Tag: International Trade

on by

Thailand-Australia Strategic Partnership 2026–2029: Advancing Cybersecurity, Economic Resilience, Cross-Border Crime Cooperation, and Support for SMEs and Startups

Earlier, Thailand’s Cabinet approved the Joint Plan of Action to Implement the Thailand-Australia Strategic Partnership for 2026–2029. The four-year framework succeeds the 2022–2025 Plan and will be signed during the Thai Prime Minister’s official visit to Australia on 17–20 August 2026. It reaffirms the Strategic Partnership elevated in 2020 and provides a practical roadmap for cooperation across five pillars: political and security affairs; economic and trade relations; sectoral collaboration; people-to-people links; and regional and sub-regional engagement (including ASEAN, the Mekong, and the Indo-Pacific).

Two accompanying Joint Statements—one on combating transnational crime and one on strengthening economic cooperation—were approved in parallel. Together they signal a pragmatic, results-oriented deepening of ties with direct relevance for businesses, technology firms, and innovation ecosystems in both countries.

Cybersecurity and Digital Cooperation within the Security Pillar:

The political and security pillar explicitly covers defense cooperation, non-traditional security challenges (including cyber), good governance, and critical technologies. This builds on the existing Memorandum of Understanding on Cyber and Digital Cooperation between Thailand’s Ministry of Digital Economy and Society and Australia’s Department of Foreign Affairs and Trade. That MoU promotes information exchange, best-practice sharing on cybersecurity strategies and laws, protection of critical infrastructure, and a secure, open internet that supports digital trade and innovation.

The new Plan is expected to operationalize these commitments further, creating opportunities for Australian cybersecurity providers, Thai digital-security firms, and joint public-private initiatives focused on threat intelligence, capacity building, and resilience of critical infrastructure. In a region facing rising cyber risks, closer bilateral alignment also strengthens Thailand’s position within ASEAN and Indo-Pacific cyber frameworks.

Joint Statement on Transnational Crime: Targeting Online Scams and Related Threats

The dedicated Joint Statement on combating transnational crime prioritizes online scams/fraud, narcotics trafficking, human trafficking, and money laundering. Cooperation will proceed through bilateral channels and ASEAN mechanisms. This reflects the reality that sophisticated cyber-enabled crime—particularly large-scale online investment and romance scams operating from the region—has become a shared security and economic threat.

Existing operational links between the Royal Thai Police and the Australian Federal Police, including intelligence sharing and joint operations against cybercrime and financial crime networks, provide a foundation. The new Statement is likely to expand structured coordination, capacity building, and disruption of illicit financial flows. For the private sector this translates into stronger expectations around know-your-customer and anti-money-laundering compliance, potential public-private partnerships on fraud detection, and reduced exposure of legitimate businesses and consumers to scam ecosystems.

Economic and Trade Pillar: Resilience, Clean Energy, and Multilateral Trade:

The economic pillar emphasizes growth, resilient supply chains capable of withstanding global volatility, the clean-energy transition, and a robust multilateral trading system. It sits alongside long-standing instruments—the Thailand-Australia Free Trade Agreement (TAFTA), the Regional Comprehensive Economic Partnership (RCEP), and the Strategic Economic Cooperation Arrangement (SECA), which was renewed in late 2025 through 2028.

Two-way goods and services trade reached approximately A$32.4 billion in 2025, underscoring the commercial weight of the relationship. The Plan and the parallel Joint Statement on economic cooperation are expected to facilitate further trade facilitation, agricultural collaboration, and digital-economy linkages while supporting diversification of supply chains.

Opportunities for SMEs and Startups:

Although the full Plan has not yet been published in detail, official summaries highlight support for startups and SMEs, particularly through science, technology, innovation, and digital cooperation. This continues themes already present in the original Strategic Partnership Declaration, which called for extensive digital-economy collaboration to accelerate business growth, including for startups and SMEs, and to develop a digital-ready workforce.

