Best Residence by Investment Lawyers in Bangkok Noi

About Residence by Investment Law in Bangkok Noi, Thailand

Thailand does not operate a classic golden visa in the sense used in some countries, but it offers several pathways that provide medium to long-term residence tied to investment, wealth, or economic contribution. If you live or plan to live in Bangkok Noi, your immigration matters are handled under national Thai law, with most services delivered in Bangkok by Immigration Division 1 at the Government Complex on Chaeng Watthana Road. The key routes often considered by investors are the Long-Term Resident visa, the Thailand Privilege visa membership program, the one-year extension of stay based on a 10 million Thai baht investment, and the SMART Visa for investors, executives, and specialists in targeted industries. These options differ in eligibility, required investment, permitted activities, family coverage, duration, and compliance obligations.

The Long-Term Resident visa is a 10-year multi-entry visa administered by the Office of the Board of Investment. It targets wealthy global citizens, wealthy pensioners, work-from-Thailand professionals, and highly skilled professionals. It can include dependents, and certain categories allow work permission and streamlined work authorization. The Thailand Privilege visa, run by a state-owned company, grants long-term stay privileges for a paid membership fee. It is convenient for frequent visitors and medium-term residents but does not by itself confer work permission.

Thai immigration law also allows a one-year extension of stay on the basis of investment if a foreigner invests at least 10 million Thai baht in eligible assets such as Thai government or state enterprise bonds, fixed deposits in qualifying Thai banks, or new condominium units. This is not permanent residence, but it can be renewed if the qualifying investment and other conditions continue to be met. In addition, the SMART Visa provides up to four years of stay and work rights for investors, executives, talent, and startup founders in targeted industries, subject to certification.

Residence by investment interacts with other areas of Thai law. Foreigners can own freehold condominium units subject to the 49 percent foreign quota in a building and specific foreign exchange rules. Foreigners generally cannot own land freehold in their own name. Work in Thailand requires a work permit or a visa class that provides work authorization. Tax residence is determined separately from immigration status and depends on time spent in Thailand and other factors.

Why You May Need a Lawyer

Choosing the right route is not just about meeting a headline investment amount. Each option carries distinct legal requirements, timelines, and practical tradeoffs that a lawyer can help you navigate. A lawyer can assess your profile and objectives, compare options such as Long-Term Resident, Thailand Privilege, SMART Visa, or a one-year investment-based extension, and build a step-by-step plan for you and your dependents.

Investment-related immigration involves documentation of source of funds and anti-money laundering compliance. Lawyers coordinate with banks on foreign exchange paperwork, including the Foreign Exchange Transaction form used for condominium purchases and land office filings, and they prepare compliant contracts and evidence for immigration, revenue, and land authorities.

If your plan includes real estate, legal due diligence on a condominium project is essential. A lawyer will check the foreign quota, developer title, building permits, construction warranties, sinking fund and common area liabilities, and the exact wording of sales, lease, or management agreements. If your plan includes a business or employment, a lawyer will advise on work authorization, Board of Investment promotions, employer compliance, and tax withholding duties.

Immigration compliance is ongoing. You may need help with 90-day address reporting, TM30 residence notifications, re-entry permits for certain visa classes, renewals, changes of status, and dependent applications. A lawyer also helps manage tax residence, foreign-sourced income remittance issues, double tax treaty questions, and succession planning for Thai assets so you do not inadvertently trigger avoidable tax or regulatory risks.

Finally, a local lawyer can keep you clear of common pitfalls, such as nominee land ownership schemes that breach Thai law, unverified investment promoters, or assumptions about work privileges that a visa category does not actually grant.

Local Laws Overview

Immigration framework. The Thai Immigration Act and related ministerial regulations govern who may enter, remain, and work. In Bangkok, most services for long-stay foreigners are handled by Immigration Division 1 at the Government Complex on Chaeng Watthana Road, with certain investor and work-permit matters handled at the One Start One Stop Investment Center in central Bangkok. Overstays are serious and can result in fines, blacklisting, or removal. Maintaining the correct visa or extension category and reporting duties is critical.

Long-Term Resident visa. The LTR visa allows up to 10 years of stay for qualified applicants. Broadly, wealthy global citizens and wealthy pensioners must show minimum annual income and assets, and in some cases a qualifying investment in Thailand such as Thai government bonds, Thai property, or direct investment. Work-from-Thailand professionals and highly skilled professionals must meet income and qualifications criteria and have employment with eligible entities. Health insurance or financial guarantees are typically required. Some LTR categories allow a digital work permit and streamlined spouse work permission if the spouse separately qualifies.

