Thailand's Long-Term Resident Visa for Wealthy Global Citizens is the programme's premier high-net-worth category. It is built for internationally mobile individuals who can demonstrate substantial global wealth and a meaningful stake in the Thai economy, and it grants a ten-year residence permit together with statutory tax relief on foreign-sourced income remitted into Thailand. For the family offices, private investors, and asset owners we advise at Juslaws & Consult, the Wealthy Global Citizens LTR is usually the most straightforward route to long-term Thai residence, because its eligibility is measured in assets rather than in recurring income and because the February 2025 rule revisions removed the old annual-income threshold entirely.
This guide explains the current legal and regulatory framework, the two pathways within the Wealthy Global Citizens category, the required evidence, the application process from online submission through to the appointment at the Thailand Investment and Expat Services Center, and the practical considerations that drive a successful outcome. The content is based on the Board of Investment's document list as updated on 6 November 2025, and on BOI Announcement No. Por. 3/2568 of 4 February 2025, which remains the governing rule set as of April 2026.
What Is the LTR Visa for Wealthy Global Citizens?
The Wealthy Global Citizens category of the LTR Visa is designed for high-net-worth individuals with at least USD 1 million in global assets who also maintain or establish a significant investment in Thailand. There is no age requirement and no minimum annual income requirement. The visa is granted under the authority of the Immigration Act B.E. 2522 (1979) and administered by the Office of the Board of Investment under the Investment Promotion Act B.E. 2520 (1977). The associated income-tax exemption flows from Section 5 of Royal Decree No. 743 (B.E. 2565), gazetted on 23 May 2022, and its implementing Director-General's Notification No. 427 of 28 September 2022.
The February 2025 revision under BOI Announcement No. Por. 3/2568 was the most significant update since the programme launched. The previous requirement to demonstrate personal annual income of at least USD 80,000 was removed for this category. The asset and Thailand-investment tests remain in force, and the revision also clarified which asset classes are not accepted.
Key Benefits of the Wealthy Global Citizens LTR Visa
The visa confers a ten-year residence permit, structured as two consecutive five-year terms with an in-system re-verification between them. Multiple re-entries are included for the full period, replacing the separate re-entry permit fee payable on standard visas. The 90-day TM.47 reporting cycle is replaced with a single annual address confirmation, filed online. Fast-track immigration at Suvarnabhumi, Don Mueang, Phuket, and Chiang Mai airports is available to holders on departure and return.
The tax privilege is the standout benefit. Under Section 5 of Royal Decree No. 743, foreign-sourced income remitted into Thailand by a Wealthy Global Citizens LTR holder is exempt from Thai personal income tax. This exemption covers income from employment, business, or property situated abroad, and it applies without the one-year deferral rule that previously structured foreign-sourced income planning under the Revenue Department's pre-2024 interpretation. In the context of the 2024 reinterpretation of Section 41 of the Revenue Code under Departmental Order Paw 161/2566, which extended Thai tax exposure to all foreign-sourced income remitted by standard Thai tax residents, the Wealthy Global Citizens exemption has become one of the few statutory safe harbours available to high-net-worth individuals based in Thailand.
Holders may apply for an optional Digital Work Permit at an annual maintenance fee of THB 3,000, which is processed at TIESC. The 4:1 Thai-to-foreigner employment ratio does not apply, which matters for clients who also own or direct a Thai-registered company and wish to employ a mostly foreign technical team. Up to four dependents, a legal spouse and children under 20, may be added to the application.
Eligibility Requirements
The Wealthy Global Citizens category is defined by three cumulative tests: global assets, Thailand investment, and health cover.
Global Assets of at Least USD 1 Million
The applicant must evidence personal ownership of global assets totalling at least USD 1 million. The qualifying assets are financial instruments and real property: an investment portfolio held with a licensed financial institution, a deposit account at a regulated bank, or overseas property supported by a title deed and the relevant land-register extract. The BOI's express exclusions, carried forward in the 6 November 2025 document list, are crypto-currencies, tokens, gold futures, amulets, works of art, designer items, watches, and jewellery. An asset base composed largely of excluded categories will fail the test, even where the market valuation clearly exceeds USD 1 million.
