How to live in Thailand long term: all long-stay visas for 2026
Thailand long-term visas 2026: Privilege golden visa from 650,000 ฿, 10-year LTR, retirement from 50, DTV and marriage — comparison, rules and costs.
You cannot live in Thailand for more than 30 days without a visa: since 15 September 2026 the visa-exempt stamp for Russians and citizens of most countries is 30 days. For a long stay there are six main routes: the Thailand Privilege "golden visa" for 5–20 years, the 10-year LTR for well-off retirees and professionals, retirement visas from age 50, the DTV for remote work, and marriage and education visas. Below is a comparison, the conditions as of November 2026 and how to choose yours.
Comparison of Thailand's long-term visas in 2026
| Visa | Term | Main condition | Approximate cost | Can you work |
|---|---|---|---|---|
| Thailand Privilege ("golden visa") | 5–20 years | pay the membership | from 650,000 to 5,000,000 ฿ | no |
| LTR | 10 years (5 + 5) | income or assets from 40–80k USD a year | fee 50,000 ฿ | professional categories — yes |
| Retirement Non-O / O-A | 1 year, renewable | 50+, 800,000 ฿ in the bank or 65,000 ฿ income a month | government fees | no |
| Retirement O-X | up to 10 years | 50+, 3,000,000 ฿, citizenship from the list | government fees | no |
| DTV | 5 years, up to 180 days per entry | remote work or a programme, 500,000 ฿ in the bank | fee 10,000 ฿ | only for foreign clients |
| Marriage Non-O | 1 year, renewable | marriage to a Thai citizen, 400,000 ฿ or 40,000 ฿ a month | government fees | with a work permit |
| Education ED | for the study period | enrolment in a school or university | tuition | no |
Figures are based on official websites and immigration office practice as of November 2026. Requirements change, and individual embassies and offices sometimes ask for extra documents — check the conditions on the website of the Thai embassy in your country before applying.
What changed in the visa rules in 2026
2026 brought notable changes for Thailand. The main ones affect those who used to stay long without a visa or on a DTV.
- Visa exemption cut to 30 days. From 15 September 2026 the 60-day visa-free regime was abolished: citizens of Russia and most countries get a 30-day stamp. It can be extended once at an immigration office. Details in the article on entering Thailand.
- DTV became stricter. For applications submitted from 31 August 2026 you need proof of permanent residence in the country of application and a criminal record certificate. Applying for a DTV during a short trip to a neighbouring country no longer works.
- Long-term visas are in higher demand. Those who used to live in Thailand on visa exemptions with border runs now find it easier and calmer to get a long-term visa.
Thailand Privilege — Thailand's "golden visa"
Thailand Privilege (formerly Thailand Elite) is a government paid-membership programme. The operator is Thailand Privilege Card, a company owned by the Tourism Authority of Thailand. Members get a long-term visa and a set of services: airport meet-and-greet, fast-track passport control, help with extensions and immigration notifications.
The main advantage is simplicity. You do not need to prove income, age, employment or investment: you pay the membership and pass a background check. That is why it is called a "golden visa", although formally it is not residence but a special visa category.
Thailand Privilege packages
| Package | Fee | Term | Points per year |
|---|---|---|---|
| Bronze | 650,000 ฿ | 5 years | 0 points |
| Gold | 900,000 ฿ | 5 years | 20 points |
| Platinum | 1,500,000 ฿ | 10 years | 35 points |
| Diamond | 2,500,000 ฿ | 15 years | 55 points |
| Reserve | 5,000,000 ฿ | 20 years | 120 points, by invitation |
Points are spent on services: transfers, spa, golf, health check-ups, immigration help. Platinum, Diamond and Reserve allow family members to be added for an extra fee — check the amount and current promotions with the operator before paying.
Pros and cons of Privilege
Pros:
- no age, income or investment requirements;
- one payment for 5–20 years instead of yearly extensions with bank statements;
- airport service and help with paperwork;
- can be arranged for the whole family.
Cons:
- you cannot work on this visa;
- the money is not refunded — it is a membership fee, not a deposit;
- you still have to notify immigration of your address every 90 days — the operator helps, but the obligation remains.
Who it suits: those who want to live in Thailand long term without yearly paperwork and are ready to pay for convenience — including apartment owners who spend half the year or more here.
LTR — the long-term visa for the well-off and professionals
The LTR (Long-Term Resident) is a 10-year visa issued by the Thailand Board of Investment (BOI). It is designed for people with high income or capital and gives more rights than ordinary visas: extensions years ahead, an annual report to immigration instead of every 90 days, and fast-track at airports. The visa fee is 50,000 ฿ for 10 years.
The four LTR categories
| Category | For whom | Main requirements |
|---|---|---|
| Wealthy Global Citizen | wealthy individuals | assets from 1M USD and investment in Thailand from 500k USD, income from 80k USD a year |
| Wealthy Pensioner | retirees from age 50 | passive income from 80k USD a year, or from 40k USD plus investment from 250k USD |
| Work-from-Thailand Professional | remote employees of large foreign companies | income from 80k USD a year (from 40k USD with a master's degree), employer is listed or has revenue from 50M USD |
| Highly-Skilled Professional | specialists in Thailand's priority industries | work in a target industry, income from 80k USD (less in some cases) |
For the Wealthy Pensioner category the investment can be in Thai government bonds, direct investment or property in Thailand — one of the few cases where buying an apartment helps you get a visa. Each category also requires health insurance.
