Thailand may soon introduce a new long-term stay option tied to property investment, often referred to as the “3-million-baht investment visa.” While the framework has now been outlined through Immigration Orders 237/2568 and 238/2568, the program is still not fully operational and key administrative procedures remain under development. If implemented as proposed, the pathway would allow eligible foreign nationals to apply for renewable one-year extensions of stay based on qualifying property investments or rental arrangements in Thailand.

Unlike residency-by-investment programs in some other countries, the proposed Thai framework would not automatically grant residency rights through property purchase alone. Instead, the investment or qualifying arrangement would support an application for annual immigration extensions, provided the requirements continue to be met. A key feature of the proposed system is the requirement for certification from the Ministry of Tourism and Sports, administered through Thailand Longstay Service Co., Ltd. (TLS). Without this certification, applicants would likely fall back under Thailand’s existing 10-million-baht investment requirements.

The framework currently outlines several possible qualifying routes. One option is the purchase of a completed condominium valued at a minimum of THB 3 million, although purchasers would still need to satisfy additional requirements relating to foreign ownership quotas, Land Office registration, and proof that funds were transferred into Thailand from overseas. Another proposed route involves registered long-term leaseholds with a minimum value of THB 3.06 million, but these arrangements would require a qualifying Thai landlord or Thai-majority-owned entity. A third option would allow applicants to qualify through high-value residential rentals of at least THB 85,000 per month, again subject to strict landlord eligibility requirements and advance rental payment conditions.

At this stage, there is still significant uncertainty around how the framework will operate in practice. Full implementing regulations have not yet been released, and immigration offices across Thailand may ultimately interpret or apply the rules differently. Investors and prospective applicants should therefore approach marketing claims or unofficial assurances cautiously until formal procedures are confirmed by the relevant authorities. Sun Legal will continue monitoring developments closely and provide updates as additional regulations, procedures, and implementation details become available.

Thailand, US Push Ahead on Trade Deal Talks

Thailand and the United States are moving forward with negotiations on a proposed reciprocal trade agreement aimed at easing trade tensions and reducing the risk of future tariff measures against Thailand. The discussions come on the back of record export performance in 2025, with Thailand seeing strong growth in overseas shipments despite wider global economic uncertainty. Recent talks between Thai officials and senior representatives from the Office of the US Trade Representative focused on accelerating negotiations and reaching practical outcomes that could strengthen economic confidence and investment ties between the two countries.

The discussions highlighted US efforts to rebalance trade while encouraging greater Thai investment in sectors of shared interest, including processed agricultural products and energy. Thailand also signaled its willingness to increase imports of certain US goods that cannot be produced domestically, while emphasizing plans by Thai private-sector companies to expand investment in the United States. Thai officials additionally pushed for tariff exemptions on Thai products that have no equivalent domestic production in the US, with American negotiators reportedly showing openness to considering those requests.

Another key issue raised during the talks was supply chain cooperation, with the United States expressing interest in increasing the use of American raw materials within regional manufacturing networks. The two sides also discussed the importance of setting clear implementation timelines and detailed provisions to ensure any eventual agreement can be carried out effectively within Thailand’s domestic legal and regulatory framework.

Alongside the trade negotiations, both countries explored broader cooperation opportunities in sectors such as clean energy, carbon reduction technology, food innovation, healthcare, and advanced energy systems. Thailand is also expected to send a delegation to the United States later this month to respond to questions related to an ongoing Section 301 trade investigation, as both sides continue efforts to improve mutual understanding of Thailand’s trade and production structure.