VIP Travel with Fast Track
Bypass lengthy immigration queues. LTR visa holders enjoy VIP Fast Track service upon arrival and departure at all international airports in Thailand.
Thailand
Premium Real Estate
Option to integrate luxury Thai properties into your investment asset portfolio
Unmatched Tax Benefits
Flat 17% income tax rate for experts, zero tax on foreign-sourced earnings
Family Inclusion
Include your spouse and up to 4 dependent children under 20 under one application
Investor Visa
Obtain an investor visa with an investment starting from $300 000.
10 Years
The validity period of the LTR visa
$500 000
Minimum investment for an LTR visa
3-4 weeks
BOI Approval Term
Fast Track
Airport Fast Track
Program Overview
About the Residency program
1. Investor Visa- the program allows applicants to obtain a Thai investor visa through a real estate investment starting from $300,000. The estimated processing time is 3 months. The visa is valid for one year and can be renewed without limitation as long as the investment is maintained. Applicants must be over 20 years old, have a legal source of income and hold medical insurance. There is no mandatory residence requirement.
2. Thailand's Long-Term Resident (LTR) Visa is a prestigious government initiative designed to attract high-net-worth global citizens. The program offers a 10-year residency status in the Kingdom featuring unprecedented tax privileges, simplified visa compliance, and options to leverage investments in premium Thai real estate or government assets. It represents an ideal pathway for investors, top executives, and wealthy retirees wishing to secure a safe haven in Southeast Asia.
Simplified Reporting
1-year reporting requirement instead of the standard 90-day check-in
Digital Work Permit
Legal authorization to work for domestic or offshore employers hassle-free
Fiscal Incentives
Tax exemption on globally-sourced income not remitted to Thailand in the same tax year
Investment Options & Associated Expenses
Investor visa - the visa is valid for one year, but with unlimited right of extension while maintaining investments. Having a visa allows you to open an account at a local bank. The LTR Visa program provides highly flexible options for allocating capital within the Thai economy. Investors can optimize assets according to their financial goals by choosing qualifying real estate, government bonds, or foreign direct investments. Below are the key investment structures.
Please note: Financial thresholds and income proofs are strictly linked to the chosen applicant category. Utilizing mortgage loans or margin funds to meet the minimum investment threshold is prohibited; qualifying assets must be fully paid and owned by the applicant.
Option 1
Wealthy Global Citizen Category
from $500,000
- Minimum $500,000 investment in Thai government bonds, Foreign Direct Investment (FDI), or real estate (condominiums)
- Demonstrated personal net worth of at least $1,000,000 in global assets
- Stable annual personal income of at least $80,000 for the last 2 years
- Health insurance policy with at least $50,000 coverage, or a security deposit of $100,000
Option 2
Wealthy Pensioner Category
from $250,000
- Minimum investment of $250,000 in Thai government bonds or qualified real estate
- Stable passive income (pension or investment yield) of $40,000 to $80,000 annually
- Alternative option (no investment): verified passive income from $80,000 annually
- Health insurance policy with at least $50,000 coverage or a cash deposit of $100,000
Option 3
Apartments and villas in Bang Tao area.
from $270 000, $480 000
- Investments can be made in real estate in Phuket.
- Lake-View Apartments
- : Bang Tao: lounge area; infinity pool; children's playgrounds; yoga area.
Option 4
Villas with a Private Waterfront
from $1 770 000
- Exclusive gated complex of 14 one-storey spacious villas with private pool and spectacular lake views
- 10 minutes from the sea; 20 minutes from the airport.
Expenses
Additional fees
- Government processing fee (BOI application) 50,000 THB (~$1 450) per applicant
- Digital Work Permit issuance fee (if applicable) 3 000 THB (~$90) annually
- Property transfer and registration fee at the Land Department 2% of assessed value (typically divided 50/50 between buyer and seller)
- Comprehensive legal due diligence and visa support fees Subject to individual proposal based on asset structure
Privileges of the Thailand LTR Visa Holder
Premium real estate
The opportunity to include premium Thai real estate in your investment portfolio.