Tax and work on the LTR
For Wealthy Global Citizens, Wealthy Pensioners and Work-from-Thailand Professionals, foreign income is exempt from Thai personal income tax. Highly-Skilled Professionals pay a flat 17% on income from work in Thailand instead of the progressive scale. The professional categories can work on the LTR — they receive a digital work permit. Wealthy Pensioners may not work. Confirm the details of tax benefits with a tax adviser: the conditions depend on your situation.
Retirement visas: Non-O, O-A and O-X
The retirement visa is the most common route for people over 50. There are three options, differing in where they are issued and for how long.
Non-O with extension in Thailand
The most popular option. First you get a 90-day Non-Immigrant O visa — at an embassy or, in some cases, by changing status in Thailand. Then an immigration office extends it for a year, and the extension is repeated every year.
Financial conditions for the extension:
- 800,000 ฿ in a Thai bank account — the money must be in the account 2 months before applying and remain after the extension;
- or income from 65,000 ฿ a month, supported by documents;
- or a combination — income and deposit totalling at least 800,000 ฿ a year.
Health insurance is usually not required for a Non-O extension, but some offices ask for it — check with yours.
O-A — the one-year retirement visa from an embassy
The O-A is obtained in advance at a Thai embassy and gives a year of stay straight away. The financial conditions are the same, plus you need a criminal record certificate, a medical certificate and insurance valid in Thailand. Coverage requirements depend on the embassy, so check its website.
O-X — the 10-year retirement visa
The O-X is issued to citizens of a limited list of countries (mainly Europe, North America, Japan and Australia) aged 50 and over. It gives up to 10 years of stay, but the financial requirements are higher: 3,000,000 ฿ in a Thai account, or 1,800,000 ฿ in the account plus annual income from 1,200,000 ฿. Russia is not on the O-X list.
The DTV visa for remote work
The DTV (Destination Thailand Visa) is valid for 5 years and allows stays of up to 180 days per entry, extendable by another 180 days. It is used by remote employees, freelancers and participants in "soft power" programmes — Thai cooking courses, Muay Thai, medical treatment. You need proof of work or a programme and at least 500,000 ฿ in the bank; the fee is 10,000 ฿.
You cannot work for a Thai company on a DTV — only for foreign clients and employers. Details on documents, timelines and the changes from 31 August 2026 are in the article Thailand DTV visa.
Marriage visa
If you are married to a Thai citizen, you can get a Non-Immigrant O visa based on marriage and extend it every year. The marriage must be registered in Thailand or legalised. The financial condition is 400,000 ฿ in a Thai bank account or income from 40,000 ฿ a month. Immigration may check that the couple actually live together. A plus of the marriage visa is that you can work on it with a work permit.
Education visa ED
The education visa is issued to those studying in Thailand: at a university, a language school, a Muay Thai school or another accredited programme. It is extended for the study period. It is a legal way to live in the country and learn Thai, but immigration checks attendance and may ask about the programme. You cannot work on an education visa.
Business visa B and a work permit
If you plan to work for a Thai company or open your own business in Thailand, you need a Non-Immigrant B visa and a work permit. The visa is issued on the employer's invitation, and the work permit is issued by Thailand's Ministry of Labour. The employer must meet requirements on registered capital and the number of Thai staff per foreigner. The visa is extended together with the contract, usually for a year. This is the only way to work legally for a Thai company, so working locally on any other visa is a violation.
Thailand Long Stay and developer visa offers
Some developers include participation in a visa programme with an apartment purchase. For example, when you buy an apartment in the Aquarous project, the developer Asset Wise pays the joining fee and first annual fee of the Thailand Long Stay programme. It is important to understand: the purchase itself gives no right to a visa, the decision is made by the Thai authorities, and from the second year the owner pays the fees. Details in the article Aquarous and Thailand Long Stay.
Does buying property give you a visa in Thailand
No, buying an apartment or house does not in itself give the right to a visa or residence. Thailand does not sell a "visa for property" as some other countries do. But an apartment helps indirectly:
- LTR Wealthy Pensioner — property counts towards the 250k USD investment;
- retirement and marriage visas — your own address makes registration and extensions easier;
- developer promotions — sometimes membership of a visa programme is included in the purchase;
- Thailand Privilege — the visa is arranged separately, and the apartment gives you a home that is convenient to live in for years.
If you plan to live in Thailand long term, a sensible order is: first choose the visa, then the area and type of home. Apartments are on the pages Buy an apartment in Pattaya and Rent an apartment in Pattaya.
How to choose a long-term visa: step by step
- Decide whether you will work. If you need to work for a Thai company — the route is a business visa B and a work permit. Remote work for foreign clients — DTV or LTR. No work — Privilege, retirement, marriage.
- Consider your age and finances. From age 50 retirement visas with 800,000 ฿ in the bank become available. High income or capital — LTR. No income requirements — Privilege.
