Phuket property for the LTR Visa.
LTR Visa-eligible Phuket property purchases. The threshold is THB 2 million single unit, the residency runs 10 years, the family is included. Mario Costa structures the deal so the visa application is clean from day one.
What you actually need
A single freehold property registered in your own name at a Land Office-recorded value of THB 2 million or more. Land Office-recorded value, not contract price. The two can differ by 5 to 8 percent depending on how the transaction is structured. Mario's standard practice is to confirm the registered value clears the threshold before any client commits.
The 10-year residency
Self-sponsored, renewable. Includes spouse and children with no age cap on the kids. Allows multiple-entry to Thailand with no minimum stay requirement (no need to be physically present for 6 months per year). Processing typically takes 30 to 60 days after Land Office registration is complete.
Which communities work best for LTR Visa pricing
Communities where THB 2M lands cleanly on a single 2 or 3-bedroom unit with strong resale liquidity: Surin (Sansiri, deep secondary market), Kamala (yield-focused), Layan (family product), Kata/Patong (entry-bracket with growth runway). For trophy LTR Visa positions where the threshold is far exceeded, Bang Tao and Rawai.
Mario's LTR Visa-specific diligence
Confirm Land Office-registered value will clear THB 2M before signing the SPA. For off-plan, confirm the Land Office pre-registration and final Chanote title deed both register at the threshold. Verify the property is a single title deed (not bundled units, which can complicate the visa application). Plan the visa timeline so it aligns with school enrollment if children are joining. Mario coordinates with three Phuket visa consultancies for the actual application processing.
Want the team's read on your specific brief?
Every conversation starts with a 30-minute call to understand goals, budget, and timeline. No pitch, no pressure.