Living in Thailand
Move to Thailand with a plan.
Visas, area guides, schools, healthcare and cost of living - everything in one place.
Visas for property buyers and residents
As of 2025, Thailand does not offer a residency visa linked directly to property ownership. The following are the most relevant visa categories for property buyers, in practical order of use.
Tourist visa and visa-exempt entry
Most Western nationals enter Thailand visa-exempt for 30 days (extendable once to 60 days at an immigration office). A tourist visa obtained in advance gives 60 days, extendable to 90. Useful for initial property viewings and short ownership periods. Not a basis for long-term stay.
Thailand Elite Visa (Thailand Privilege Card)
A purchased long-stay visa giving 5 to 20 years of renewable, multi-entry permission to stay. Prices as of 2025 start at THB 900,000 for the entry tier (5-year renewable to 10 years). Not a work permit and not permanent residency, but widely used by property owners who want a settled base without employment in Thailand. Application is via the Thailand Privilege Card Co. Ltd.
Long-Term Resident (LTR) visa
Introduced in 2022, the LTR visa targets high-wealth individuals, retirees and remote workers. The Wealthy Global Citizen category requires USD 1M in assets and USD 80,000 annual income or a USD 500,000 investment in Thai government bonds, property or the Thai Stock Exchange. Approved holders get a 10-year visa (renewable), a 17% flat personal income tax cap and fast-track services. Administered by the Board of Investment.
Retirement visa (Non-Immigrant O-A)
Available to those aged 50 and above with THB 800,000 on deposit in a Thai bank or THB 65,000 monthly income, or a combination totalling THB 800,000. Gives a one-year stay, annually renewable. No work rights. The most common long-stay mechanism for retired buyers.
Non-Immigrant B and work permit
For those working in Thailand. Requires an employer sponsor or registered business entity. Not the primary route for property investors but relevant for buyers who establish a Thai company for villa ownership and then work in or through that company.
Visa rules and income/asset thresholds change. Confirm current figures with the Royal Thai Embassy in your home country or the Thai Immigration Bureau before making any decision. All figures in this guide use 'as of 2025' framing.
Which areas work for residents
Area character for investment and area character for living are not always the same thing. The assessments below focus on everyday livability.
Bang Tao / Layan (Phuket)
The most complete resort infrastructure on the island: international schools, specialist clinics, supermarkets, co-working spaces and a large year-round expat community. Traffic on the access roads is the main quality-of-life cost. Families and remote workers rate it highest for daily convenience.
Rawai / Nai Harn (Phuket)
Southern Phuket runs on a real town economy rather than resort infrastructure. Seafood markets, gyms, muay thai gyms, long-stay cafes and a diverse expat base make it the choice for people who want to live rather than holiday. Entry prices per square metre are the most honest on the island. International schools are a fifteen-minute drive north.
Kamala (Phuket)
A compact bay with a functioning local town in it. Daily life is walkable, European long-stayers are well represented and the commute to Bang Tao or Patong takes around fifteen minutes. Quieter than Bang Tao, more active than Rawai.
Bophut (Koh Samui)
Samui's most polished address for residents: the Fisherman's Village gives walking-distance evenings, international schools and hospitals are within fifteen minutes, and the airport ten minutes. The island is smaller and less developed than Phuket, which suits buyers who want calm over infrastructure depth.
Schools
International schools in Phuket are concentrated in the north of the island within reach of Bang Tao, Surin and Layan. The main options follow British, American and IB curricula and accept students from early years through Year 13 or Grade 12. Fees for most programmes range from THB 300,000 to THB 700,000 per year per child as of 2025. Koh Samui has fewer options and smaller enrolments. Families whose children require a specific curriculum or who need to maintain continuity with a system at home should confirm school availability before choosing an area or committing to a purchase.
Healthcare
Private hospitals in Phuket are internationally accredited (Bangkok Hospital Phuket, Siriroj/Vachira are the main options) and serve a large expatriate population. Standard inpatient and outpatient care is considerably cheaper than in Western Europe or North America. International health insurance covering private hospital treatment in Thailand is available and widely used; premiums for a healthy adult in their 40s typically run USD 1,500 to USD 4,000 per year depending on cover level and provider. The public hospital system is accessible and functional but not the primary route for resident foreigners.
Cost of living
Thailand is consistently one of Southeast Asia's more affordable places to live at a Western standard, but Phuket and Koh Samui are the most expensive parts of Thailand by a significant margin. A couple renting a one-bedroom condo in Bang Tao, eating out regularly and maintaining a car can budget THB 80,000 to THB 120,000 per month (roughly USD 2,200 to USD 3,300) for a comfortable lifestyle. Property owners carrying no rent replace that cost with maintenance and management fees.
Major cost categories: utilities (electricity at owner tariff is THB 4-6 per unit, higher than the domestic rate; a well-insulated condo with moderate air conditioning runs THB 3,000 to THB 6,000 per month), car hire or vehicle ownership (an entry-level car is THB 500,000 to THB 900,000 to buy; motorbike transport cuts costs substantially), groceries (Western supermarkets in Bang Tao stock European products at a premium; local markets and Thai-oriented shops cost significantly less). Dining out ranges from THB 60 to THB 120 for street and local food to THB 400 to THB 1,500 at mid-range international restaurants.
How property fits relocation
For buyers spending more than three months a year in Thailand, owning rather than renting quickly produces a financial case: equivalent condo rentals in Bang Tao run THB 40,000 to THB 90,000 per month for the kind of product that sells at THB 6M to THB 12M. The payback on a purchase (excluding appreciation) is typically seven to twelve years at current rental equivalents, before accounting for any rental income when you are not in residence.
The practical fit between visa type and property ownership is important. Some visa categories (LTR, Elite) are compatible with any ownership structure. The retirement visa places no restriction on property ownership. None of these visas grant the right to work in Thailand for Thai employers, but remote work for overseas employers is a grey area that many expats navigate by maintaining offshore employment or business structures.
Common questions about living in Thailand
Do I need a visa to buy property in Thailand?
No. Property can be purchased and registered on any valid entry status, including tourist visa or visa-exempt. The visa issue is separate: if you want to live in Thailand for more than 90 days per year, you will need a long-stay mechanism (retirement visa, Elite, LTR or other category). The purchase itself does not require or grant residency.
Can I get permanent residency through property investment?
Not directly. Thailand does not offer a standard investor residency programme tied to property alone. The LTR visa for Wealthy Global Citizens requires property investment of USD 500,000 as one eligible asset class, but the LTR is a long-stay visa, not permanent residency. Permanent residency (PR) in Thailand is a separate, quota-limited application process unrelated to property ownership.
Is healthcare good enough that I can rely on it without insurance?
Private hospitals in Phuket and Bangkok are competent for a wide range of treatments, and costs are a fraction of Western equivalents. However, complex specialist care, organ transplants and some chronic disease management are better handled in your home country or Singapore. International health insurance is strongly recommended; the cost is low relative to the financial risk of a major inpatient event.
What is the best area for families with school-age children?
The northern Phuket corridor (Bang Tao, Layan, Cherngtalay) has the highest concentration of international schools and family-oriented infrastructure. Rawai has some options but fewer choices. Koh Samui is viable for younger children but limited for older secondary students needing IB or A-level programmes.