Sectoral cooperation under the Plan spans agriculture, education, climate action, energy, infrastructure, science and innovation, public health, environment, disaster management, and gender equality/social welfare. For technology-oriented SMEs and startups these areas open concrete avenues:

•  Digital and cyber solutions for agriculture, supply-chain resilience, and clean-energy systems.

•  Innovation partnerships, research collaboration, and technology transfer with Australian counterparts.

•  Access to capacity-building, skills development, and potential co-investment or market-entry support under SECA and related mechanisms.

•  Participation in people-to-people exchanges that build networks and talent pipelines.

Australian firms offering cybersecurity tools, digital platforms, agritech, cleantech, or fintech solutions, and Thai startups seeking capital, technology, or export pathways to Australia and the broader Indo-Pacific, stand to benefit from the clearer policy framework and high-level political endorsement.

Looking Ahead

The Joint Plan of Action is a political framework rather than a legally binding treaty. Its value will be realized through concrete projects, dialogues, and private-sector engagement after the formal signing in mid-August 2026. Businesses and legal practitioners should monitor implementing arrangements under the cyber MoU, SECA work programs, and any new working groups on digital economy, innovation, or transnational crime.

For companies operating at the intersection of technology, trade, and compliance, the 2026–2029 Plan reinforces Thailand-Australia cooperation as a practical platform for managing cyber risk, building resilient commercial relationships, and accessing opportunities in a strategically important bilateral partnership.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Thailand Moves Toward a Dedicated Regulatory Framework for Data Centers

Thailand may soon take a significant step toward regulating its rapidly expanding data center industry. According to recent reports, the government is preparing a Prime Minister’s Office Regulation that would establish a dedicated framework for overseeing data center operations, with particular emphasis on resource management, environmental impacts, and centralized regulatory oversight. While the proposed regulation has not yet been issued, it signals a potential shift from Thailand’s current investment-driven approach toward a more comprehensive regulatory model for the sector.

Background:

Thailand has become an increasingly attractive destination for data center investment due to strong government incentives, growing cloud adoption, and its strategic location in Southeast Asia. However, the rapid expansion of large-scale facilities has also raised concerns regarding infrastructure capacity, particularly electricity and water consumption.

According to the reported proposal, the government intends to introduce a dedicated regulatory mechanism to better coordinate oversight of the industry and manage its broader impacts on national resources.

Proposed regulatory framework:

The reported proposal indicates that the Prime Minister’s Office Regulation would establish a new committee responsible for supervising data center activities. Its responsibilities would reportedly include:

  • overseeing the overall development of the data center industry;
  • assessing the impacts of data center investments;
  • monitoring resource consumption, particularly electricity and water usage;
  • coordinating regulatory oversight among relevant government agencies; and
  • supervising approvals, permits, and compliance monitoring.

Although further details have not yet been published, the proposal suggests that the government intends to create a more centralized oversight structure than currently exists.

Addressing fragmented regulation:

At present, data center projects typically interact with multiple government agencies depending on the nature of the project. Investors may require approvals or incentives from different authorities, while utility arrangements are often negotiated separately.

The reported proposal appears intended to address this fragmented regulatory landscape by introducing a dedicated governance mechanism specifically focused on data centers.

Greater focus on infrastructure and resource management:

A notable feature of the proposal is its emphasis on resource planning.

According to the reports, the government has identified several concerns, including:

  • increasing electricity demand from large-scale data centers;
  • substantial water consumption required for cooling systems;
  • challenges in forecasting future resource demand; and
  • overlapping arrangements for water supply that may complicate national infrastructure planning.

The proposal therefore appears to reflect a policy objective of integrating data center development with broader infrastructure and environmental planning rather than regulating the industry solely from an investment perspective.