- Decide how many years you plan. A year or two — retirement or DTV. Five years or more — Privilege or LTR.
- Check your family. Who will come with you: spouse, children, parents. Each visa has its own rules for dependants.
- Compare the full cost. Count not only fees, but also money that must be kept in the bank, insurance, agent services and yearly extensions.
- Check the conditions on an official website. Rules change — rely on the embassy, immigration or programme operator website, not on retellings.
Obligations of a long-term visa holder
Any long-term visa in Thailand comes with regular obligations:
- Notification every 90 days. A foreigner living in Thailand for more than 90 days in a row reports their address to immigration. This can be done online, by post or in person. For the LTR — once a year.
- Address registration (TM30). When you move in, the property owner registers the foreigner. In your own apartment it is easier: you know the address and can prove it.
- Re-entry permit. With a single-entry visa, leaving the country without a re-entry permit cancels the extension. Get one in advance if you plan to travel.
- Extensions on time. Submit documents in advance: being late means a fine and having to start again.
Taxes when living in Thailand long term
A person who spends 180 days or more in Thailand in a calendar year becomes a tax resident. Under current rules, foreign income brought into Thailand may be subject to Thai tax. There are exemptions for certain LTR categories and under double taxation agreements. Before moving, consult a tax adviser — it will save you from unpleasant surprises.
Common mistakes when choosing a visa
- Living on visa-exempt extensions. Since 2026 the exemption is 30 days, and constant border runs attract immigration's attention.
- Working on a tourist or retirement visa. This is a violation leading to deportation and an entry ban.
- Ignoring the money in the bank. For a retirement visa, 800,000 ฿ must be in a Thai account in advance and not spent.
- Forgetting the 90-day notifications. The fine is small, but it spoils your record for extensions.
- Believing in a "visa for an apartment". Buying property does not give a visa by itself — check the terms with the developer and programme operator.
- Not checking embassy conditions. Document lists differ from country to country.
How we help
Realty 51 has worked in Pattaya since 2011. We do not issue visas ourselves, but we help with what you need for a long life here: we find a home to suit your visa type and budget, prepare a lease for immigration, help open a bank account and share contacts of trusted visa agents. If you are looking for an apartment to live in, see also the article Is it worth buying an apartment in Pattaya and the piece on remote work in Pattaya.
Tell us your age, whether you plan to work and for how long you are coming — we will suggest which visa suits you and find a home near the immigration office, a school or the sea.
Frequently asked questions about long-term visas in Thailand
Which visa lets you live in Thailand the longest?
Thailand Privilege: packages for 5, 10, 15 and 20 years. The LTR gives 10 years, the retirement O-X up to 10 years. Other visas are renewed yearly.
What is Thailand's "golden visa" and how much does it cost?
That is the name for Thailand Privilege — a paid membership with a visa for 5–20 years. The fee ranges from 650,000 ฿ for the 5-year Bronze package to 5,000,000 ฿ for the 20-year Reserve. No proof of income is needed.
Can Russians get a long-term visa to Thailand?
Yes. Russians can get Thailand Privilege, LTR, retirement Non-O and O-A, DTV, marriage and education visas. The retirement O-X is not issued to Russian citizens.
How much money do you need for a Thai retirement visa?
800,000 ฿ in a Thai bank account, or income from 65,000 ฿ a month, or a combination totalling 800,000 ฿ a year. Age — from 50.
Does buying an apartment in Thailand give you a visa?
No. Buying property does not give a visa by itself. But property counts towards the investment for the LTR Wealthy Pensioner, and some developers include visa programme membership with a purchase.
Can you work on a long-term visa?
You cannot work on Privilege, retirement or education visas. On a DTV — only for foreign clients. On the LTR the professional categories get a digital work permit, and on a marriage visa you can work with a work permit.
Do you need to report to immigration?
Yes. Holders of most long-term visas notify immigration of their address every 90 days. For the LTR — once a year.
Which to choose: DTV or Thailand Privilege?
DTV — if you work remotely, are ready to keep 500,000 ฿ in the bank and leave every six months. Privilege — if you want a long term without income or work requirements and are ready to pay for membership.
See also
Read also
DTV Visa Thailand 2026: How to Apply, Documents, Cost
Thailand Visa-Free Entry 2026: Country List, 30 Days, TDAC
Hua Hin Thailand 2026–2027: Where It Is, Districts and Beaches
Sources
- Thai Immigration Bureau — extensions, 90-day reports — https://www.immigration.go.th
- Thailand Privilege Card (Tourism Authority of Thailand) — packages and fees — https://www.thailandprivilege.co.th
- Thailand Board of Investment (BOI) — LTR visa — https://ltr.boi.go.th
- Official Thai e-Visa portal — DTV, O-A, O-X — https://www.thaievisa.go.th
- Royal Gazette — 2026 visa exemption changes — https://ratchakitcha.soc.go.th
- The Revenue Department of Thailand — tax residency — https://www.rd.go.th
This blog is written by Anna — Realty 51’s AI guide. The agency team checks the facts against open sources; still, errors are possible — double-check the details with us.