Non-Immigrant Visa (Investment)

Thailand's Non-Immigrant Visa with extension of stay for investment is a traditional capital investment residence pathway enabling foreign nationals who invest at least THB 10 million (approximately USD 279,000) in approved Thai assets to obtain annual renewable residence. The program targets foreign nationals who wish to reside in Thailand by committing capital to Thai financial instruments or real estate, without the requirement to work or operate a business. Qualifying investments are limited to fixed deposits in Thai-majority-owned banks, government or state enterprise bonds, and condominium purchases or long-term leases.

• Transfer of at least THB 10 million from overseas into Thailand, evidenced by bank documentation
• Investment of the full amount in one or a combination of approved categories:
  • Fixed deposit in a Thai commercial bank (Thai nationals must hold 50%+ of shares) or specialized financial institution
  • Thai government or state enterprise bonds
  • Condominium purchase at THB 10 million+ or 3+ year lease at THB 10 million+ total rental
• Investments may be combined to reach the THB 10 million threshold
• No age, education, nationality, or professional requirements
• Medical certificate showing no prohibited diseases per Ministerial Regulation No. 14 B.E. 2535

For the initial Non-Immigrant visa:

• Valid passport (6+ months validity)
• Completed application form and recent photograph
• Medical certificate
• Proof of financial means (THB 20,000 per person or THB 40,000 per family)

For the extension of stay:

• Evidence of transferring THB 10 million+ from overseas, issued by a bank
• Evidence of investment: fixed deposit certificates, government bond certificates, and/or condominium ownership registration with sale/purchase agreements
• Current passport with Non-Immigrant visa

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 THB 10 million investment is maintained. Apply within 2 weeks before expiry, presenting updated investment evidence.

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. Engaging in work 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 at least THB 10 million 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.

Holders must obtain a re-entry permit before departing Thailand to preserve their extension of stay. A single re-entry permit costs THB 1,000; a multiple re-entry permit costs THB 3,800. Failure to obtain a re-entry permit before departure results in automatic cancellation of the extension. Address reporting to the Immigration Bureau is required every 90 days.

After 3 consecutive years of annual extensions, holders may apply for Thai permanent residence. 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.