Different treatment for existing and future projects:

The reported framework would distinguish among three categories of data centers:

Existing operating facilities

Existing operators may become subject to audits or assessments focusing on matters such as resource consumption, temperature management, and noise impacts.

Approved projects under development

Projects that have already received approvals but are not yet operational may be required to comply with additional regulatory conditions before commencing operations.

Future applicants

New projects may become subject to a comprehensive regulatory regime addressing matters such as:

  • sustainable water management;
  • reserve water sources;
  • environmental impacts; and
  • measures designed to reduce adverse impacts on surrounding communities.

This tiered approach suggests that the government is seeking to avoid disrupting ongoing investments while progressively strengthening regulatory requirements for future developments.

Potential changes to location planning:

The reports also indicate that the government is considering a more strategic approach to determining where future data centers should be located.

Rather than concentrating additional facilities in existing investment hubs, policymakers are reportedly evaluating locations with stronger electricity and water infrastructure, including areas near major power generation facilities. The government has also indicated that supporting digital infrastructure, such as fiber-optic networks, could be expanded if new data center clusters are developed.

What investors should watch:

Although the proposal remains at the policy stage, investors and operators should monitor several issues as the framework develops:

  • the legal authority under which the new committee will operate;
  • whether additional licensing or approval requirements will be introduced;
  • technical standards relating to electricity, water use, and environmental impacts;
  • transitional requirements applicable to existing operators; and
  • the interaction between the new framework and existing approvals issued by sector-specific regulators.

The final regulatory approach will determine whether the proposed framework primarily serves as a coordination mechanism or introduces substantive compliance obligations for the industry.

Key takeaways:

  • Thailand is reportedly preparing a dedicated regulatory framework for data centers through a proposed Prime Minister’s Office Regulation.
  • The proposal reflects increasing government attention to electricity consumption, water usage, and environmental impacts associated with large-scale data center investments.
  • A new committee may be established to coordinate oversight of approvals, compliance, and resource management.
  • Existing facilities, projects under development, and future investments could become subject to different regulatory requirements.
  • Although the proposal has not yet been formally issued, investors planning data center projects in Thailand should closely monitor further regulatory developments, as they may significantly affect project planning, compliance obligations, and site selection.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

TCCT Establishes Two Subcommittees to Strengthen Trade Competition Oversight

The Trade Competition Commission of Thailand (“TCCT”) has appointed two subcommittees to oversee digital platform businesses and to establish competition rules for modern wholesale and retail businesses (“Modern Trade”). The move is intended to curb unfair trade practices and strengthen law enforcement in step with rapidly evolving trade dynamics.

1. Subcommittee on Considering Guidelines for the Oversight and Deterrence of Trade Practices in Digital Platform Businesses

This subcommittee’s primary mandate is to study, analyze, and collect data on the business models, commercial conditions, and trade practices of digital platform businesses, and to assess their impact on trade competition, business operators, consumers, and other stakeholders. It will drive more intensive regulatory measures for digital platform businesses and prepare proposals, guidelines, codes of conduct, criteria, announcements, regulations, and policy recommendations for the TCCT’s consideration.

The subcommittee will also coordinate with government agencies, the private sector, business operators, and other relevant stakeholders across all sectors to oversee and deter trade practices that may affect competition in digital platform businesses, and to promote free and fair competition more broadly.

2. Subcommittee on Determining Guidelines and Action Plans Regarding Competitive Conditions in Modern Wholesale and Retail Businesses

This subcommittee is tasked with studying, analyzing, and monitoring the market structure of modern wholesale and retail businesses; building a database to analyze retail market concentration and its impact on small-scale operators; and recommending guidelines and measures for overseeing competition in the retail sector.

Objectives of the Subcommittees

The subcommittees will study trade practices in digital platforms and in the modern wholesale-retail market to keep pace with shifting business dynamics and to investigate practices with anti-competitive effects. Each subcommittee will determine oversight guidelines and accelerate the promotion of fair trade so all parties can compete on equal terms.

