Thailand LTR Visa for Wealthy Pensioners: The Full Document Checklist, Leasehold Condos Included

Thinking about retiring to Thailand on a long-term visa? The Board of Investment (BOI) has published an updated checklist, current as of 6 November 2025, of every document a Wealthy Pensioner applicant must submit for qualification endorsement under the Long-Term Resident (LTR) visa. It covers your passport and photo, proof of passive income, investment in Thailand, health insurance and police clearance.

One detail matters for property buyers: the checklist names a registered leasehold condominium, with at least 10 years remaining on the lease, as accepted evidence of investment in Thailand. Below is the full list, step by step, taken directly from the BOI document.

Who the Wealthy Pensioners category is for

The BOI checklist sets one personal condition up front: the applicant must be at least 50 years of age. The category is built around passive income. Only unearned income such as interest, dividends, royalties, rental income or other passive income is considered. Income from employment or self-employment, including salaries, director's fees, allowances or benefits, whether in cash or in kind, is not accepted for a Wealthy Pensioners application.

A rule that applies to every section: if your original documents are not in English or Thai, you must submit a certified or notarized translation in English or Thai.

Step 1: Personal documents

Passport

• A copy of your current passport, which will receive the LTR visa stamp, with no less than 6 months of validity remaining and at least 2 blank pages for the LTR visa and stay permit stamps.
• The scanned PDF must include the biodata page and every page carrying Thai Immigration stamps, arranged in chronological order as a double-page spread in one PDF file.
• If you have a TM.47 form, upload it as a separate scanned PDF.
• Old passports may be requested for further verification.
• Damaged passports will not be accepted by the Immigration Bureau on your appointment day. Signs of damage include water damage, significant wear or tears, missing pages or unofficial markings, and officers may refuse service if damage is observed.

Photograph

• A clear passport-size photo on a white background, maximum file size 2 MB.
• Formal or business attire, no T-shirts.
• No glasses, headgear or accessories.
• Taken within the last 6 months.

Arrival record

The paper T.M.6 card has been replaced by the electronic Thailand Digital Arrival Card (TDAC). The TDAC applies to those who entered Thailand after 1 May 2025. The T.M.6 card applies only to those who entered Thailand before 1 July 2022, or who entered through a land border checkpoint and were issued a T.M.6 card.

Step 2: Prove your passive income

Your documents must show passive income of no less than USD 80,000 per year, or no less than USD 40,000 per year combined with an investment in Thailand (see Step 3). You must provide one or more of the following:

• Individual income tax return. The official personal income tax return as filed with the state authorities, for example P.N.D.90/91, BIR60, Form 1040, SA100 or T1 General.
• Pension certificate, together with bank statements for the past 12 months.
• Dividend payable or dividend notification, together with the company's financial report issued by an auditor, minutes of meeting and the company's shareholder list.

Step 3: Earning between USD 40,000 and 80,000? Show USD 250,000 invested in Thailand

If your submitted documents show total passive income of less than USD 80,000 but not less than USD 40,000 per year, you must provide evidence of investment in Thailand in your own name of at least USD 250,000, using one or more of the following:

Thai government bond

A copy of a Thai government bond in your name with a remaining maturity of no less than 5 years.

Company shareholding or direct investment in Thailand

• Company shareholder list (Bor.Or.Jor. 5, no more than 3 months old) and the latest audited financial reports.
• A Securities Business License from the Securities and Exchange Commission for investments in venture companies.
• A letter from a broker certifying your ownership of a public stock listed on the SET that has been held for no less than 1 year as of the application date.

Thai property ownership

• Freehold: a copy of the sale and purchase agreement issued by the Department of Land, no older than 6 months, and a copy of the condominium title deed issued by the Department of Lands, no older than 6 months.
• Leasehold: a copy of the leasehold agreement issued by the Department of Land, no older than 6 months, with a remaining lease term of at least 10 years from the applicant's date, and a copy of the title deed issued by the Department of Lands, no older than 6 months.
• Other property, such as a villa: a copy of the construction agreement indicating the purchase value of the property, and a copy of the construction permit issued by the Department of Land.

Where a leasehold condominium fits in

Many retirees assume that only freehold property counts. The BOI checklist says otherwise. A leasehold condominium is listed alongside freehold as accepted evidence of investment in Thailand, provided the lease is issued by the Department of Land, the copy is no older than 6 months, and at least 10 years remain on the lease.

Wing Samui Condo offers registered leasehold condominium units on Koh Samui, completed and ready to move into. A 30-year registered lease leaves a long runway beyond the 10-year minimum in the checklist. Keep in mind that the investment evidence must total at least USD 250,000 in your name, which may combine property with the other categories above, and that qualification endorsement remains a decision for the BOI and the relevant government agencies.

Step 4: Health insurance, or one of two alternatives

You must provide one of the following. This item can optionally be submitted later, in which case you submit a signed Document Request Acknowledgement Form in its place, and the insurance documents will be requested once your application status changes to "Consideration by Government Agencies".

• Health insurance covering the entire duration of your stay in Thailand for hospitalization and medical treatment of at least USD 50,000, with a remaining coverage period of at least 10 months. A group health insurance policy must provide at least USD 50,000 per person. Life insurance without health cover and travel insurance are not accepted.
• Social Security (SSO) evidence showing valid benefits covering hospitalization and medical treatment in Thailand: the latest month's SSO payment receipt, the employee name list submitted by the company for SSO, and the SSO card.
• Financial evidence or bank statement showing a deposit of no less than USD 100,000 that has been held and maintained for no less than 12 months at the time of application.

Step 5: Police clearance (requested case by case)

This may be requested on a case-by-case basis. Like the insurance documents, it can be submitted later with a signed Document Request Acknowledgement Form, and will be requested once your status reaches "Consideration by Government Agencies". You need one of the following:

• A letter of verification issued by a police station in your country of nationality or residence stating that you have no criminal record, not older than 3 months.
• A Thai police certificate issued by the Police Clearance Certificate Center, Special Branch, Royal Thai Police.

Before you submit

• Translate anything not in English or Thai with a certified or notarized translation.
• Check your passport for validity, blank pages and any damage well before your appointment.
• Make sure Department of Land documents are no older than 6 months when you apply.
• Expect that the officer may request additional documents to support consideration of your application.

Planning a retirement home on Koh Samui?

If a leasehold condominium is part of your plan, Wing Samui Condo's completed, professionally managed units are worth a look. Get in touch with our team for availability, lease terms and the Department of Land documents you would receive at registration.

Reference

Disclaimer: This article summarises the BOI document referenced above for general information only and is not legal or immigration advice. Requirements may change, and qualification endorsement and visa approval remain at the discretion of the Thai authorities. Check the current official checklist or consult a qualified professional before making any decision.