Official Links

https://ratchakitcha.soc.go.th/documents/96340.pdf

https://ratchakitcha.soc.go.th/documents/96342.pdf

https://drive.google.com/file/d/1iDJG3ox0s7so5f-tsvA_npVpoGEgHDfO/view

https://www.immigration.go.th/?p=34090

https://shorturl.at/o53hp ( unable to link to facebook )

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TRANSLATION (AI - GPT 5.2)

Page 1

Page 40
Volume 142 Special Section 381 Ng
Government Gazette
4 December 2568 (2025)

Order of the Immigration Bureau

No. 233/2568

Re: Inspection of Visas and Change of Visa Category for Foreigners Entering the Kingdom (Additional)

Referring to the Order of the Immigration Bureau No. 14/2568 Re: Inspection of Visas and Change of Visa Category for Foreigners Entering the Kingdom, dated 23 January B.E. 2568 (2025), prescribing the reasons and necessity, criteria for consideration, and supporting documents for requesting visa inspection and change of visa category,

Whereas it is appropriate to revise and improve the criteria for consideration and supporting documents for visa inspection and change of visa category to be suitable and consistent with the current situation,

By virtue of Clause 3 of the Regulations of the Immigration Bureau regarding rules and procedures for visa inspection and change of visa category dated 28 September B.E. 2566 (2023),

The Commissioner of the Immigration Bureau hereby issues the following order:

To repeal Clause 3 in the case of investment of not less than 10 million Baht, and Clause 11 in the case of family members of foreigners who have been granted temporary stay in the Kingdom under the Immigration Act B.E. 2522 (1979), Section 34 (1), (2), (5), (6), (7), (8), (10), (11), (12), (13) and (14) (specifically father, mother, spouse, child, adopted child, or child of spouse), according to the annex attached to Immigration Bureau Order No. 14/2568 Re: Inspection of Visas and Change of Visa Category for Foreigners Entering the Kingdom dated 23 January B.E. 2568, and to use the annex attached to this Order instead.

This shall be effective from 1 October B.E. 2568 (2025) onwards.

Ordered on 1 October B.E. 2568 (2025)

Police Lieutenant General Panumas Boonyalak
Commissioner of the Immigration Bureau

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Page 2

Reasons and Necessity | Criteria for Consideration | List of Documents

(5) In the case of being a family member of the applicant under Clause 3.2
Must receive certification and request from the Ministry of Tourism and Sports or a person assigned by the Ministry of Tourism and Sports, stating that they are a family member of a long-stay tourism supporter who has invested not less than 3 million Baht in real estate in the form of a condominium unit or residential house.

Documents required:

1. Must appear in person, together with a certificate of juristic person registration stating objectives, VAT registration certificate, and list of shareholders (if any).

2. In the case of being a family member under Clause 3.2
   Must have a certification letter and request for visa inspection or change of visa category from the Ministry of Tourism and Sports or a person assigned by the Ministry of Tourism and Sports stating that they are a family member of a long-stay tourism supporter who has invested not less than 3 million Baht in real estate in the form of a condominium unit or residential house.

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Page 3

2. Must receive certification and request from the Ministry of Tourism and Sports or a person assigned by the Ministry of Tourism and Sports that they are a long-stay tourism supporter who has invested not less than 3 million Baht in real estate in the form of a condominium unit or residential house.

Documents required:

3. In the case of ownership of a condominium unit by a foreigner
   Must specify the applicant’s name from the relevant government agency or related agency, with a purchase price of not less than 3 million Baht, together with photographs of the condominium unit.

4. In the case of renting a condominium unit or residential house
   Copy of lease agreement for a condominium unit or residential house for a period of not less than 1 year, specifying the applicant as tenant and the owner of the condominium unit or residential house as a natural person of Thai nationality or a juristic person with more than 50% Thai shareholding, as landlord, together with evidence of advance rental payment for the condominium unit or residential house of not less than 50,000 Baht per month for a period of not less than 3 months.

5. Certification letter and request for visa inspection or change of visa category to support long-stay tourism of a person who has invested not less than 3 million Baht in real estate in the form of condominium unit or residential house from the Ministry of Tourism and Sports or a person assigned by the Ministry of Tourism and Sports.