Thailand Investment of at Least USD 500,000
Within the USD 1 million global-asset base, at least USD 500,000 must be invested in Thailand in the applicant's own name. The qualifying Thailand investment categories are Thai government bonds with at least five years' remaining maturity, direct equity in a Thai company or SET-listed shares held for at least one year, or Thai property ownership. For property, freehold condominium ownership is evidenced by the Department of Lands-issued sale-and-purchase agreement and title deed, both dated within the last six months. Leasehold arrangements require at least ten years remaining on the registered lease. Villa construction investments require a signed construction agreement showing the purchase value and a construction permit from the Department of Lands.
Health Insurance or Financial Reserve
The applicant submits one of three forms of cover. The primary option is a health insurance policy of at least USD 50,000 covering hospitalisation and medical treatment, with at least ten months' remaining coverage at the time of application. Group insurance is accepted provided per-person cover reaches USD 50,000. Life insurance without a health component, and travel insurance, are not accepted. Alternatively, valid Thai Social Security benefits may be submitted with the latest monthly SSO payment receipt, employer's SSO name list, and SSO card. The third option is a bank deposit of at least USD 100,000 maintained continuously for at least twelve months at the time of application.
Required Documents
All documents in a language other than English or Thai must be accompanied by a certified or notarised translation.
Personal Documents
A scanned colour copy of the current passport with at least six months' remaining validity and two blank pages for the LTR stamp and stay permit. The PDF must include the biodata page and all pages with Thai immigration stamps in chronological order as double-page spreads. Any existing TM.47 form is uploaded separately. Damaged passports will be refused at the Immigration Bureau on the appointment day, so passports showing water damage, tears, missing pages, or unofficial markings should be renewed before submission. A passport-size photograph on a white background, taken within the last six months in formal attire without glasses or headgear, completes the personal-document set. Applicants who entered Thailand after 1 May 2025 upload the Thailand Digital Arrival Card. Those who entered before 1 July 2022 or through a land border and hold a paper T.M.6 upload it.
Evidence of Global Assets
One or more documents evidencing total global asset ownership of at least USD 1 million. The most commonly submitted evidence is the latest investment portfolio report issued by a licensed financial institution or wealth manager, showing clear identification of the account holder. A current bank statement may serve as the deposit-account evidence. Overseas property is documented through the title deed and the official land-register extract. Where multiple asset types are combined to reach the USD 1 million threshold, each component must be separately documented.
Evidence of Investment in Thailand
One or more documents evidencing Thailand investment of at least USD 500,000 in the applicant's name. The specific acceptable documents mirror the Thai-investment evidence in the Wealthy Pensioners pathway: a copy of the Thai Government Bond showing at least five years' remaining maturity; or a Bor.Or.Jor. 5 company shareholder list no more than three months old together with the latest audited financial reports, accompanied where relevant by a Securities Business License for venture investments or a broker's letter for SET-listed shares held at least one year; or Thai property ownership documented through the Department of Lands sale-and-purchase agreement and title deed (freehold), registered leasehold of at least ten years plus title deed (leasehold), or construction agreement and construction permit (villa builds).
Additional Document (Case-by-Case)
A letter of verification from a police station in the applicant's country of nationality or residence dated within the last three months, or a Thai police clearance from the Police Clearance Certificate Center, Special Branch, Royal Thai Police, may be requested once the application reaches the "Consideration by Government Agencies" stage. This is handled by signed Document Request Acknowledgement Form at initial submission and the actual certificate produced if required.
The Application Process, Step by Step
The application is filed online through the BOI portal at ltr.boi.go.th. Each applicant, including any dependent applying in parallel, creates a separate account. The applicant uploads the full document set and submits. The BOI performs a completeness check, issues document requests where gaps are found, and begins the 20-business-day qualifications endorsement assessment once the file is complete. End-to-end, most Wealthy Global Citizens applications we handle reach endorsement within two to three months of submission.
A pre-approval check of one to three working days follows endorsement, during which the applicant is asked in-system to update passport details, confirm latest travel information, and select the location of visa issuance. The location cannot be changed after submission, so this decision is worth careful thought, particularly for applicants who are outside Thailand and need to plan the timing of travel.
The applicant then has 60 days from the date of the endorsement letter to complete visa issuance. In Thailand, this is done at the Thailand Investment and Expat Services Center at One Bangkok, the integrated one-stop facility which opened on 17 March 2025 and now sits on the 6th and 7th floors of the PARADE Zone at Rama IV Road, near MRT Lumphini. Outside Thailand, the visa may be collected at a Royal Thai Embassy or Consulate General, or through the Thai e-Visa portal where available in the applicant's jurisdiction. The 60-day window is not extendable. Missing it requires a full restart of the qualification endorsement process.