The subcommittees will integrate efforts across relevant agencies, apply existing law to address exploitation or competitive pressure affecting the majority of business operators nationwide, and enforce compliance with guidelines the TCCT has already issued — notably the TCCT Notification on Guidelines for Considering Unfair Trade Practices and Acts that Monopolize, Reduce, or Restrict Competition in Multi-Sided Platform Business Operations for Digital Platform Services of Goods or Services (E-Commerce), in effect since March 25, 2026. They will also continue overseeing platform service businesses and Modern Trade going forward.

Background

Rapidly shifting competitive conditions and an influx of foreign capital have affected domestic operators, particularly SMEs and small-scale retailers. This has driven a sharp rise in complaints to the TCCT concerning online trading practices and the expansion of retail formats into community areas.

A particular concern is the continued increase in Gross Profit (GP) fees — the revenue-share or fee percentages that merchants pay to platforms. Higher GP rates compress net margins for SMEs, which may in turn force price increases that are ultimately passed on to consumers.

According to TCCT data:

  • E-commerce platforms and Modern Trade are currently among the leading competition concerns for small-scale operators at the grassroots of the Thai economy. In the first six months of this year alone, 21 platform-related complaints were filed, involving transactions collectively worth hundreds of billions of baht.
  • During fiscal year 2025 (October 1, 2024 – September 30, 2025), the TCCT received 78 complaints in total. Of these, 40 were not accepted for consideration, 9 were settled, and the remaining 29 are under investigation — most involving platforms, franchises, logistics and transport, digital platforms, and general commerce.

Through its Mobile Competition Clinic project, the TCCT has previously conducted on-site visits in several provinces to hear directly from business operators. Findings included:

Krabi Province:

  1. Online platform issues, including being forced to use specific transport providers and reduced product visibility due to algorithmic ranking.
  2. Online Travel Agency (OTA) platform issues, including price-parity clauses that prohibit hotels from listing lower rates on their own websites than on OTAs.
  3. Unfair trade practices between SMEs and Modern Trade operators, including redundant fee charges and additional GP fees imposed without prior notice.
  4. Palm oil pricing structure issues affecting local farmers.

Chiang Mai and Lamphun Provinces:

  1. Online platform issues, including algorithmic ranking practices that favor a platform’s own affiliated transport services.
  2. Unfair trade practices between SMEs and Modern Trade operators, including credit-term disputes, GP fee collection, and unfair contract terms.
  3. Pricing issues in agricultural product procurement.

Current Priorities and Enforcement Timeline

The TCCT is accelerating proactive oversight across four key business groups: (1) digital platforms, (2) wholesale and Modern Trade, (3) ride-hailing platform services, and (4) online travel booking platforms (OTAs). The newly formed subcommittees will study, analyze, and propose oversight guidelines, and investigate practices affecting competition across all four groups, with findings due by the fourth quarter of 2026. This will include updated operational guidelines designed to keep pace with evolving trade practices.

This initiative marks a deliberate shift in the TCCT’s enforcement approach — from a largely reactive, complaint-driven model to proactive market inspections that do not wait for formal complaints. On-site visits to gather in-depth input from business operators will remain central to this approach, with the TCCT aiming to demonstrate tangible results within the next six months.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Managing Regulatory Due Diligence for Cross-Border Investors in Financial and Digital Asset Businesses

Introduction:

Cross-border investments in financial services and digital asset businesses present unique regulatory challenges that extend well beyond traditional legal or financial due diligence. Whether an investor is acquiring a licensed payment service provider, a securities business, a digital asset exchange, or a fintech company operating under sector-specific regulation, the value of the transaction can depend as much on the target’s regulatory standing as on its commercial performance.