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(11) In the case of being a family member of a foreigner who has been granted temporary stay in the Kingdom under the Immigration Act B.E. 2522, Section 34 (1), (2), (5), (6), (7), (10), (11), (12), (13) and (14) (specifically father, mother, spouse, child, adopted child, or child of spouse)

Criteria for Consideration:

1. Evidence of relationship.

2. In the case of spouse, must have both de jure and de facto relationship, or

3. In the case of child, adopted child, or child of spouse, must be unmarried and residing as part of that household and not over 20 years of age, or

4. In the case of father or mother, must be aged 50 years or over.

Documents required:

1. Application form

2. Copy of applicant’s passport

3. Copy of passport of the foreigner whom the applicant wishes to accompany

4. Copy of documents showing relationship, such as marriage certificate, birth certificate, house registration, adoption registration, or evidence issued by government agency or related authority

5. In the case of accompanying a foreigner for business necessity, present work permit or letter of request of the foreigner being accompanied

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Page 4

Criteria and Supporting Documents for Requesting Visa Inspection and Change of Visa Category

According to Immigration Bureau Order No. 233/2568 dated 1 October B.E. 2568

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3. In the case of investment

3.1 In the case of investment of not less than 10 million Baht

Criteria for Consideration:

1. Evidence of remittance of funds into Thailand of not less than 10 million Baht.

2. Evidence of investment by purchase or lease for a period of not less than 3 years of a condominium unit from a government agency or related agency at a purchase or lease price of not less than 10 million Baht, or

3. Evidence of investment by depositing funds with a commercial bank located in Thailand in which Thai nationals hold more than 50% of shares, or with a specialized financial institution established under specific law, of not less than 10 million Baht, or

4. Evidence of investment by purchasing government bonds or state enterprise bonds of not less than 10 million Baht, or

5. Combination of investments under (2), (3), or (4) totaling not less than 10 million Baht.

Documents required:

1. Application form

2. Copy of applicant’s passport

3. Copy of evidence of remittance of funds from abroad into Thailand from a bank or juristic person such as a limited company or public limited company or other juristic person as prescribed by the Bank of Thailand

4. Copy of sale and purchase agreement of condominium unit and copy of registration of ownership of condominium unit from government agency or related agency (in case of condominium unit), or copy of long-term lease agreement

5. Certification letter of funds from commercial bank located in Thailand or specialized financial institution established under specific law and copy of deposit evidence (in case of deposit investment), or

6. Copy of bond (in case of investment in government or state enterprise bonds)

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3.2 In the case of investment of not less than 3 million Baht in real estate

Criteria for Consideration:

1. Evidence of investment in real estate as follows:
   1.1 In the case of condominium unit, evidence of ownership of condominium unit from government agency or related agency at purchase price of not less than 3 million Baht, or
   1.2 In the case of renting condominium unit or residential house, evidence of advance rental payment of not less than 50,000 Baht per month for a period of not less than 6 months.

Documents required:

1. Application form

2. Copy of applicant’s passport

3. Condominium unit title deed

4. Copy of sale and purchase agreement of condominium unit, evidence of payment for condominium unit, and copy of registration showing ownership of condominium unit, or document showing rights to condominium unit under the Condominium Act, or document showing rights to condominium unit under the law on buildings.

https://ratchakitcha.soc.go.th/documents/96342.pdf

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TRANSLATION (AI - GPT 5.2)

PAGE 1 / 8 (Royal Gazette page)

Royal Gazette
Volume 142, Special Section 381 Ng
Page 41
4 December 2568 (2025)

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Immigration Bureau Order No. 238/2568

Subject: Permission for foreigners to stay in the Kingdom on a temporary basis (Additional)

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Pursuant to Immigration Bureau Order No. 12/2568 regarding permission for foreigners to stay in the Kingdom on a temporary basis, dated 2 January B.E. 2568 (2025), which prescribes criteria for consideration and supporting documents for the consideration of granting permission for foreigners to stay in the Kingdom on a temporary basis;

Whereas it is appropriate to improve the criteria for consideration and supporting documents for the consideration of granting permission for foreigners to stay in the Kingdom on a temporary basis so that they are consistent with the current situation;

By virtue of the authority under Clause 4, paragraph one, of the Regulation of the Royal Thai Police concerning criteria for the performance of official duties of commanders in the capacity of Commissioner-General or Deputy Commissioner-General of the Royal Thai Police, B.E. 2564 (2021), and Section 35, paragraph one, and paragraph three, of the Immigration Act, B.E. 2522 (1979), the Commissioner of the Immigration Bureau hereby issues the following order:

