Which visa fits you?
DTV · Retirement · LTR · Property visa · Privilege · Honestly compared
For most Western visitors, six realistic routes lead to a Thailand stay: (1) the entry basis of currently 60 visa-free days, whose cut to 30 days was approved in May 2026 but not yet in force at the end of July; (2) the DTV for remote workers, 5 years with 180 days per entry and 500,000 baht of evidence; (3) the retirement visa from age 50 with 800,000 baht in the bank or 65,000 baht monthly income; (4) the property visa since October 2025, an annually renewable right of stay for buyers of a completed condo from 3 million baht; (5) the LTR visa over 10 years from USD 80,000 of passive annual income, alternatively 40,000 plus a USD 250,000 investment; (6) Thailand Privilege from a 650,000 baht membership fee. None of these routes automatically permits working in Thailand, and from 180 days per year you become tax resident.
The 6 routes at a glance
Honestly sorted: what each route costs, what it can do and where its limits are. Details per route in our expert articles.
The visa finder: 4 inputs, one honest recommendation
Guidance based on the July 2026 criteria, not legal advice. Embassy, Immigration and your law firm have the final say.
Entry basis
currently 60 visa-free days
For a viewing trip and first visit, visa-free entry with a 30-day extension option is enough. Important: on 19 May 2026 the Cabinet approved cutting this to 30 days; it takes effect 15 days after publication in the Royal Gazette, which was still pending at the end of July 2026.
DTV
5 years · 500,000 THB evidence
The Destination Thailand Visa allows 180 days per entry (extendable once) across 5 years. Requirements: 500,000 baht seasoned in your account for at least 3 months, plus remote work or a soft-power programme. Rejection rates rose in 2025/26, mostly over freshly deposited funds.
Retirement visa
from 50 · 800,000 THB or 65,000/month
The classic: from age 50, with 800,000 baht in a Thai account (at least 2 months before applying) or 65,000 baht monthly income, renewable annually. The O-A route adds health insurance with 40,000/400,000 baht cover; practice varies by mission.
Property visa
condo from 3M THB · since Oct 2025
The new route for buyers: a completed foreign-quota condo from 3 million baht carries an annually renewable right of stay, with no age limit and no 800,000 baht parked in a bank. The property doubles as an investment, rentable at 4 to 6 percent net.
LTR visa
10 years · from USD 80,000 p.a.
The BOI’s Long-Term Resident visa runs 10 years (5+5): for pensioners aged 50+ with USD 80,000 of passive annual income, alternatively 40,000 plus a USD 250,000 investment (since the February 2025 reform). Perks: annual reporting instead of 90-day reports, plus fast track.
Thailand Privilege
650,000 THB to 5M · 5 to 20 years
The membership solution: a right of stay for a fee from 650,000 baht (Bronze, 5 years) up to 5 million (Reserve, 20 years), with no income or property evidence. Convenient, but purely a right of stay: no working, no asset behind it.
The comparison matrix
All six routes side by side, quotable, as of 31 July 2026.
| Route | Duration | Min. age | Capital / income | Work permitted? | Best for |
|---|---|---|---|---|---|
| Entry basis (visa-free) | currently 60 days + 30 extension | none | none | no | first visit and viewing trip |
| DTV (Destination Thailand) | 5 years, 180 days per entry | none | 500,000 THB (3 months seasoned) | remote only, for employers abroad | remote workers, workation |
| Retirement visa (Non-O) | 1 year, renewable annually | 50 | 800,000 THB bank or 65,000 THB/month | no | overwinterers and retirees |
| Property visa (3M) | 90 days, then 12 months, annually | none | completed condo from 3M THB | no | buyers who plan their stay |
| LTR (Long-Term Resident) | 10 years (5+5) | 50 (pensioner route) | USD 80,000 p.a. passive or 40,000 + USD 250,000 investment | depends on category, pensioner no | wealthy retirees |
| Thailand Privilege | 5 to 20 years | none | 650,000 (Bronze) to 5M THB fee | no | comfort for money, no evidence |
Frequently asked questions
Do I need a visa to buy a condo in Thailand?
No. The purchase is entirely independent of your immigration status; you can buy and register at the Land Office even as a tourist. You only need a visa to stay longer. Since October 2025, however, a purchase from 3 million baht can itself become a visa route.
Which route fits overwinterers staying 3 to 6 months a year?
Under 50: the DTV with 180 days per entry. From 50: the retirement visa or, if you are buying a condo from 3 million baht anyway, the property visa. The plain entry basis of currently 60 plus 30 days only covers short winters.
When will the 60 visa-free days be cut to 30?
The Cabinet approved the cut in principle on 19 May 2026. It takes effect 15 days after publication in the Royal Gazette, which was still pending at the end of July 2026. Until then, 60 days continue to apply; for longer stays, plan via the DTV, retirement or property visa.
Property visa or retirement visa: which is better?
The retirement visa requires age 50+ and 800,000 baht that stays committed. The property visa has no age limit and puts the money into a rentable property instead of a savings account, but requires buying and keeping a completed condo from 3 million baht. If you intend to buy anyway, the property visa usually serves you better.
Can I live in my own condo on a DTV?
Yes. The DTV is tied to your activity or a soft-power programme, not to your housing. Many DTV holders buy a condo as their base and keep visa and home neatly separated.
What about tax on long stays?
Spend 180 days or more in Thailand in a calendar year and you become tax resident there, regardless of visa type. Discuss this with a tax adviser before moving, especially for pensions and investment income.
Does any of these visas allow working in Thailand?
No. Working in Thailand takes the separate route via Non-Immigrant B plus a work permit. The DTV permits remote work exclusively for employers or clients outside Thailand.