At the TIESC appointment, the applicant presents the printed Notification of Qualification Endorsement, the TM.94 form, the STM.8 form, the appointment confirmation, the payment slip, the original passport, and the document set for any dependents issued on the same day. The Immigration Bureau officer issues the LTR visa stamp with an initial five-year permission to stay. The second five-year stay permission is granted through in-system re-verification shortly before the first five-year period expires.
Fees and Other Costs
The government fee for the 10-year LTR visa with multiple entries is THB 50,000 per person when collected at TIESC in Bangkok. The same fee applies to each dependent. Overseas collection through a Royal Thai Embassy, Consulate General, or the Thai e-Visa portal attracts fees in the USD 1,600 to USD 2,000 range per person, varying by jurisdiction. The optional Digital Work Permit carries an annual maintenance fee of THB 3,000.
The BOI confirms that qualification endorsement processing is free. Translation and legalisation of foreign documents, where needed, is a separate cost and typically runs between THB 2,000 and THB 10,000 per document depending on the language and complexity. Thailand is not party to the Hague Apostille Convention, so legalisation of foreign documents for use in Thailand requires consular legalisation by the issuing country's embassy followed by certification by the Legalization Division of the Thai Ministry of Foreign Affairs. This sequence frequently applies to overseas property title deeds and shareholder evidence.
Tax Position of the Wealthy Global Citizens LTR Holder
Under Section 5 of Royal Decree No. 743, the Wealthy Global Citizens LTR holder is exempt from Thai personal income tax on income derived from employment, business, or property situated abroad, when that income is brought into Thailand. The exemption operates as a statutory exception to Section 41, paragraph two of the Revenue Code. The conditions attached to the exemption, under Sections 6 and 7 of the decree, require the holder to continue meeting the Board of Investment qualifications and to comply with the procedural rules prescribed by the Director-General of the Revenue Department.
The practical implication is that an LTR Wealthy Global Citizens holder who is a Thai tax resident by virtue of spending 180 days or more in Thailand in a calendar year can remit foreign-sourced income into Thailand without Thai personal income tax exposure on that remittance, regardless of whether the income was earned in the same calendar year or in a prior year. This is a material improvement over the post-Paw 161/2566 position applicable to standard Thai tax residents, who are now exposed on all foreign-sourced income remitted regardless of the year of derivation.
We counsel Wealthy Global Citizens LTR holders to file an annual Thai personal income tax return each year they are tax-resident, declaring the foreign-sourced income and recording the exemption formally on the return. This is conservative practice that aligns the filing record with what the Revenue Department can see through the banking system and the Common Reporting Standard information exchanges that Thailand participates in. It is not a tax calculation exercise in the typical sense, but it meaningfully reduces the risk of later enquiry.
The exemption does not cover Thai-sourced income. Rental income from a Thai property, dividends from a Thai company, and salary earned in Thailand through the Digital Work Permit are all Thai-sourced and are taxed at the standard progressive rates up to 35 percent. Thai-source investment income must still be declared on the annual return.
Maintaining Your LTR Visa
The annual obligations are limited. Once every twelve months, the holder files an in-system address report. There is no 90-day reporting. No minimum number of days in Thailand is required. The re-entry structure is unlimited for the duration of the visa.
Before the end of the first five-year term, the holder submits in-system evidence that the original qualifications remain satisfied. For Wealthy Global Citizens, this means current evidence of global assets of at least USD 1 million, Thailand investment of at least USD 500,000, and valid health cover or financial reserve. Where the qualifications are met, the second five-year stay permission is granted. Where they are not met, for example if a Thai property has been sold and the Thailand-investment threshold has dropped below USD 500,000 without replacement, the visa may not be extended. Where the holder anticipates a material change to any qualifying element, early legal advice is essential. In several files we have handled, clients have bridged a temporary shortfall by placing funds in Thai government bonds of the required maturity before the re-verification window, and have maintained continuous LTR status as a result.
When the holder changes passport, the LTR visa stamp is transferred to the new passport through the Immigration Bureau. This is an administrative step, not a fresh application, and does not re-open the qualification review.