1. Repeal the provisions in:

• Clause 2.5 (Investment cases), and

• Clause 2.20 (Family cases)

of the criteria for granting permission for foreigners to stay in the Kingdom on a temporary basis under Clauses 2.1, 2.2, 2.3, 2.5, 2.6, 2.7, 2.10, 2.12, 2.13, 2.14, 2.15, 2.16, 2.17, 2.21, 2.22, 2.26, 2.27, 2.29, 2.32 of this Order, or under Section 34 (1), (2), and (3), including the family of a foreigner who has been granted a Non-Immigrant visa classified as temporary stay with the letter “A” appended to the visa code according to the purpose of entry (limited to father/mother, spouse, child, adopted child, or spouse’s child), except for the Non-Immigrant visa code L-A.

2. Replace with the text in the annexed table attached to this Order.

This shall take effect from 1 October B.E. 2568 (2025) onwards.

Ordered on 1 October B.E. 2568 (2025)

Police Lieutenant General Panumas Boonyalak
Commissioner of the Immigration Bureau

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PAGE 2 / 8

Criteria for consideration and supporting documents for granting permission for foreigners to stay in the Kingdom

(Annex to Immigration Bureau Order No. 238/2568 dated 1 October B.E. 2568)

Columns:

• Reason and necessity

• Criteria for consideration

• List of documents

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2.5 Case: Investment

Permission granted each time for not more than 1 year

A. Case: Investment of not less than 3,000,000 baht

(1) The foreigner must have obtained a visa category: Non-Immigrant (temporary stay).
(2) Entered the Kingdom before 1 October B.E. 2549 (2006) and has continuously been permitted to stay in the Kingdom for investment of not less than 3,000,000 baht.
(3) Has evidence of transferring money into Thailand in an amount of not less than 3,000,000 baht.
(4) Has evidence of investment by purchasing a condominium unit from the government sector or relevant agency at a purchase price of not less than 3,000,000 baht; or
(5) Has evidence of investment by placing a fixed deposit with a commercial bank located in Thailand, in which Thai nationals hold more than 50% of shares, or with a specialized financial institution established under specific law, in an amount of not less than 3,000,000 baht; or

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Documents: Investment not less than 3,000,000 baht

1. Application form

2. Copy of the applicant’s passport

3. Copy of evidence of money transfer from abroad into Thailand from a bank or juristic person of the type limited company or public limited company, or other juristic person as announced by the Bank of Thailand

4. Copy of the condominium purchase agreement and copy of registration showing ownership of the condominium unit from the government sector or relevant agency (only in the case of purchasing a condominium unit); or

5. Certificate confirming the existence of a deposit from a commercial bank located in Thailand or a specialized financial institution established under specific law, and copy of deposit evidence (only in the case of investment by deposit); or

6. Copy of bonds (only in the case of investment in bonds of the government or a state enterprise)

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PAGE 3 / 8

(continuation of Clause 2.5 A)

(6) Has evidence of investment by purchasing government bonds or bonds of a state enterprise in an amount of not less than 3,000,000 baht; or
(7) Has evidence of combined investment under (4), (5), or (6) totaling not less than 3,000,000 baht.

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B. Case: Investment of not less than 10,000,000 baht

(1) The foreigner must have obtained a visa category: Non-Immigrant (temporary stay).
(2) Has evidence of transferring money into Thailand in an amount of not less than 10,000,000 baht.
(3) Has evidence of investment by purchasing or leasing (for a period of not less than 3 years) a condominium unit from the government sector or relevant agency, at a purchase or lease price of not less than 10,000,000 baht; or
(4) Has evidence of investment by placing a fixed deposit with a commercial bank located in Thailand, in which Thai nationals hold more than 50% of shares, or with a specialized financial institution established under specific law, in an amount of not less than 10,000,000 baht; or

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Documents: Investment not less than 10,000,000 baht

1. Application form

2. Copy of the applicant’s passport

3. Copy of evidence of money transfer from abroad into Thailand from a bank or juristic person of the type limited company or public limited company, or other juristic person as announced by the Bank of Thailand

4. Copy of the condominium purchase agreement and copy of registration showing ownership of the condominium unit from the government sector or relevant agency (only in the case of purchasing a condominium unit); or copy of a long-term lease agreement

5. Certificate confirming the existence of a deposit from a commercial bank located in Thailand or a specialized financial institution established under specific law, and copy of deposit evidence (only in the case of investment by deposit); or

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(continuation of Clause 2.5 B)

(5) Has evidence of investment by purchasing government bonds or bonds of a state enterprise in an amount of not less than 10,000,000 baht; or
(6) Has evidence of combined investment under (3), (4), or (5) totaling not less than 10,000,000 baht.

