The second half of 2026 brought several important changes to Thailand — from visa rules to property taxes. Here's what matters if you live, invest, or plan to move to Pattaya. Facts and effective dates only.
1. Visa exemption cut: 60 → 30 days
From 15 September 2026, visa-free entry gives 30 days instead of 60. Relevant if you're coming to scout or wait for paperwork. After that: extend another 30 days for 1,900 THB, or get a tourist visa in advance (still 60 days). If you plan to stay longer, sort the visa first rather than relying on visa-free.
2. DTV tightened
From 31 August 2026, the digital nomad visa (DTV) can only be applied for from your home country or country of residence — no more converting inside Thailand. They added a criminal record check and proof of residence. The format is unchanged: 5-year visa, 180 days per entry plus extension, 500,000 THB / 3-month deposit.
3. 450 THB tourist fee — on the way
Not in force yet, but the public hearing closed with over 80% support. Air arrivals would pay first; land and sea later. One payment covers 30 days with re-entry and includes insurance. Exempt: work-permit holders, diplomats, transit passengers and children under 2. Expected start — 2027.
4. Airport charge rose to 1,120 THB
Since 20 June 2026, the charge is already built into tickets on international departures from the six AOT airports. A separate 1,000 THB departure tax (for everyone, including Thais) was proposed but frozen since 22 October. Net effect: tickets cost more, nothing to pay on the spot.
5. 0.01% property transfer fee — Thai nationals only
From 1 July 2026 to 30 June 2027, a reduced transfer-fee rate applies, but only to Thai citizens buying homes up to 7 million THB. A foreign buyer still pays the standard 2%. For foreigners, effectively nothing changed.
6. Tougher checks on nominee land holdings
In May 2026, the Land Department issued circulars tightening scrutiny of shell companies used by foreigners to hold land and villas. No new law — sharper enforcement and a higher risk of inspection. If you're considering buying through a company with a Thai nominee, get the structure checked by a lawyer first.
7. 49% quota and 30-year lease — unchanged
Talk of a 75% quota and 99-year leases stayed talk: no law passed, no bill in parliament. REIC data shows foreigners bought 6,533 condos in H1 2026 (down 8.8% year-on-year) worth 28.3 billion THB. Demand is steady — the rules just haven't moved.
8. Immigration goes digital
The official THIM app launched on 25 September 2026 — for now it handles the digital arrival card (TDAC), with online extensions and 90-day reporting promised later. TDAC, TM30 and 90-day records are being linked into one base. Practical point: without a valid TM30 from your landlord, an extension may simply not be processed.
9. Social security ceiling raised
From January 2026, the contribution ceiling rose from 15,000 to 17,500 THB, and the maximum monthly contribution from 750 to 875 THB per side. It will rise in stages: 20,000 THB in 2029 and 23,000 THB from 2032. Relevant for both employers and work-permit holders.
10. Minimum wage unchanged, unions demand 712 THB
No increase in 2026 — rates stay at 337–400 THB per day by province. Chonburi (Pattaya) and Bangkok sit at the top tier of 400 THB/day. Labour groups publicly demanded 712 THB in May, still undecided. For a Pattaya business: hiring hasn't got more expensive yet, but pressure is building.