Thailand Privilege visa. This is a paid membership program conferring long-term stay privileges for several years, airport services, and various concierge benefits. It is convenient for residents who do not need work authorization. Fees and benefits are subject to change. It does not by itself allow work, so a separate work permit path is needed if you plan to be employed or conduct business in Thailand.

One-year extension based on 10 million Thai baht investment. Foreigners who invest at least 10 million Thai baht in specified assets such as Thai government or state enterprise bonds, fixed deposits with qualifying Thai banks, or new condominium units may apply for a one-year extension of stay on this basis. Proof of funds, investment, and continued holding is required. Eligible dependents can often extend as family members. Local practice and evidentiary requirements can be exacting, so preparation is key.

SMART Visa. The SMART Visa provides up to four years of stay for investors, executives, talent, and startup founders in targeted industries. It can include work authorization without a separate work permit in many cases, but requires pre-approval and certification of the business or project in a targeted sector. Family benefits and renewal conditions vary by subcategory.

Property rules. Foreigners can own freehold units in condominium projects within the 49 percent foreign ownership cap by area. Purchase funds must be remitted from overseas in foreign currency and properly recorded through a Thai bank, which issues a Foreign Exchange Transaction form used at the land office. Foreigners generally cannot own land freehold in their own name. Long-term leases up to 30 years with options to renew are common, but require careful drafting and registration. Use of nominee structures to hold land for a foreigner is illegal.

Work authorization. Except where a visa class expressly provides work permission, working in Thailand requires a work permit or a qualifying status. The LTR and SMART Visa can confer work rights for certain categories. Thailand Privilege members must obtain a proper work visa and work permit before working. Penalties for unauthorized work are significant for both worker and employer.

Reporting and compliance. Landlords or property managers must file a TM30 notification of residence within 24 hours of a foreigner taking up accommodation. Long-stay foreigners must file 90-day address reports. Many visas are single-entry unless a re-entry permit is obtained. LTR visas are multi-entry. Changes in address, passport details, employer, or marital status may need to be reported.

Tax and money matters. Spending 180 days or more in Thailand in a calendar year generally makes you a Thai tax resident. Thai tax residents are taxed on Thai-sourced income and, under rules updated from 2024, certain foreign-sourced income when remitted to Thailand. The practical application is evolving, and planning the timing of foreign remittances and documenting source of funds is important. Double tax treaties may provide relief, but require proper filing and evidence. Transferring funds for property purchases must comply with Bank of Thailand foreign exchange rules to ensure you can register ownership and repatriate proceeds later.

Frequently Asked Questions

Does Thailand offer a true golden visa for buying property

Thailand does not grant residence solely for buying property. Purchasing a condominium does not automatically give you a long-stay visa. There is, however, a one-year extension of stay available if you invest at least 10 million Thai baht in eligible assets, which can include certain condo purchases. The Long-Term Resident and SMART Visa routes are based on broader economic contribution and qualifications, not a simple property purchase.

What are the main residence by investment or contribution options

The main options are the Long-Term Resident visa, the Thailand Privilege visa membership program, the one-year extension based on a 10 million Thai baht investment, and the SMART Visa for targeted industries. Each has distinct criteria, durations, and benefits. A lawyer can help you match your goals to the most suitable route.

How much do I need to invest to qualify

Minimums vary. The investment-based one-year extension requires at least 10 million Thai baht in eligible assets. The Long-Term Resident visa for wealthy global citizens typically expects significant assets, income, and an investment in Thailand such as Thai government bonds, Thai property, or direct investment. Thailand Privilege requires a membership fee rather than an investment. SMART Visa investment thresholds depend on subcategory and targeted sector certification.

Can buying a condominium in Bangkok Noi get me a long-stay visa

Buying a condo alone does not grant a visa. You may use the condo as part of a qualifying 10 million Thai baht investment for a one-year extension of stay if all conditions are met, including proof of foreign funds remittance and proper registration. Otherwise, you must qualify under another visa class such as LTR, Thailand Privilege, or a work or family visa.

Can foreigners own land in Thailand

Generally no. Foreigners cannot own land in their own name except under limited, specialized circumstances. Common alternatives are owning a freehold condominium unit or registering a long-term lease. Using a Thai nominee to hold land for a foreigner is illegal and risky. Seek legal advice before committing to any land-related structure.

Can my spouse and children come with me

Yes, most long-stay categories allow dependents. The LTR visa permits a spouse and dependent children subject to age and documentation limits. The investment-based one-year extension and SMART Visa also allow family members in many cases. Dependents cannot automatically work unless they qualify in their own right for a status that permits work.

