Thailand LTR Visa and Property Investment: What's Changed in 2026

Thailand’s Long-Term Resident (LTR) visa remains one of the most accessible pathways for foreign nationals to establish legal residency while building a property portfolio in Phuket. In 2026, the program continues to attract buyers — and a new wave of interest from Western markets is reshaping demand.

The Core Requirements Have Not Changed

To qualify for the LTR visa via property investment, foreign nationals must purchase a freehold condominium with a value of at least 3 million baht (approximately $85,000 at current exchange rates). The unit must be in a condominium project registered under the Condominium Act, where foreigners can own units outright in their own name — up to 49% of the building’s total floor area.

Key details:

• Minimum investment: 3 million baht (~$85,000) in a freehold condominium
• Ownership structure: Freehold title in the buyer’s name (not leasehold)
• Application channel: Board of Investment (BOI) via the Thailand Privilege portal
• Visa duration: 10 years, renewable

Importantly, the visa application can be initiated upon signing the Sale and Purchase Agreement (SPA) — buyers do not need to wait until the property is completed and transferred.

What Has Shifted in 2026

The most notable development is not a regulatory change but a market one: the relative affordability of Thai freehold property compared to other markets is driving a significant increase in LTR-linked inquiries.

As prices in Dubai and European resort markets have risen sharply over the past 18–24 months, Phuket has emerged as a more competitive option on a per-square-metre basis. Inquiries from the United States and Canada to MORE Group were up over 30% in Q1 2026 compared to Q1 2025, with LTR visa eligibility cited as a key motivator by a growing share of buyers.

The calculation for many buyers is straightforward: purchase a freehold unit in the $85,000–$120,000 range, qualify for long-term residency, and generate 8–10% annual rental income through a managed program. The entry point is significantly lower than comparable visa-by-investment programs in Portugal, Greece, or the UAE.

How the Process Works

1. Identify a qualifying freehold project — not all Phuket condominiums are registered as freehold; leasehold projects do not qualify
2. Sign the Sale and Purchase Agreement (SPA) — this triggers visa eligibility
3. Apply through BOI — the Thailand Privilege portal processes LTR applications; processing typically takes 4–8 weeks
4. Receive the LTR visa — valid for 10 years with multiple-entry privileges and a streamlined 90-day reporting process

MORE Group and LTR-Eligible Projects

MORE Group specialises in freehold condominium projects starting from 3 million baht across Phuket’s key locations — Bang Tao, Kamala, Rawai, and Nai Harn. We work on a 0% buyer commission model, meaning buyers pay the same price they would purchasing directly from the developer.

If you are evaluating Phuket as a base for long-term residency and investment, we can provide a curated list of qualifying projects currently available and assist with the SPA process.

---

Contact MORE Group for a list of freehold projects in Phuket starting from 3 million baht. We coordinate directly with developers and assist buyers through the full purchase and visa application process.