Thailand Industrial Lease Terms | Warehouse, Factory & Logistics Guide
Understanding Thailand industrial lease terms is essential for businesses planning to enter or expand within Thailand’s rapidly growing industrial and logistics real estate market, particularly in strategic locations such as Bangkok, Chonburi, Rayong, and the Eastern Economic Corridor (EEC).
Standard Lease Terms for Industrial & Logistics Properties in Thailand
1. Lease Duration
Industrial, warehouse, and logistics property leases in Thailand typically range from 3 to 10 years.
For large-scale developments, build-to-suit factories, or logistics hubs, lease terms of 10 to 30 years are commonly negotiated, especially within industrial estates or BOI-promoted zones.
2. Rental Rates
Rental rates are usually calculated per square meter, depending on:
- Location (Bangkok, Samut Prakan, Chonburi, Rayong, EEC)
- Property specifications and building standards
- Infrastructure access and logistics connectivity
- Lease duration and contract structure
3. Security Deposit
A security deposit of 3 to 6 months’ rent is standard practice for industrial and warehouse leases in Thailand.
4. Advance Rental Payment
Tenants are generally required to pay 1 month’s rent in advance upon signing the lease agreement.
5. Rent Escalation Clause
Annual rent escalation of approximately 3%–5% per year is common and negotiable, depending on market conditions and lease length.
6. Operating & Maintenance Expenses
Tenants are typically responsible for:
- Common Area Maintenance (CAM) fees
- Utilities (electricity, water, internet)
- Property insurance
- Building maintenance and repairs
Long-Term Lease Options for Foreign Investors in Thailand
Foreign companies are permitted to lease industrial land or property for up to 30 years, with options for renewal or extension subject to contract terms.
Key considerations:
- Long-term leases must be registered with the Thai Land Department to be legally enforceable.
- BOI-promoted industrial estates may offer:
- Extended lease terms
- Investment incentives
- Special privileges for foreign investors
Reference: Thailand Board of Investment (BOI)
Prime Industrial & Logistics Locations in Thailand
Thailand offers several high-demand industrial zones, including:
- Bangkok Metropolitan Area
- Samut Prakan
- Chonburi (Amata City, Laem Chabang)
- Rayong (Map Ta Phut, Hemaraj)
- Eastern Economic Corridor (EEC)
These locations provide strong infrastructure, port access, and supply chain connectivity, making them ideal for manufacturing and logistics operations.
Reference: Eastern Economic Corridor Office (EEC)
Legal Framework for Industrial Lease Agreements in Thailand
- Industrial and commercial leases are governed by the Thai Civil and Commercial Code (Sections 537–571).
- Any lease agreement with a term longer than 3 years must be registered with the Thai Land Department to protect tenant rights and ensure legal enforceability.
Reference: Thai Civil and Commercial Code, Thai Land Department
Note: Terms are based on market practice and may vary by location, project, and lease conditions.
At CCO 859 Property Solution, we provide professional advisory and tenant representation services for industrial, warehouse, factory, and logistics property leasing in Thailand. Our team supports both local and foreign investors in securing favorable lease terms that align with long-term operational and expansion goals.
Contact CCO 859 Property Solution today for strategic advisory on industrial real estate leasing in Thailand. Our team will help you identify and negotiate the most suitable warehouse, factory, or logistics facility to support your long-term business growth and expansion.
— Kamolporn Prachatanakul, Managing Partner, CCO 859 Property Solution Co., Ltd.
