You are using an outdated browser and your browsing experience will not be optimal. Please update to the latest version of Microsoft Edge, Google Chrome or Mozilla Firefox. Install Microsoft Edge

October 31, 2014

One-Year Visas for Foreign Condominium Owners

Subscribe to Updates
Bangkok Post, Corporate Counsellor Column

Thai law allows foreigners—both foreign natural and juristic persons—who meet certain criteria to purchase and own condominium units in Thailand. This eligibility is, however, subject to the overarching directives of the Condominium Act, which stipulates two unwavering legal requirements:

  • Foreign ownership in a condominium project must not exceed 49% of the total floor area of all units combined (51% of the total floor area of all units must be owned by Thais), as specified in Section 19 bis of the Act; and every foreign individual purchasing a condominium unit must qualify for foreign ownership, as prescribed in Section 19 of the Act.
  • Foreigners who lack a permanent residence permit or reside in Thailand under the laws governing investment promotion must also bring foreign currency into Thailand or withdraw money from a non-resident bank account or foreign-currency bank account to purchase and own a condominium unit in Thailand.

After the successful purchase of a unit, foreigners are, however, faced with one more pertinent issue to address: their stay in Thailand is normally limited to a period of 30, 60, or 90 days—the periods generally granted under a tourist visa—after which they must leave the country.

The question then arises: can foreigners who have absolute ownership in a condominium unit in Thailand stay in the country for periods longer than those granted under a tourist visa?

Investment of THB 10 Million

According to Royal Thai Police Bureau Order No.327/2557, dated June 30, 2014 and effective Aug 29, foreign owners of condominium units in Thailand are eligible to extend their stay in the country for a period of one year, renewable each year, through means of a one-year visa. The one-year visa is granted by reason of necessity for the purpose of investing at least THB 10 million in Thailand.

In order to be granted a renewable one-year stay under a one-year visa, foreign owners of condominium units in the country must demonstrate:

  • possession of a non-immigrant visa, granted to them by a Thai embassy or consulate;
  • evidence of remitting at least THB 10 million in funds from abroad into Thailand by presenting a copy of such proof, issued by a commercial bank in Thailand; and
  • evidence of investing in the purchase of a condominium unit at a purchase price of not less than THB 10 million by showing a copy of the official sale agreement and condominium unit title deed, registered with the relevant land office.

There are several other categories of investment through which foreigners can apply for a one-year visa. These are available to foreigners who:

  • rent a condominium unit for a period of at least three years, providing a copy of the lease agreement registered with the relevant land office;
  • deposited money in a fixed-deposit bank account with a majority-owned Thai bank and present a certificate issued by the bank confirming the fixed-deposit amount and a copy of the deposit slip; and
  • purchased government or state enterprise bonds and show a copy of the bond certificates.

In order to qualify for the one-year visa, foreigners can invest in more than one of the aforementioned categories, provided that the total investment is at least THB 10 million.

Investment of THB 3 Million

Foreigners who entered Thailand before Oct 1, 2006, and have been consecutively permitted to stay in Thailand with an investment of at least THB 3 million can continue to renew their one-year visa under the investment category if the amount of their investment is at least THB 3 million.

Advice for Foreigners

Bearing in mind all of the above, foreign owners of condominium units seeking to obtain a one-year visa are advised to contact and engage an immigration lawyer to get an opinion on their eligibility for the extended stay, review their qualifications and supporting documents, ensure the documents to be submitted to the Immigration Bureau are in order, and prepare an application for submission to the Immigration Bureau.

This way, foreign condominium owners will be more likely to secure a renewable one-year visa and stay in Thailand for much longer periods than those granted by a tourist visa.

