a condo or leasing a villa in Thailand does not come with a visa. You need a visa or exemption that fits how long you stay and what you do here. These are the routes owners use most.
Short visits: 30-day exemption
Since 15 September 2026, visitors from around 60 countries, including the UK, US, EU, Australia and Canada, get 30 days on arrival without a visa, down from the 60 days allowed since 2024. It can usually be extended once at Immigration for another 30 days for a fee of about 1,900 baht. Check your own nationality on the Thai Ministry of Foreign Affairs website before you travel.
All arrivals also need to complete the Thailand Digital Arrival Card (TDAC) online before landing. It's free on the official site.
Destination Thailand Visa (DTV)
For remote workers and people on longer cultural stays:
- 5-year multiple-entry visa, 180 days per entry, extendable once by 180 days
- proof of 500,000 baht in funds
- fee about 10,000 baht, applied for online from outside Thailand
- you cannot work for a Thai employer
Long-Term Resident (LTR) visa
A 10-year visa (5 + 5) for higher earners and wealthy individuals. The main categories:
- Wealthy Global Citizen: assets of at least US$1 million, with at least US$500,000 invested in Thailand (Thai property can count)
- Wealthy Pensioner: aged 50+, with passive income of at least US$80,000 a year (or US$40,000 plus a US$250,000 investment)
- Work-from-Thailand Professional and Highly Skilled Professional: income-based
The fee is 50,000 baht. Apply through the BOI's LTR website.
Thailand Privilege (formerly Elite)
A paid membership visa: Bronze 650,000 baht for 5 years, up to Diamond at 2.5 million baht for 15 years, as of August 2026. Simple, but you're paying for convenience.
Retirement (age 50+)
- Non-Immigrant O-A: typically 800,000 baht in a Thai bank, or 65,000 baht monthly income, plus health insurance.
- Non-Immigrant O-X: a 10-year option for some nationalities, with 3 million baht on deposit.
Banks and Immigration offices have become stricter about how long funds must be held. Check the current requirements with your Thai embassy.
Watch the tax line
Spending more than 180 days in Thailand in a year makes you a Thai tax resident, which can affect how foreign income you bring in is taxed. See our rental tax guide.
Want someone to handle this?
If you own a villa or condo in Phuket, Pearl Property's management team takes care of the day-to-day paperwork for owners, from TM30 reports to tenant contracts and rental records for your accountant.
General information, not legal or tax advice. Figures were correct on the date shown above; rules change, so confirm with a Thai lawyer, accountant or the relevant office before you act.