Do I Need a Visa to Manage Real Estate in Germany as a Thai Citizen?

1. Introduction
As a Thai citizen inheriting real estate in Germany, you may need to visit the country to manage the property or complete administrative tasks. Understanding Germany’s visa requirements is crucial for planning your visit and ensuring compliance with immigration laws. This article explores whether a visa is necessary, the types of visas available, and practical tips for navigating the application process.

 
2. Understanding the Need for a Visa
2.1 Short-Term Visits
If you plan to visit Germany for a short period to handle real estate matters, such as updating ownership records, overseeing property maintenance, or meeting with legal and financial professionals, you will typically need a visa unless you qualify for visa-free entry.

2.2 Visa-Free Entry
Thai citizens generally require a visa to enter Germany. However, individuals holding dual citizenship or residing in visa-exempt countries may have different entry requirements.

 
3. Types of Visas for Real Estate Management
3.1 Schengen Visa (Type C)
For short-term visits (up to 90 days within a 180-day period), a Schengen visa is the most suitable option. This visa allows you to:

Attend appointments at probate courts or land registries.
Oversee property maintenance or inspections.
Meet with real estate agents, lawyers, or tax advisors.
3.2 National Visa (Type D)
If your visit requires an extended stay (over 90 days), such as for long-term property management or legal proceedings, you will need a national visa. This visa can be extended into a residence permit if necessary.

 
4. Application Process for a Schengen Visa
4.1 Required Documents
To apply for a Schengen visa, you will need:

• A valid passport with at least six months of validity beyond your intended stay.
  
• A completed visa application form.
  
• A letter explaining the purpose of your visit, such as managing inherited property.
  
• Proof of accommodation in Germany (e.g., hotel reservations or property ownership documents).
  
• Travel insurance covering at least €30,000.
  
• Proof of financial means, such as bank statements.
  A return flight ticket.
  

4.2 Where to Apply
Submit your visa application to the German Embassy or Consulate in Thailand. Appointments are typically required.

4.3 Processing Time
Processing times vary but generally take 15–30 days. Apply well in advance of your intended travel date.

 
5. National Visa for Extended Stays
5.1 When to Apply
If managing your property requires an extended stay (e.g., for renovations, legal disputes, or long-term rentals), apply for a national visa. This visa typically involves a more detailed application process than the Schengen visa.

5.2 Additional Requirements
In addition to the documents required for a Schengen visa, you may need:

• Proof of the duration and purpose of your extended stay.
  
• Evidence of your connection to the property, such as the Certificate of Inheritance (Erbschein).
  
• Additional financial proof to cover living expenses during your stay.
   
  6. Alternatives to Visiting Germany
  6.1 Hiring Local Professionals
  If visiting Germany is not feasible, consider hiring local professionals, such as:
• Lawyers or executors to manage legal and administrative tasks.
  
• Property managers to oversee maintenance and tenant relations.
  

6.2 Granting Power of Attorney
You can authorize a trusted representative in Germany to act on your behalf, ensuring that property-related responsibilities are managed without your physical presence.

 
7. Benefits of Visiting Germany
7.1 Hands-On Management
A personal visit allows you to directly oversee property inspections, meet with professionals, and ensure everything aligns with your expectations.

7.2 Faster Resolution
Certain administrative tasks, such as updating the land registry or negotiating property sales, can be expedited through in-person interactions.

7.3 Understanding Local Context
Visiting Germany provides an opportunity to understand the property’s condition, the local real estate market, and cultural or legal nuances.

 
8. Costs Associated With Visiting Germany
8.1 Visa Application Fees
A Schengen visa typically costs €80, while a national visa may cost more. Additional fees may apply for document translations or certifications.

8.2 Travel and Accommodation
Consider flight and accommodation costs when planning your visit. Staying at or near the inherited property can help reduce expenses.

8.3 Legal and Administrative Fees
Budget for fees related to updating property ownership, legal consultations, or property appraisals.

 
9. Conclusion
As a Thai citizen, you will likely need a visa to visit Germany to manage inherited real estate. Whether you opt for a Schengen visa for short-term visits or a national visa for extended stays, understanding the requirements and planning ahead will ensure a smooth process. If visiting is not possible, hiring local professionals or granting power of attorney can provide effective alternatives. By addressing visa and property management requirements proactively, you can secure and manage your German real estate successfully.