Residency guide for Thailand: visas and residence

What you need to know

1. Can buying a condo help me stay in Thailand?

   Thailand, Investment stay: a condo of 10 million baht: money: 10,000,000 baht (about USD 304,229) brought in, in a condo, Thai deposit or bonds; stay: 1 year at a time, renewed inside Thailand; fee: 1,900 baht a year. Who qualifies: A Non-Immigrant visa holder who brings 10 million baht from abroad and invests it in a condo, a fixed deposit or Thai bonds. To keep it: Report your address every 90 days you stay (form TM.47): in person, by post, online, or through someone you authorise. The late fine quoted by Thailand Privilege is 2,000 baht. Where it leads: A yearly stay. Permanent residence for investors needs 10 million baht in a company or approved securities, not a condo.

   Where this comes from

   • thailand.go.th, "Application by foreigners to stay in Thailand for investment purposes" (2023), read 24 October 2026

2. Is there a 10-year retirement visa in Thailand?

   Thailand, Long-stay visa O-X (up to 10 years): age: 50 or over; money: 3,000,000 baht (about USD 91,269) fixed deposit in a Thai bank; who: Nationals of 14 countries, including the UK, US, Canada, Australia, Germany, France; stay: 5-year visa, renewable to 10. Who qualifies: Aged 50 or over, a national of one of 14 countries (not India or Sri Lanka). Cost: London £300; Rome €350. To keep it: Keep the deposit; withdrawals only for spending in Thailand, such as buying a condo.

   Where this comes from

   • thailand.go.th, "Criteria for applying for a retirement visa … for 10 years (Long-Stay O-X)" (source DCA), read 24 October 2026

3. How much money does a yearly Thai retirement visa need?

   Thailand, Retirement visa (Non-Immigrant O, renewed yearly): age: 50 or over; money: 800,000 baht (about USD 24,338) in a Thai bank, or 65,000 baht (about USD 1,977) a month income; stay: 90 days, then 1 year at a time; work: No. Who qualifies: Aged 50 or over, with 800,000 baht in a Thai bank, or income of 65,000 baht a month, or a mix of the two. Cost: Visa abroad: London £60. To keep it: 800,000 baht for 2 months before and 3 months after each approval, never below 400,000 baht. Where it leads: Three years of yearly extensions are the first condition for permanent residence, but retirement itself is not one of the permanent residence categories.

   Where this comes from

   • Thai e-Visa official website (MFA): home and category pages for DTV, tourist, retirement, staying with family, work and business, studying, LTR, SMART and Thailand Privilege, read 24 October 2026

4. Can a foreigner get permanent residence in Thailand?

   Thailand, Permanent residence (yearly quota): wait: 3 years of yearly extensions on a Non-Immigrant visa; routes: Work, investment of 10 million baht, family, expertise; fee: 7,600 baht; then 191,400 baht if approved (95,700 for spouses); test: Thai language interview. Who qualifies: Investment: 10 million baht in a company or approved securities (not a condo). To keep it: Investors report their investment each September for 3 years. Where it leads: Citizenship by naturalisation after 5 years of living in Thailand.

   Where this comes from

   • Royal Thai Embassy, London, "Residence Permit in Thailand" (Immigration Commission criteria; updated 30 Nov 2022; states it is taken from the Immigration Bureau's website), read 24 October 2026

5. Can I live in Thailand while working remotely?

   Thailand, Destination Thailand Visa (DTV): remote work, 5 years: who: Remote workers, freelancers, Thai cooking or Muay Thai students; money: 500,000 baht (about USD 15,211) in the bank for 3 months; stay: 180 days a visit (+180 once inside); visa valid 5 years; fee: London £300; Rome €350. Who qualifies: Digital nomads, remote workers and freelancers; students of Muay Thai, Thai cooking or similar; their spouse and children under 20. To keep it: Report your address every 90 days you stay (form TM.47): in person, by post, online, or through someone you authorise. The late fine quoted by Thailand Privilege is 2,000 baht. Where it leads: Nothing further: its 180-day stays do not count towards permanent residence.

   Where this comes from

   • Royal Thai Embassy, London, "Destination Thailand Visa (DTV)" (updated 8 Sep 2026), read 24 October 2026

6. What visa does a foreigner married to a Thai get?

   Thailand, Married to a Thai, or parent of a Thai child: money: 40,000 baht a month, or 400,000 baht in a Thai bank; stay: 90 days, then 1 year at a time; permanent residence: After 3 years (married 2+ years with a child, or 5); citizenship: A husband of a Thai skips the 5 years and the language test. Who qualifies: The husband or wife of a Thai (registered and living together), the parent of a Thai child, and their unmarried children under 20. Cost: Visa: London £60. To keep it: Income 40,000 baht a month, or 400,000 baht in a Thai bank for 2 months. Where it leads: Permanent residence after 3 years of yearly extensions; citizenship by naturalisation, with the residence and language rules waived for a Thai citizen’s husband.

   Where this comes from

   • Thai e-Visa official website (MFA): home and category pages for DTV, tourist, retirement, staying with family, work and business, studying, LTR, SMART and Thailand Privilege, read 24 October 2026