Do I need health insurance

Many categories require health insurance or financial guarantees. LTR categories typically require health insurance with specified minimum coverage or evidence of sufficient assets. Thailand Privilege membership terms may include recommended coverage, and some short-term visas also mandate insurance. Requirements can change, so verify current thresholds before applying.

Will I become a Thai tax resident and how will I be taxed

If you spend 180 days or more in Thailand in a calendar year, you are generally a tax resident. Tax residents are taxed on Thai-sourced income and, under rules updated from 2024, certain foreign-sourced income when remitted to Thailand. The detailed application is evolving and depends on timing, source, and treaty relief. Obtain advice before remitting large sums or restructuring income.

Where do I apply and how long does it take

Processing depends on the route. LTR and SMART Visa applications involve pre-qualification and certification steps often handled by the Board of Investment or associated centers and can take several weeks to a few months. Thailand Privilege memberships are processed by the program operator. The one-year investment extension is handled by the Immigration Bureau in Bangkok after you have made the qualifying investment and assembled evidence. Timelines vary with workload and document readiness.

Can I work or run a business on these statuses

Work is only allowed if your status provides work authorization or you hold a work permit. Certain LTR and SMART Visa categories include work rights or make work permit issuance streamlined. Thailand Privilege members must obtain the appropriate work visa and work permit before working. Running a business through a Thai company may require compliance with the Foreign Business Act and licenses. Never assume that a long-stay visa permits work without checking.

Additional Resources

Immigration Bureau - Handles entry, extensions of stay, re-entry permits, 90-day reports, and TM30 notifications in Bangkok through Immigration Division 1 at the Government Complex on Chaeng Watthana Road.

Office of the Board of Investment and One Start One Stop Investment Center - Administers Long-Term Resident and SMART Visa certifications, and provides coordinated services for certain investor and skilled professional applications.

Thailand Privilege Card Company Limited - Operates the Thailand Privilege visa membership program, including membership applications and member services.

Ministry of Foreign Affairs - Royal Thai Embassies and Consulates process visa issuance abroad and can advise on documentary requirements before travel.

Revenue Department - Publishes guidance on tax residence, personal income tax, and the treatment of foreign-sourced income remitted to Thailand.

Bank of Thailand and local Thai banks - Provide foreign exchange rules and issue the Foreign Exchange Transaction form or equivalent bank documentation required for condominium purchases and evidence of funds.

Department of Lands and Bangkok Metropolitan Land Offices - Register property transactions and leases, verify condominium foreign quota, and record ownership changes.

Department of Business Development - Registers companies and provides corporate information useful for work and investment planning.

Anti-Money Laundering Office - Oversees source of funds and reporting obligations that often intersect with investment-based immigration.

Next Steps

Clarify your objectives. Decide whether your priority is the longest lawful stay, the ability to work, family coverage, or flexibility. Your goals will drive the choice among LTR, Thailand Privilege, investment-based extension, SMART Visa, or another route.

Assess eligibility and gather documents. Prepare passports, proof of income and assets, bank statements, police clearances, health insurance, marriage and birth certificates, and education or professional credentials. For property-based plans, assemble presale contracts, title documents, developer licenses, and proof of foreign funds transfer.

Choose and pre-qualify. For LTR or SMART Visa, complete the relevant pre-qualification with the Board of Investment or designated centers. For the investment-based extension, finalize your eligible investments and keep precise evidence of the transactions.

Coordinate filings and compliance. File TM30 residence notifications promptly on arrival in your Bangkok Noi accommodation, set calendar reminders for 90-day reports, and maintain copies of all receipts and approvals. If your status does not include multi-entry, obtain a re-entry permit before traveling.

Plan your tax and remittances. Before becoming tax resident, obtain advice on how Thai rules apply to foreign-sourced income, investment income, and remittances. Structure fund flows to comply with current Revenue Department guidance and to preserve documentary trails.

Engage a qualified local lawyer. An experienced Bangkok-based immigration and investment lawyer can coordinate with banks, developers, the Immigration Bureau, the Board of Investment, and the land office to minimize delays and avoid costly mistakes. Ask for a written scope, timeline, and fee schedule. Verify that your adviser will remain available for renewals and ongoing compliance.

Monitor legal changes. Visa criteria, health insurance thresholds, and tax guidance can change. Before each renewal or major transaction, confirm the latest requirements with your lawyer or directly with the relevant authority.

This guide is informational only and not legal advice. For tailored guidance based on your circumstances in Bangkok Noi, consult a licensed Thai lawyer who focuses on immigration, property, and tax.