Common Pitfalls and Practical Advice
Several themes recur in our Wealthy Global Citizens casework. The USD 1 million global-asset figure is measured at the date of application and is not averaged. Applicants whose portfolios dipped below USD 1 million at any point during the preparation cycle have sometimes been asked for a "snapshot" statement on a specific BOI-selected date. A steady portfolio above USD 1.1 million mitigates this risk. Second, the prohibition on crypto-currency, gold futures, and similar holdings means that applicants whose wealth is primarily held in these forms need to restructure before applying. Token-based holdings converted to fiat and deposited in a regulated bank account at least twelve months before application avoid the exclusion. Third, overseas property valuations are accepted on the basis of the title deed and land register, but where the valuation relies on a recent professional appraisal, that appraisal should be current and issued by a licensed valuer in the relevant jurisdiction.
Fourth, the USD 500,000 Thailand investment can be assembled from multiple components. A USD 250,000 freehold condominium plus USD 250,000 in a Thai government bond, or in Thai blue-chip listed shares held through a Thai broker, is a configuration we see regularly. The BOI assesses Thailand investment cumulatively as long as each component is documented properly. Fifth, the leasehold pathway requires at least ten years remaining on the registered lease as at the date of the application, not the lease-signing date. Clients who signed a 30-year lease a decade ago should verify the remaining term carefully. Finally, health insurance policies sold outside Thailand occasionally carry geographic exclusions that affect coverage in Thailand itself. The policy should be re-read with the BOI's USD 50,000 Thailand coverage requirement specifically in mind.
Transferring the LTR Visa to a New Passport
When a holder renews or replaces a passport during the ten-year LTR term, the visa stamp is transferred to the new passport through the Immigration Bureau. The holder presents both passports, the LTR endorsement documentation, and a short in-system request. The transfer is a routine administrative step. Where the transfer coincides with other events, for example a change of address or an upcoming annual report, we coordinate the sequence to avoid duplicate appointments.
Termination and Revocation of the LTR Visa
The LTR visa may be terminated voluntarily by the holder or revoked by the authorities in prescribed circumstances. Voluntary termination is handled in-system and is sometimes elected by holders switching to Thai permanent residency or to a different long-stay track. Revocation is rare in practice but is available where the holder no longer meets the qualifying conditions and has not cured the deficiency within a reasonable period, or where the holder has committed a serious offence or breached immigration law materially. The five-year re-verification is the practical checkpoint at which eligibility is formally re-tested, and our team monitors this date for every client we place on an LTR so that the re-verification is a confirmation rather than a surprise.
Why Work with Juslaws & Consult
Juslaws & Consult is a Bangkok law firm with over 22 years' experience acting for international individual and corporate clients across the full range of Thai practice areas. Our immigration team handles LTR endorsements in all five categories, coordinates Thai Privilege Card transitions, handles permanent residency applications, and works alongside our corporate and tax teams on the structural aspects of high-net-worth relocations to Thailand. Our partners are personally involved in every LTR file, from the initial eligibility review through to the TIESC issuance appointment and the ongoing annual reporting obligations.
For Wealthy Global Citizens clients, our engagement typically includes an initial assessment of the asset structure against the BOI's specific inclusions and exclusions, preparation of a submission-ready document pack with coordinated translation and legalisation, online portal filing, all BOI and Immigration Bureau correspondence, attendance at TIESC for visa issuance, registration of the Digital Work Permit where required, and optional ongoing support for annual reports and the five-year re-verification. Engagement proceeds on the basis of a signed Engagement Agreement and pro-forma invoice, and our fee is confirmed after an initial consultation. Contact our Bangkok office at One Pacific Place, BTS Nana, to discuss whether the Wealthy Global Citizens category is the right route for your circumstances.
Frequently Asked Questions
Do I still need to show USD 80,000 in annual income for the Wealthy Global Citizens LTR Visa?
No. The annual-income test was removed under BOI Announcement No. Por. 3/2568 of 4 February 2025. Wealthy Global Citizens is now measured by global asset ownership of at least USD 1 million and Thailand investment of at least USD 500,000, with no minimum annual income requirement.
Can I include cryptocurrency or gold as part of my USD 1 million global assets?
No. The BOI's 6 November 2025 document list expressly excludes crypto-currencies, tokens, gold futures, amulets, works of art, designer items, watches, and jewellery. Clients whose wealth is primarily held in these forms should convert to qualifying financial or real-property assets, typically at least twelve months ahead of application.
How long does the application process take end to end?
Two to three months is typical, comprising the BOI's 20-business-day endorsement assessment, document-request exchanges, the one-to-three-working-day pre-approval, and the 60-day window for visa issuance. Clean, well-prepared files can close faster; files with legalisation requirements on overseas property documents may run longer.