Unlike ordinary commercial businesses, regulated entities operate under continuing supervision. Their ability to conduct business depends not only on maintaining the necessary licenses but also on demonstrating ongoing compliance with governance requirements, prudential standards, anti-money laundering obligations, cybersecurity controls, and consumer protection rules. A company with strong financial performance may nevertheless represent a significant acquisition risk if its regulatory compliance has deteriorated or if it is subject to undisclosed supervisory concerns.

For cross-border investors unfamiliar with the Thai regulatory landscape, regulatory due diligence is therefore not merely a legal exercise. It is an essential component of transaction risk assessment and should begin early in the acquisition process.

Looking Beyond the License:

One of the most common misconceptions among foreign investors is that verifying the existence of a regulatory license is sufficient. In reality, the existence of a license represents only the starting point of the analysis.

Many regulated businesses have evolved over time, expanding their products and services beyond the scope originally contemplated when their licenses were granted. A fintech company may initially have operated as an electronic payment platform before introducing digital lending, cross-border remittance services, or digital asset-related products. Each new business activity may require separate regulatory approval or may be subject to different supervisory requirements.

Regulatory due diligence should therefore examine whether every revenue-generating activity falls within the scope of the target’s existing licenses and whether any exemptions relied upon remain available. It is equally important to determine whether any license conditions have been imposed by regulators and whether the company has complied with those conditions throughout its operations.

Regulatory Approval May Determine Whether the Transaction Can Close:

Unlike acquisitions involving ordinary commercial companies, transactions involving regulated financial businesses frequently require regulatory approval before completion. In some sectors, a change in significant shareholding or control may not become legally effective until the relevant regulator has approved the transaction. Other regulatory regimes may require post-closing notifications or impose “fit and proper” assessments on incoming shareholders, directors, or senior management.

Consequently, regulatory due diligence should identify not only the approvals required for the target’s day-to-day operations but also those triggered by the proposed acquisition itself. Failure to identify these requirements early can delay completion, affect financing arrangements, or require restructuring of the transaction.

Cross-border investors should also consider whether foreign ownership restrictions, residency requirements, or limitations on board composition may influence the post-closing governance structure.

Compliance Culture Often Matters More Than Written Policies:

Modern financial regulators increasingly assess how compliance operates in practice rather than whether a company simply maintains a complete set of written policies.

Accordingly, regulatory due diligence should extend beyond reviewing compliance manuals and internal procedures. Investors should seek evidence that compliance functions are adequately resourced, that internal reporting mechanisms operate effectively, and that senior management actively oversees regulatory risk.

The company’s interactions with regulators may provide particularly valuable insight. Inspection reports, supervisory correspondence, warning letters, remediation plans, and historical enforcement actions often reveal recurring compliance weaknesses that are not apparent from corporate documentation alone. Even where no formal penalties have been imposed, repeated supervisory findings may indicate weaknesses in governance or internal controls that require significant remediation after closing.

Technology Risk Has Become a Core Regulatory Issue:

Technology is now central to regulatory supervision of financial institutions and digital asset businesses. Cybersecurity failures, operational disruptions, and weaknesses in technology governance increasingly attract regulatory attention regardless of whether they result in customer losses.

For investors, this means regulatory due diligence should include an assessment of cybersecurity governance, incident response procedures, disaster recovery planning, outsourcing arrangements, cloud service management, and operational resilience frameworks. Businesses operating digital asset platforms should also be assessed for wallet security, custody arrangements, transaction monitoring systems, and market surveillance capabilities.

Technology deficiencies may not immediately affect valuation but can require substantial investment after completion to satisfy regulatory expectations.

AML and Financial Crime Controls Remain High-Risk Areas:

Anti-money laundering and counter-terrorism financing compliance continues to be among the highest enforcement priorities for financial regulators. Deficiencies in customer due diligence, transaction monitoring, sanctions screening, or suspicious transaction reporting can expose regulated businesses to substantial regulatory sanctions and reputational damage.

