New Thai visa starting from 3 million baht. Fact or myth?

Investor visa to Thailand for property purchases of 3 million baht or more: fact or myth?

Now (January 2026), information is increasingly appearing in the Russian-speaking segment about a “new investor visa in Thailand for property purchases of 3 million baht or more.” This visa is issued for 20 years for the purchase of an apartment in Thailand worth at least 3 million baht, or for renting property for at least one year. This phrase is actively used by developers and agencies when promoting the purchase of apartments and villas in Thailand.

The gist is that agents promise to issue you and your entire family a 20-year Thai visa if you purchase real estate in Thailand worth at least 3 million baht. They also report that such a visa can be obtained for officially renting property in Phuket starting from 85,000 baht/month, provided that the entire year’s rent is paid in advance.

We’ve looked into whether such a visa actually exists, which visa programs actually work, and what investors should know before buying property in Thailand.

Is there an official investor visa for purchasing property starting from 3 million baht?

The short answer is no, it’s not true, it’s a marketing ploy.

As of 2025-2026, Thailand’s immigration law does not provide for a separate official visa that is automatically issued to a foreigner solely based on the purchase of real estate worth 3,000,000 baht.

It’s important to understand a key point:

Owning real estate in Thailand does not in itself grant the right to long-term residence or obtain Visas.

This is confirmed by:

• Thai Immigration Service practices;
• official visa programs of the BOI and the Immigration Bureau;
• legal clarifications from Thai lawyers.

To confirm this information, we analyzed the most current and official visa document available on the Thai government’s official website. Here’s a link for you to read: https://www.immigration.go.th/wp-content/uploads/2021/11/1.2.2-Notification-of-Immigration-Commissionมีครุฑ.pdf

Why then are they talking about a “new visa for “3 million baht in Thailand”?

In practice, this term is most often a marketing gimmick rather than a legally binding status.

Usually, it follows the following pattern:

• you buy real estate for 3 million baht or more;
• then you receive assistance from a real estate agency or developer in obtaining a long-term visa through alternative programs;
• or assistance with extending your current visas, opening a bank account, and renting.

❗ This is not a separate type of visa, but a package of services, where the purchase of real estate is used as a pretext, but not as a legal basis for issuing a visa.

Official Thai visas related to Investments

For your convenience, we’ve listed real visa programs that actually exist.

Thailand Investment Visa

This is the only classic “investor visa” enshrined in immigration regulations.

Main conditions:

• investments from 10 million baht;
• investments can be in:
  • new real estate,
  • government bonds,
  • deposits in Thai banks;
• real estate must be registered directly to the investor;
• the visa is extended while maintaining the investment.

👉 Purchasing property worth 3 million baht is not eligible for this program.

LTR Visa (Long-Term Resident)

A modern long-term visa valid for up to 10 years, aimed at wealthy foreigners.

Requirements:

• assets from USD 1 million;
• investments in the Thai economy from USD 500,000;
• part of the investment can be directed to real estate.

LTR is suitable for large investors, but is not directly related to the minimum purchase of a home for 3 million baht or rent from 85,000 baht/month for an year.

Thailand Privilege Visa (formerly Elite)

A popular long-term visa for 5–20 years, issued through a membership fee.

Features:

• does not require the purchase of real estate;
• granting long-term residency;
• often used by investors in conjunction with the purchase of apartments or villas.

Important: This is a visa program for a contribution, not for real estate investment. This is the visa that developers often issue as a gift for purchasing real estate.

Can I legally live in Thailand after purchasing real estate?

Yes, but through standard visa tools, not automatically.

Purchasing real estate can:

• simplify opening a bank account;
• confirm financial solvency;
• be used as an argument when extending visas;
• combine with:
  • Thailand Privilege Visa,
  • long-term non-immigrant visas,
  • work or business visas.

However, the purchase of real estate itself is not a basis for a visa.

Main Risks for Investors

Before purchasing real estate in Thailand, it is important to consider:

• ❌ Don’t trust promises of a “visa upon purchase” without reference to a specific visa type or document from the Thai government;
• ❌ Ask for clarification on the difference between an investment visa and a tourist visa;
• ❌ Ask for written guarantees for visa support.

Conclusion

There is no official Thai investor visa for purchasing real estate worth 3 million baht or more.

What’s real:

• Buying real estate is an investment, not a basis for a visa;
• Investor visas start at 10 million baht investment;
• Long-term residency is obtained through LTR, Privilege, or other non-immigrant visas;
• Advertisements about a “new visa for a purchase of three million baht” are most often a marketing ploy to find clients to buy real estate in Phuket.

Need a consultation?

If you are considering buying real estate in Thailand and want to:

• understand which visa is right for you;
• calculate investment returns;
• avoid legal and visa risks

we help with all these issues and fully support the transaction, from choosing real estate to purchasing, obtaining ownership, and obtaining a visa.