Can my spouse and children apply as dependents?
Yes. Up to four dependents, a legal spouse and children under 20, may be added. Same-sex spouses were confirmed as eligible dependents under the February 2025 rule update. Each dependent pays the THB 50,000 government fee at visa issuance. Details are set out in our separate guide to the LTR Visa for Dependents.
Do I need to be in Thailand to apply?
No. The BOI online portal accepts applications from anywhere in the world. Physical presence is required only at the visa-issuance appointment, either at TIESC in Bangkok or at the chosen Royal Thai Embassy or Consulate General abroad.
What happens if I leave Thailand during the visa validity?
Nothing. The LTR is a multiple-entry visa for the full ten-year term and has no minimum stay requirement. Holders may enter and exit freely. Re-entry permits are not required. The only ongoing in-Thailand step is the annual address report, which is filed online.
Is foreign income I bring into Thailand taxed under the LTR Wealthy Global Citizens status?
Foreign-sourced income remitted into Thailand by a Wealthy Global Citizens LTR holder is exempt from Thai personal income tax under Section 5 of Royal Decree No. 743, provided the BOI qualifications remain satisfied. The exemption covers employment, business, and property income from abroad. Thai-sourced income, including rental income from Thai property and salary earned under a Digital Work Permit in Thailand, is not covered and is taxed at the standard progressive rates.
Can I hold an existing Thai Privilege Card alongside the LTR Visa?
Not simultaneously as the active immigration status. Where a client moves from a Thai Privilege Card to an LTR, the existing visa is terminated at TIESC as part of the LTR issuance, typically on the same day. Our team coordinates that step.
Does the USD 500,000 Thailand investment have to be in a single asset?
No. Multiple qualifying components may be combined, provided each is separately documented and in the applicant's own name. Thai government bonds, SET-listed shares, direct equity in a Thai company, and Thai real estate can be combined toward the USD 500,000 threshold.
Can Juslaws & Consult handle the entire LTR Visa application for me?
Yes. Our standard Wealthy Global Citizens engagement covers eligibility review, document preparation, translation and legalisation coordination, portal submission, all BOI correspondence, attendance at the TIESC appointment, Digital Work Permit registration where required, and ongoing support for the annual report and the five-year re-verification.
Will the LTR Visa allow me to own land in Thailand?
The LTR Visa does not modify the Land Code. Foreign nationals, including LTR holders, cannot directly own land in Thailand. LTR holders may own freehold condominiums within the 49 percent foreign quota per building, and may hold registered leases of up to 30 years. Our property team advises regularly on structuring Thai real-estate holdings in a compliant way.
How is "global asset ownership" assessed by the BOI?
Assets are measured at the date of application by reference to the latest available portfolio statements, bank statements, and property documentation. The BOI does not require a formal sworn affidavit of net worth, but the documentary evidence must be current, issued by regulated institutions or land registries, and must clearly identify the applicant as the owner.
Is there any fast-track option for high-net-worth applicants?
The LTR does not operate a formal fast-track within its published timeline. In practice, the file that moves fastest is the file that arrives complete, correctly formatted, and with all translations and legalisations already in place. Our preparatory work focuses specifically on shortening the document-request exchange that accounts for most of the variance in processing time.
Can I switch from the Wealthy Pensioners category to the Wealthy Global Citizens category?
Switching between LTR sub-categories is handled as a fresh endorsement application rather than an amendment. Where a holder's circumstances have changed and the other category is a better fit, we assist with the transition so that continuity of lawful status is preserved across the change.
What happens if I no longer meet the USD 1 million asset threshold at the five-year re-verification?
The BOI will review the overall position against the original qualifying criteria. A temporary dip offset by a compensating factor, or a clear restoration plan in progress, may be accepted. A sustained and uncompensated shortfall may result in the second five-year stay permission not being granted. Early legal advice is essential where a material change in assets is anticipated ahead of the re-verification window.
Does the LTR Visa give any pathway to Thai permanent residency or citizenship?
The LTR does not automatically convert to permanent residency or Thai citizenship. Thai PR and citizenship remain separately regulated routes, with their own eligibility requirements and quotas. However, time spent in Thailand on the LTR counts toward the residence period generally considered in PR applications, and holding an LTR strengthens the overall profile. Our team handles PR applications and advises LTR clients considering a long-horizon transition.
