advance-payment evidence<\/strong>\u00a0and contract conditions (including landlord eligibility constraints).\u00a0<\/li>\n<\/ul>\n\n\n\nA required item is a certification\/request letter from the Ministry of Tourism and Sports. Online summaries often leave this out. A delegated party may also issue it. This letter confirms the applicant supports long-stay tourism.It also confirms the applicant meets the investment and accommodation criteria.\u00a0<\/p>\n\n\n\n
Classic 10M investment route (still exists alongside the 3M route)<\/h3>\n\n\n\n The October 2025 orders still preserve an investment not less than 10,000,000 THB<\/strong> route, generally requiring:<\/p>\n\n\n\n\nproof of transferring at least 10M THB into Thailand, and<\/li>\n\n\n\n proof that you placed the 10M into qualifying investments. These may include certain real estate purchases or leases. They may also include fixed deposits. Government or state enterprise bonds also qualify. Combined investment structures may qualify as well.\u00a0<\/li>\n<\/ul>\n\n\n\nThis route is separate from the tourism-linked 3M structure. Content that merges these two often becomes inaccurate on documents, eligible investments, and renewal expectations. <\/p>\n\n\n\n
Family members and dependents<\/h3>\n\n\n\n Both orders also cover family members. This includes parents, spouses, children, adopted children, and stepchildren. They use proof of the relationship and extra criteria. These include age, dependency, and the relationship in law and practice.\u00a0 For the tourism-linked 3M path, the orders show extra review. They also link to the same Ministry endorsement logic. This applies when the family route ties to the principal investor\u2019s status.\u00a0<\/p>\n\n\n\n
Family members, like parents, spouses, children, and adopted or stepchildren, are covered under Clause 2.20 of Order 238\/2568. Their extensions depend on the main applicant\u2019s compliance. They must provide proof of the relationship, such as birth or marriage certificates. The orders leave room for additional documentation as requested by Immigration oversight committees.\u00a0<\/p>\n\n\n\n
Requirements and conditions<\/h2>\n\n\n\nCore conditions Immigration officers look for<\/h3>\n\n\n\n Across both orders, the recurring \u201cdeal-breaker\u201d checks are:<\/p>\n\n\n\n
\nStatus check: the applicant must hold (or obtain) the relevant\u00a0Non\u2011Immigrant \/ temporary stay status\u00a0consistent with the route.\u00a0<\/li>\n\n\n\n Money trail: proof of a fund transfer into Thailand from overseas, with bank records that match Bank of Thailand inward transfer formats.\u00a0<\/li>\n\n\n\n Asset\/accommodation evidence: Proof that the applicant owns a condo, or a qualifying rental or lease agreement. Include records of advance payments.\u00a0<\/li>\n\n\n\n Tourism endorsement bridge (3M route): The Ministry of Tourism and Sports, or its delegate, must issue a letter. The letter must request a visa or category change. It may also request a stay extension. It must support the applicant as a long-stay tourism supporter.\u00a0<\/li>\n<\/ul>\n\n\n\nReal estate purchase requirements (condominium purchase)<\/h3>\n\n\n\n The orders set eligibility for a condo unit (\u0e2b\u0e49\u0e2d\u0e07\u0e0a\u0e38\u0e14\u0e43\u0e19\u0e2d\u0e32\u0e04\u0e32\u0e23\u0e0a\u0e38\u0e14) and proof of ownership. They also require the purchase price to meet a set threshold.The threshold is 3M for the tourism route and 10M for the classic route.\u00a0<\/p>\n\n\n\n
Commonly required evidence in the orders includes:<\/p>\n\n\n\n
\nSale and purchase contract and proof of payment. Include registration evidence showing ownership in the applicant\u2019s name. The relevant authority must issue the registration evidence.\u00a0<\/li>\n\n\n\n For a foreign condo owner, the orders require official documents naming the applicant. They also often require photos of the unit. This helps Immigration feel comfortable with the evidence.\u00a0<\/li>\n<\/ul>\n\n\n\nPractical pitfall: Foreign ownership in a Thailand condominium project is limited by the foreign quota. A buyer must qualify for foreign ownership registration. A failure at the Land Office registration stage breaks the visa strategy.\u00a0<\/p>\n\n\n\n
Rental and lease requirements (high-value accommodation)<\/h3>\n\n\n\n The October 2025 orders allow condo or house rentals with a 85,000 THB per month benchmark. However, it is not a \u201crent and forget\u201d setup The document list emphasizes:<\/p>\n\n\n\n
\ncontract length requirements<\/strong>\u00a0(for the entry\/visa alignment stage, a lease term is explicitly referenced),\u00a0<\/li>\n\n\n\nadvance-payment evidence<\/strong>\u00a0meeting stated minimums (not merely a promise to pay),\u00a0<\/li>\n\n\n\nand landlord eligibility: the lessor or owner must be a Thai natural person. Or, it must be a Thai-majority juristic person with more than 50% Thai shareholding.\u00a0<\/li>\n<\/ul>\n\n\n\nA second major pitfall: a lease longer than 3 years usually needs registration at the Land Office. Without registration, it may not be enforceable against third parties. The orders\u2019 document requirements also match what is expected for registered leases in longer-term cases. The order text links the evidence to land law and condominium or building law.\u00a0<\/p>\n\n\n\n
The Ministry endorsement letter (the gating document)<\/h3>\n\n\n\n For the 3M tourism-linked route, both orders share the same core requirement. You must provide a letter that certifies and requests Immigration action. This letter is for a long-stay tourism supporter. They must meet the real estate investment and accommodation structure requirements.\u00a0<\/p>\n\n\n\n
What the orders do not specify (and should be treated as unspecified<\/strong>) includes:<\/p>\n\n\n\n\nthe precise internal Ministry workflow,<\/li>\n\n\n\n the list of delegated entities (if any),<\/li>\n\n\n\n expected lead times at the Ministry level,<\/li>\n\n\n\n and whether an annual re-endorsement is mandatory or applied case-by-case.\u00a0<\/li>\n<\/ul>\n\n\n\nBecause the legal text does not cover these points. Any article that claims \u201cautomatic approval\u201d or \u201cno Ministry involvement\u201d goes against the orders.\u00a0<\/p>\n\n\n\n
Step-by-step application guidance<\/h2>\n\n\n\n This guidance tracks how Immigration officers typically sequence the file under the two-order structure. The key steps come from the orders. Operational friction points reflect common front-desk practice in immigration filings and document checks.<\/p>\n\n\n
\n
Prepare the case correctly before any visa filing<\/h3>\n\n\n\n First confirm which route is targeted:<\/p>\n\n\n\n
\n3M purchase<\/strong>\u00a0(condo ownership in applicant\u2019s name), or<\/li>\n\n\n\n3M tourism rental structure<\/strong>\u00a0(85,000 THB\/month benchmark with advance-payment evidence and compliant landlord), or<\/li>\n\n\n\n10M investment<\/strong>\u00a0(classic route).\u00a0<\/li>\n<\/ul>\n\n\n\nThen prepare the \u201cmoney trail\u201d:<\/p>\n\n\n\n
![\"Property](\"https:\/\/www.thailawonline.com\/wp-content\/uploads\/2026\/02\/Property-Investment-Visa-in-Thailand-768x429.png\")
<\/figure>\n\n\n\n