For Phuket property buyers who use visa-exempt stays to view properties, evaluate rental potential or supervise renovations, Thailand’s decision to end the 60-day exemption matters more than it first appears.
On 21 May 2026, Thailand’s Cabinet approved the revision of the 60-day visa exemption scheme that has been in place since July 2024. The change will take effect 15 days after publication in the Royal Gazette. Once implemented, most foreign visitors will revert to the 30-day visa exemption that existed before the 60-day scheme was introduced.
The Tourism Authority of Thailand confirmed that 54 countries and territories will be eligible for 30-day visa exemption, three will receive 15-day exemption, and bilateral agreements covering 14, 30 or 90 days will remain in place. Visa on Arrival will continue for nationals of four countries or territories.
Why the shorter stay window matters for property buyers
The 60-day exemption gave foreign buyers, particularly those from Europe, Australia and North America, enough time to conduct serious property due diligence without applying for a visa. Buyers could view multiple properties, meet agents and developers, consult lawyers, open bank accounts, arrange financing and evaluate neighbourhoods across Phuket and other Thai provinces in a single trip.
A 30-day exemption shortens that window. Buyers who want to spend more time in Thailand will need to apply for a tourist visa in advance, arrange a visa extension inside Thailand, or make multiple shorter trips. For investors who also want to test rental demand by staying in the property themselves, or supervise early-stage renovations, the difference between 30 and 60 days is not trivial.
The change also affects buyers who use visa-exempt stays to manage rental properties, handle maintenance issues or meet tenants. Property owners who previously relied on two-month stays to oversee seasonal rentals or coordinate tradespeople will now need to plan more carefully.
What remains in place
The Cabinet decision does not eliminate visa-exempt entry. Nationals of 54 countries and territories will still be able to enter Thailand without a visa for 30 days. Separate bilateral agreements that provide longer visa-free stays—14, 30 or 90 days depending on the country—will continue to apply.
Foreign nationals already in Thailand before the revised measures take effect will be permitted to remain for the duration of their existing permitted stay. Visitors entering Thailand after Cabinet approval but before Royal Gazette publication will also retain the current 60-day exemption for that entry.
The Tourism Authority of Thailand has advised visitors to monitor official announcements from the Ministry of Foreign Affairs and the Royal Thai Embassy or Royal Thai Consulate in their country of residence for updates on entry requirements applicable to their nationality.
The Phuket property context
Phuket’s property market has been shaped partly by the ease with which foreign buyers can visit, inspect properties and return for settlement or handover. The 60-day exemption, introduced in July 2024, was seen as a practical advantage for buyers comparing Phuket with other Southeast Asian resort markets.
The decision to end the scheme suggests that visa policy will be managed more selectively going forward. The Tourism Authority of Thailand confirmed that the Visa Policy Committee, chaired by the Deputy Prime Minister and Minister of Foreign Affairs, will review visa arrangements on a country-by-country basis, taking into account security and economic considerations.
For Phuket property buyers, the key question is not whether they can still visit Thailand, but whether the shorter stay window changes how they approach property search, due diligence and ownership management. Buyers who previously relied on extended visa-exempt stays may now need to factor in visa application time, additional travel costs or the need to work with agents and lawyers remotely.
What buyers should understand
The revised entry conditions will apply 15 days after publication in the Royal Gazette. The exact publication date has not yet been announced. Until the revised measures take effect, current entry conditions remain in place.
Buyers planning property trips to Phuket in the coming months should check the status of Royal Gazette publication before finalising travel dates. Those who need more than 30 days in Thailand should consider applying for a tourist visa in advance, which typically allows a 60-day stay with the option of a 30-day extension.
Property buyers who already own in Phuket and use visa-exempt stays to manage rentals or oversee maintenance should review whether a tourist visa, Non-Immigrant O visa or other visa category better suits their needs going forward.
Frequently Asked Questions
When will the 60-day visa exemption end?
The revised entry conditions will take effect 15 days after publication in the Royal Gazette. The exact publication date has not yet been announced. The Tourism Authority of Thailand has advised visitors to monitor official announcements from the Ministry of Foreign Affairs and Thai embassies or consulates for updates.
Will foreign buyers still be able to enter Thailand without a visa?
Yes. Nationals of 54 countries and territories will remain eligible for 30-day visa exemption. Nationals of three countries or territories will receive 15-day exemption. Separate bilateral agreements providing 14, 30 or 90-day visa-free stays will continue to apply depending on nationality.
What should Phuket property buyers do if they need more than 30 days in Thailand?
Buyers who need more than 30 days should consider applying for a tourist visa in advance, which typically allows a 60-day stay with the option of a 30-day extension. Alternatively, buyers can make multiple shorter trips or explore other visa categories such as the Non-Immigrant O visa depending on their circumstances.
Does this change affect foreign nationals already in Thailand?
No. Foreign nationals currently in Thailand, or those entering before the revised measures take effect, will be permitted to remain for the duration of their existing permitted stay.
Why did Thailand end the 60-day visa exemption?
The Tourism Authority of Thailand has not provided a detailed explanation. The Cabinet decision states that the Visa Policy Committee will review visa arrangements on a country-by-country basis, taking into account security and economic considerations. The revised framework assigns each country or territory to a single visa exemption category.
Sources
- Tourism Authority of Thailand — Thai Cabinet approves revision of 60-day visa exemption scheme pending Royal Gazette publication — link