Download Full Article
Related Professionals

Practices

Real Estate

Location

RELATED INSIGHTS​ 

August 22, 2025
On August 12, 2025, Vietnam’s Ministry of Agriculture and Environment submitted a draft law amending several provisions of the Land Law 2024 (“Draft Amended Land Law” or “Draft”) for government consultation and public comment. The Draft primarily aims to address three controversial issues in Vietnam’s land regime concerning (i) land pricing, (ii) land clearance, and (iii) the allocation of land outside auctions, following policy set out by Resolution 18-NQ/TW and the newly adopted Resolution 69-NQ/TW on land governance modernization. Land pricing is potentially one of the most important areas among the proposed reforms. The Draft, however, has notably not addressed a major concern recently raised by the public: When a project has been allocated or leased land, but the relevant authority has not yet issued the land-price decision, a “supplemental charge” continues to accrue for the entire waiting period. Under current rules, this charge is calculated at 5.4% per year on the ultimately determined land-use fee or land rent, materially shifting project economics and pricing risks to developers or end-buyers. Core Reforms on Land Pricing The Draft Amended Land Law sets out a number of reforms on land pricing, including the following: Land price tables: The Draft maintains provincial land price tables but clarifies the scope of application: They are used to determine land-related financial obligations of land users and compensation when the state recovers land; the government will detail the adjustment coefficient regime, ratios for land-use fee calculation by land type/user/form, and deductible infrastructure costs. Provincial people’s committees will continue to issue land price tables every five years, effective from January 1 of the first year in the cycle, with authority to supplement within the cycle as necessary. In provinces with cadastral maps and digital land price databases, the tables may be established down to the land-parcel level,
Read More
July 23, 2025
On June 26, 2025, the National Assembly of Vietnam adopted Resolution No. 216/2025/QH15 to extend the duration of agricultural land use tax exemption through December 31, 2030. This policy extension reaffirms the government’s ongoing efforts to support the agricultural sector, ensure national food security, and promote rural development. Key Takeaways Tax Exemption Period Extended: The new resolution continues the full exemption from agricultural land use tax as stipulated under Resolution No. 55/2010/QH12, as amended in 2016 and 2020. The tax exemption, which was originally set to expire at the end of 2025, will now remain in effect until December 31, 2030. Scope of Exemption: The exemption applies to all types of land currently eligible under the existing legal framework for agricultural land use tax relief. This typically includes land used by households, cooperatives, and non-commercial organizations for agricultural production, aquaculture, salt-making, and reforestation. Effective Date: Resolution 216 will take effect on January 1, 2026. During the interim period, tax exemption remains valid under existing laws and resolutions until the end of 2025. Implementation Guidance to Follow: The government is tasked with issuing detailed guidance to ensure effective implementation of this extended exemption. Businesses, cooperatives, and individuals engaged in agricultural activities should monitor upcoming regulations and instructions from relevant ministries. Outlook Vietnam’s extension of agricultural land use tax exemption demonstrates a strong policy commitment to rural economic stability and environmental sustainability. For land users, the exemption represents meaningful financial relief that can be reinvested into modernizing farming techniques, improving land efficiency, or transitioning to sustainable practices. While the extension itself is automatic, it is recommended that agricultural land users and stakeholders review their land use documentation and tax profiles to ensure alignment with eligibility requirements. Future implementation regulations may also introduce new compliance obligations that should be tracked closely.
Read More
July 14, 2025
Tilleke & Gibbins in Bangkok has contributed an updated Thailand entry to Multilaw’s Real Estate Guide, a concise online resource designed to give investors insight into some fundamental issues they may face in managing real estate transactions and ownership. The guide now features contributions from Multilaw member firms in 68 jurisdictions worldwide. It outlines key legal requirements in each jurisdiction, focusing especially on the restrictions and taxes applicable in each country, and the legal methods available for registering and identifying real estate and property ownership. Tilleke & Gibbins is a proud member of Multilaw, a leading network of carefully selected, independent law firms in more than 150 commercial centers, able to provide expert legal advice in complex environments around the globe. The Thailand entry in the Real Estate Guide is available on the Multilaw website.
Read More
July 14, 2025
Attorneys at Tilleke & Gibbins in Yangon have contributed an updated Myanmar entry to Multilaw’s Real Estate Guide, a concise online resource designed to give investors insight into some fundamental issues they may face in managing real estate transactions and ownership. The guide now features contributions from Multilaw member firms in 68 jurisdictions worldwide. It outlines key legal requirements in each jurisdiction, focusing especially on the restrictions and taxes applicable in each country, and the legal methods available for registering and identifying real estate and property ownership. Tilleke & Gibbins is a proud member of Multilaw, a leading network of carefully selected, independent law firms in more than 150 commercial centers, able to provide expert legal advice in complex environments around the globe. The Myanmar entry in the Real Estate Guide is available on the Multilaw website.
Read More