PATTAYA, Thailand – It is certainly a positive development for foreigners residing in Thailand. Amidst the government’s comprehensive measures to reorganize social order, including strict scrutiny on property ownership and crackdowns on nominee structures, let us review the recent changes to both short-term and long-term visa policies.
On July 14, 2026, the Cabinet officially approved a significant revision of the visa exemption scheme to close security loopholes and establish a new immigration framework under the One Country, One Privilege principle. Simultaneously, the criteria for long-term visas have been upgraded to attract high-net-worth individuals and professionals, directly benefiting the real estate sector and the economy in key expatriate hubs like Pattaya. The statistical shifts and updates are as follows:
1. Reductions in Short-Term Base Periods
The Cabinet permanently canceled the 60-day visa exemption measure, reverting the maximum stay limits to 30 days and 15 days. The 30-day exemption group now includes 59 countries, featuring 6 new additions: India, Croatia, Bulgaria, Cyprus, Malta, and Maldives. This harmonizes entry privileges across all 27 European Union or EU member states. Meanwhile, the Visa on Arrival or VoA list was drastically reduced to just 4 nations to enforce stricter background checks.
This resolution will officially come into force 15 days after its publication in the Royal Gazette. A transitional grace period applies to foreign nationals who enter Thailand under the previous regulations, ensuring they retain their original approved duration of stay without retroactive alterations.
2. Mandatory TDAC Registration
The government permanently abolished the paper TM.6 arrival card, replacing it with the Thailand Digital Arrival Card or TDAC system. All foreign travelers are legally required to register their details via the official online portal within 72 hours prior to their arrival.
3. Destination Thailand Visa or DTV for Remote Workers
The DTV is valid for 5 years and permits a stay of up to 180 days per entry, with an option to extend for another 180 days. Applicants must demonstrate a minimum bank balance of 500,000 THB maintained for the past 3 months and pay a 10,000 THB fee. It targets remote employees of foreign companies, freelancers, and cultural participants, though DTV holders are prohibited from applying for a local work permit.
4. Long-Term Resident Visa or LTR for Investors
Although the LTR or Long-Term Resident Visa is often referred to as a 10-year visa, in practice, a comprehensive review and reassessment of qualifications are strictly required at the end of the initial 5-year period. The specific details regarding this assessment and timeline are as follows:
■ Approval Period Division of 5 Years and 5 Years
The Immigration Bureau will initially stamp a permit to stay in Thailand for only the first 5 years. As this period nears expiration, the visa holder must submit an application to the Board of Investment or BOI to request a visa extension for the remaining 5 years.
■ Reassessment of Qualifications at the 5-Year Mark
During this second-phase extension process, the BOI will re-evaluate the visa holder’s qualifications to ensure they continue to meet the specific criteria of their application category. Authorities will verify whether the individual still holds ownership of real estate or government bonds at the required value for the investor group. They will also check if the applicant still meets the minimum income or pension thresholds and whether their health insurance policy covering medical expenses with a minimum coverage of 50,000 USD remains active and valid.
■ Annual Reporting Requirement Replacing the 90-Day Report
In addition to the major 5-year review, LTR visa holders are obligated to report their residential address and status to the Immigration Bureau only once a year. This is a significant convenience compared to the standard 90-day reporting required for other visa types.
In summary, the term 10-year visa refers to the maximum benefit framework provided. However, the visa holder must continuously maintain their financial and investment qualifications in full at all times and successfully pass the official review to renew the visa after the first 5 years conclude.
Furthermore, recent amendments have eased the eligibility criteria. For Wealthy Global Citizens, the minimum income requirement was replaced by a 1 million USD total asset rule and a 500,000 USD qualifying investment in Thailand. For Work From Thailand Professionals, the foreign employer revenue threshold was significantly reduced. Moreover, the 5-year work experience requirement for Highly Skilled Professionals was abolished, and the cap on the number of dependents was lifted.
These combined restructuring efforts highlight the government’s dual approach of welcoming high-quality foreign investment while systematically safeguarding domestic security. For the legal professionals and advisors at Victor Law Firm Pattaya, understanding these visa requirements allows us to provide clear, reliable and legally compliant advice to clients seeking long-term residency in Thailand.
