Phuket Buyers Wait on New Rules as the 3 Million Baht Visa Pauses
New applications for Thailand’s 3 million baht visa are on hold from 2 October 2026. Thai Longstay Management, the company that processes the property route, has asked developers and agencies to pause new filings while the Immigration Bureau’s new leadership sets its policy.
For anyone on the island who bought a condo with a longstay visa in mind, here is what that means.
What Changed on 2 October
The company’s letter, signed by its chief executive, went to property businesses and everyone involved in the programme. It explains that the Immigration Bureau has new senior management, and that the company has yet to receive updated policy or instructions from the Tourism Authority of Thailand or the Ministry of Tourism and Sports.
Until it does, new visa and extension applications are paused. Developers and agencies have been asked to tell their clients and to hold supporting documents for now.
How the Property Visa Route Works
Since October 2025, a foreigner buying a condo or home in Thailand worth 3 million baht or more has been able to apply for a longstay visa through this route. Thai Longstay Management checks the documents and investment, and the Immigration Bureau makes the final decision.
On Phuket, it found a natural audience. Most buyers here come for the lifestyle first, and a renewable one-year visa made a long season on the island far simpler to plan. Developers presented it alongside completed stock, and plenty of buyers built their plans around it.
If Your Stay Is Close to Expiring
Where an applicant’s current permission to stay is nearing its end date, Thai Longstay Management will review the case individually. Anyone in that position should ask the developer or agency that handled their purchase to raise it with the company this week. An early conversation leaves the most room to plan.
A Temporary Pause by Design
Every line of the notice is written as temporary. The company says it remains in contact with the Immigration Bureau and will update property businesses as soon as policy, criteria or a timetable is confirmed.
That makes this a holding pattern. Buyers, developers and agencies on the island are now waiting on the same thing, a set of rules from the new leadership at Immigration.
The LTR Visa Route Stays Open
For buyers investing at a higher level, the Long-Term Resident visa remains open through the Board of Investment and offers residence of up to 10 years.
Its Wealthy Global Citizen category asks for at least 1 million US dollars in total assets, with at least 500,000 dollars, about 16.5 million baht, invested in Thailand. Property held in the applicant’s own name counts, and health cover is also required. The PhuketNow guide to what the LTR visa gives you covers the detail.
Each application is assessed against the complete criteria, so the property is one part of a wider case. For those who qualify, it is the longest residence option Thailand currently offers.
What Buyers Can Do This Week
Hold any documents you were about to submit until fresh guidance is issued. Keep your purchase papers and passport copies together and current, so you are ready the day the process reopens. If your stay is running short, raise it early.
Updates will reach property businesses first, so your developer or agency is the quickest place to hear when the route reopens and on what terms.
Phuket’s appeal sits well outside any single visa category. The sunsets over Patong will keep their schedule this high season. The paperwork simply needs a little patience while the new rules take shape.
This article is for general information only and is not legal, immigration or financial advice.