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C. Case: Investment of not less than 3,000,000 baht in real estate

(1) The foreigner must have obtained a visa category: Non-Immigrant (temporary stay).
(2) Has evidence of investment in real estate as follows:

(2.1) In the case of purchasing a condominium unit: evidence of purchase of a condominium unit from the government sector or relevant agency at a purchase price of not less than 3,000,000 baht; or

(2.2) In the case of leasing a condominium unit or residential house: evidence of advance rental payment to the lessor at not less than 85,000 baht per month for a period of not less than 12 months; or

(2.3) In the case of leasing a condominium unit or residential house for more than 3 years: evidence of total advance rental payment for the entire contract term in an amount of not less than 3,000,000 baht.

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Documents (continued)

6. Copy of bonds (only in the case of investment in bonds of the government or a state enterprise)

7. Other documents or evidence as prescribed by the Committee for Monitoring the Performance of Duties of Immigration Officers of the Immigration Bureau

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Documents: Investment not less than 3,000,000 baht in real estate

1. Application form

2. Copy of the applicant’s passport

3. In the case of purchasing a condominium unit:

   • Copy of the condominium purchase agreement

   • Evidence of payment for the condominium unit

   • Copy of registration showing ownership of the condominium unit, or title deed showing ownership, or condominium ownership certificate under laws on land, condominium buildings, and foreign ownership of condominium units, showing the applicant’s name, issued by the government sector or relevant agency, at a purchase price of not less than 3,000,000 baht

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(continuation of Clause 2.5 C)

…in an amount of not less than 3,000,000 baht, or not less than 85,000 baht per month, from the government sector or relevant agency.

(3) Has been certified and requested by the Ministry of Tourism and Sports, or a person authorized by the Ministry of Tourism and Sports, confirming that the applicant is a long-stay tourism supporter who has invested not less than 3,000,000 baht in real estate that is a condominium unit or residential house.

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4. In the case of leasing a condominium unit or residential house:

Copy of the lease agreement for the condominium unit or residential house, specifying the applicant as the lessee, and specifying that the owner of the condominium unit or residential house is:

• an individual of Thai nationality; or

• a juristic person with Thai nationals holding more than 50% of shares,

as the lessor, together with evidence of rental payment as follows:

4.1 The lessee has paid rent in advance for the condominium unit or residential house at not less than 85,000 baht per month to the lessor for a period of not less than 12 months; or has paid rent in advance in a lump sum to the lessor totaling not less than 1,020,000 baht; or

4.2 The lessee has paid rent in advance for leasing the condominium unit or residential house for more than 3 years, in an amount of not less than 3,000,000 baht to the lessor, and must show a copy of the lease agreement for the condominium unit or residential house with a lease term exceeding 3 years, registered with the Land Office under the laws on land, condominium buildings, and foreign ownership of condominium units, and having total rent for the entire contract term…

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(continuation of Clause 2.5 C)

…in an amount of not less than 3,000,000 baht, or not less than 85,000 baht per month, from the government sector or relevant agency. The applicant must present a copy of the current lease agreement for the condominium unit or residential house every 3 years.

5. A certification letter and request for temporary stay in the Kingdom to support long-stay tourism of a person who has invested not less than 3,000,000 baht in real estate that is a condominium unit or residential house, issued by the Ministry of Tourism and Sports or a person authorized by the Ministry of Tourism and Sports.

6. Other documents or evidence as prescribed by the Committee for Monitoring the Performance of Duties of Immigration Officers of the Immigration Bureau.