Attractive Tax Framework
Foreign-sourced earnings are entirely tax-exempt in Thailand, provided they are not remitted into the country during the same calendar year they were earned.
The opportunity to open a bank account at a local bank.
The opportunity to open a bank account at a local bank.
Flexible residency requirements
LTR visa holders report to immigration once a year instead of every 90 days. The 10-year residency status allows you to live in Thailand without strict physical presence requirements.
Family inclusion
Include your spouse and up to 4 dependent children under 20 in a single application.
● LET'S DISCUSS
Ready to discuss your application?
Our expert will answer all your questions about the program and help you choose the option that fits your situation.
Applicant Categories & Qualification Criteria
Wealthy Global Citizens
- Minimum $1M in verified global personal assets
- Stable annual income of at least $80,000 for the past 2 years
- Passive or active investment of at least $500,000 in Thailand
- Valid medical insurance coverage of $50,000 minimum
Wealthy Pensioners
- Aged 50 years or older
- Personal pension or passive retirement income of at least $80,000/year
- Lowered income threshold of $40,000/year if investing over $250,000 in Thai assets
- Comprehensive health insurance coverage
Spouse
Children
Documents
Required Documentation Checklist
- Valid passport with at least 6 months validity remaining and empty pages
- Evidence of personal net worth of at least $1,000,000 (bank deposits, asset deeds)
- Tax returns and stamped bank statements proving required annual personal income
- Proof of Thai property ownership (Chanote / Title Deed) or government bond certificates
- Qualified health insurance policy with inpatient coverage of at least $50,000
- Official police clearance certificate from the country of origin (duly apostilled or legalized)
Guide Book
Download the Comprehensive Guide to Thailand LTR Visa
- A comparative matrices breakdown of LTR tracks (Wealthy Citizen vs. Pensioner vs. Professionals)
- Due diligence real estate checklist (foreign quotas, freehold vs. leasehold structures)
- Navigational legal checklist for administrative interactions with the BOI and Immigration
- Critical evaluation of non-remitted foreign income tax rules and business license setups
Application Roadmap & Key Milestones
A step-by-step pathway from your Board of Investment (BOI) submission to the final visa endorsement in your passport.
01
Case Evaluation and Documentation
Our legal team verifies your assets and compliance profiles. Documents are translated into English, notarized, and certified according to statutory standards.
02
Submission to the Board of Investment (BOI)
The complete digital package is submitted via the BOI platform. Pre-approval screening and validation take between 20 to 30 business days.
03
Investment Execution
Once pre-approved, the applicant transfers and registers the designated qualifying assets (bonds or property) and submits proof of investment to the BOI.
04
Final Endorsement & Visa Issuance
Upon receipt of the final BOI Letter of Endorsement, the applicant claims the LTR visa sticker at an overseas Royal Thai Consulate or at One Start One Stop Service Center in Bangkok.
Frequently asked questions
No, the LTR Visa is a non-immigrant residency privilege. It does not provide an automatic track to permanent residency or citizenship. Thai citizenship requires filing through standard federal naturalization procedures, including stringent language tests.
To qualify for LTR requirements, physical title deeds (Chanote) in the applicant's name are typically needed. Off-plan properties carry compliance risks if the title is not registered by the time of application submission. Completed, ready-to-move-in properties are strongly recommended.
No, the baseline investment threshold ($500,000 or $250,000) must be fully funded with the applicant's own international capital. Mortgages or credit lines from financial institutions cannot be counted toward the qualifying minimum.
An active health insurance policy covering inpatient and outpatient services in Thailand of at least $50,000 is required. Alternatively, applicants can maintain a cash deposit of at least $100,000 in a local or foreign bank account.
No. There is no minimum physical presence required in Thailand to retain your LTR visa status. However, your underlying qualifications (investments, asset minimums, insurance) must remain active and fully compliant throughout the program term.
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