Thailand's Non-Immigrant Visa with extension of stay for investment is a traditional capital investment residence pathway, enabling foreign nationals who invest in approved Thai assets to obtain annual renewable residence. It targets people who wish to live in Thailand by committing capital to Thai financial instruments or real estate, without any requirement to work or run a business. The government now describes it as a two-tier framework: the long-standing THB 10 million route administered directly by the Immigration Bureau, and a newer THB 3 million property-based route introduced by Immigration Bureau Orders No. 237/2568 and No. 238/2568, effective 1 October 2025, which requires a certification letter from the Ministry of Tourism and Sports.
The classic route requires THB 10 million across fixed deposits, government/state-enterprise bonds, condominiums, or any combination totalling at least THB 10 million. Only condominium units registered under the foreign quota qualify as real estate — land, houses, and commercial property do not.
Since 1 October 2025, a separate property-based route allows a one-year renewable stay with an investment of at least THB 3 million in Thai residential property (a freehold condominium or qualifying leasehold arrangement), provided the applicant obtains a certification letter from the Ministry of Tourism and Sports. A rental-based "long-stay support" variant referencing an approximately THB 85,000/month benchmark has also been described. Like the THB 10 million route, the THB 3 million pathway grants only a one-year renewable extension — not permanent residence — and confers no tax benefits.
For the initial Non-Immigrant visa:
For the extension of stay:
The initial Non-Immigrant visa provides 90 days. After establishing the qualifying investment, the holder applies for a 1-year extension of stay at the Immigration Bureau. Extensions are renewable annually for THB 1,900 as long as the investment is maintained. Apply within 2 weeks before expiry, presenting updated investment evidence. Holders must obtain a re-entry permit before leaving Thailand or the extension is cancelled, and must report their address to the Immigration Bureau every 90 days.
The investor's spouse and children may apply for their own Non-Immigrant O visas based on dependency, with separate extensions processed at the Immigration Bureau. Dependants are not covered under the principal investor's investment and must meet standard dependency documentation requirements.
Standard Thai tax rules apply. Holders who reside in Thailand for 180+ days in a calendar year are Thai tax residents, subject to income tax on Thai-sourced income and on foreign-sourced income remitted to Thailand in the same year it is earned. No special tax exemptions or reduced rates apply to investment visa holders.
Holders are strictly prohibited from working in Thailand. The investment visa does not authorize any form of employment, and even unpaid or volunteer work may technically require a work permit. Working without a separate work permit is a criminal offense punishable by imprisonment, fines, or both.
The process has two stages. First, obtain a Non-Immigrant IM visa from a Royal Thai Embassy or Consulate abroad (or via the thaievisa.go.th portal). Second, upon entry to Thailand, transfer the required funds from overseas and make the qualifying investment, then apply for the extension of stay at the Immigration Bureau before the initial 90-day stay expires. Processing is typically same-day or within a few business days.
After 3 consecutive years of annual extensions, holders may apply for Thai permanent residence under Section 41 of the Immigration Act. Requirements include maintaining the THB 10 million investment, passing a Thai language proficiency examination, a medical examination, and paying a THB 191,400 residence permit fee. An annual quota of 100 persons per nationality applies. Permanent residents may later apply for citizenship by naturalization after 10 years of permanent residence.