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2.20 Case: Being family of a foreigner

who has been granted permission to stay in the Kingdom temporarily under criteria Clause 2.1, 2.2, 2.3, 2.5, 2.6, 2.7, 2.10, 2.12, 2.13, 2.14, 2.15, 2.16, 2.17, 2.21, 2.22, 2.26, 2.27, 2.29, 2.32 of this Order, or Section 34

(1) The foreigner must have obtained a visa category: Official or Non-Immigrant (temporary stay).
(2) Has evidence showing the relationship.
(3) In the case of a spouse, the relationship must exist both legally and in practice; or
(4) In the case of a child, adopted child, or spouse’s child applying to be under support, the child/adopted child/spouse’s child must not yet be married and must reside as part of the household…

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Documents (for Clause 2.20)

1. Application form

2. Copy of the applicant’s passport

3. Copy of the passport of the foreigner who has been permitted to stay in the Kingdom

4. Copy of documents showing the relationship, such as:
   marriage evidence, birth certificate copy, evidence of child legitimation registration, house registration copy, registration evidence…

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(continuation of Clause 2.20)

(1), (2), and (7), including the family of a foreigner who has been granted a Non-Immigrant visa classified as temporary stay with the letter “A” appended to the visa code according to the purpose of entry (limited to father/mother, spouse, child, adopted child, or spouse’s child), except for the Non-Immigrant visa code L-A.

Permission granted each time for not more than 1 year.

…as part of that household and must be not more than 20 years of age, except in cases of illness or disability and inability to support oneself, requiring being under the support of the father or mother; or

(5) In the case of father or mother, the father or mother must be 50 years of age or older.

(6) In the case of being the family of a foreigner permitted to stay temporarily under criteria Clause 2.5 C, must be certified and requested by the Ministry of Tourism and Sports or a person authorized by the Ministry of Tourism and Sports confirming that they are the family of a long-stay tourism supporter who has invested not less than 3,000,000 baht in real estate that is a condominium unit or residential house.

(7) In the case of being the family of a foreigner permitted to stay temporarily under criteria Clause 2.32, must be certified and requested by the head of the organization who is the employer of the foreigner permitted to stay temporarily under Clause 2.32, and certified by the Sports Authority of Thailand.

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Documents (continued)

…adoption certificate or other evidence from government agencies or relevant units.

5. In the case of a child, adopted child, or spouse’s child over 20 years old, who is ill or disabled and unable to support themselves, and must be under the support of the father or mother: must present a medical certificate and request for extension from the attending physician at a hospital or medical institution under the state.

6. In the case of being the family of a foreigner permitted to stay temporarily under criteria Clause 2.5 C: must have a certification letter and request for temporary stay in the Kingdom from the Ministry of Tourism and Sports or a person authorized by the Ministry of Tourism and Sports, confirming that they are the family of a long-stay tourism supporter who has invested not less than 3,000,000 baht in real estate that is a condominium unit or residential house.

7. In the case of being the family of a foreigner permitted to stay temporarily under criteria Clause 2.32: must have a certification letter and request from the head of the organization who is the employer of the foreigner permitted to stay…

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PAGE 8 / 8

(continuation of Clause 2.20 – documents)

…permission to stay in the Kingdom temporarily under criteria Clause 2.32, and a certification letter from the Sports Authority of Thailand.

8. Other documents or evidence as prescribed by the Committee for Monitoring the Performance of Duties of Immigration Officers of the Immigration Bureau.

@ThaiVisaCentre Thank you very much for your posts with links to the official sources. I have added a link to this topic in the pinned topic Laws, regulations, Police Orders, etc.

I think this will be big for a number of expats, including me. I couldn't qualify before with the 10MB investment requirement--houses we have built are in spouse's name--but I have a Bangkok condo in my name that I bought for 6MB and I'm legally married to a Thai so it seems I should be able to qualify under these new terms. In any case, spouse and I will be looking into it, when we get a free moment from our current house construction.

So instead of 800k in dead money sitting Thai bank I can now qualify for a one year extension based on purchasing another Condo priced at least 3M Baht at time of purchase?

I just saw some curios article on another online Thai site showing Phuket officials claiming this was too low and would attract riff raff and criminal activity.

I don't suppose anyone can do a quick executive summary of the main points........?

I started to read but there is too much material to understand quickly whether it is in any way relevant to many.

2 hours ago, topt said:

I don't suppose anyone can do a quick executive summary of the main points........?

I started to read but there is too much material to understand quickly whether it is in any way relevant to many.

Just copy and paste it all into your LLM/AI of choice and ask any questions you have.

Apparently it's not yet fully operational, but it's awaiting regulations, according to this article: https://fosrlaw.com/2026/thailand-3-million-baht-investment-visa/