Investors should therefore evaluate not only the target’s written AML policies but also the effectiveness of their implementation. Questions such as how high-risk customers are identified, how beneficial ownership is verified, and how suspicious transactions are escalated can provide a clearer picture of the target’s compliance maturity than policy documents alone.

Where previous regulatory inspections have identified AML deficiencies, investors should assess whether remediation has been completed and whether regulators remain satisfied with the company’s corrective measures.

Data Protection and Outsourcing Should Not Be Overlooked:

Financial institutions increasingly rely on external service providers for cloud infrastructure, customer verification, payment processing, and cybersecurity services. While outsourcing may improve operational efficiency, regulators continue to emphasize that responsibility for regulatory compliance ultimately remains with the licensed entity.

Accordingly, regulatory due diligence should review the contractual framework governing outsourced services, the company’s oversight of critical vendors, and its contingency planning should key service providers become unavailable.

Similarly, businesses handling significant volumes of customer information should be assessed for compliance with personal data protection requirements, particularly where customer information is transferred across borders or processed by third-party vendors.

Due Diligence Findings Should Shape Transaction Documents:

Regulatory due diligence should not end with the preparation of a report. Its findings should directly influence transaction structuring and the allocation of risk between buyer and seller.

Where significant compliance concerns are identified, investors may seek enhanced representations and warranties regarding licensing, regulatory compliance, anti-money laundering controls, cybersecurity, and data protection. Specific indemnities may be appropriate for known regulatory investigations or historical compliance failures. In some cases, buyers may also require identified deficiencies to be remediated as conditions precedent before closing.

Integrating regulatory due diligence into transaction documentation helps ensure that regulatory risks are appropriately allocated and reduces the likelihood of post-completion disputes.

Conclusion:

As financial regulation becomes increasingly complex and technology-driven, regulatory due diligence has evolved from a narrow licensing review into a comprehensive assessment of an institution’s regulatory health. For cross-border investors, understanding how a target interacts with regulators, manages compliance risks, and maintains operational resilience is often as important as evaluating its financial performance.

A well-executed regulatory due diligence exercise enables investors to identify hidden regulatory exposures, anticipate approval requirements, negotiate more effective contractual protections, and develop realistic post-acquisition integration plans. In regulated financial and digital asset sectors, it is often the quality of regulatory compliance—not simply the quality of the business—that ultimately determines whether an investment achieves its intended value.

Key Takeaways:

  • In acquisitions involving financial and digital asset businesses, robust regulatory due diligence is essential to preserving investment value and minimizing post-closing regulatory exposure.
  • Regulatory due diligence should evaluate the target’s overall regulatory health rather than simply confirming the existence of licenses.
  • Investors should assess governance, supervisory history, AML/CTF controls, cybersecurity, data protection, outsourcing arrangements, and change-of-control requirements alongside licensing compliance.
  • Early identification of regulatory risks helps facilitate transaction planning, regulatory approvals, and appropriate contractual risk allocation.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

BOT: Bank of Thailand Introduces Stricter Rules on Large Cash Transactions to Combat Illicit Flows

The Bank of Thailand (BOT) is set to implement enhanced oversight on significant cash movements as part of efforts to address gray-area financial activities, reduce risks of money laundering, and promote greater transparency in the financial system.

Under the upcoming regulations, financial institutions will soon be required to perform detailed customer due diligence for any cash withdrawal exceeding 5 million baht in a single transaction. Customers must clearly explain the source of the funds and the intended purpose of the cash. If the explanation is unsatisfactory or unverifiable, banks may restrict or decline to process the transaction.

This measure primarily targets unusual or high-risk cash usage that could be linked to informal, unregulated, or illicit activities. In a later phase, similar requirements will apply to cash deposits of 5 million baht or more, where the origin of the funds must also be justified.

The BOT has indicated that legitimate needs—such as those of small and medium-sized enterprises (SMEs), individuals conducting regular business operations, or other verifiable purposes—will continue to be accommodated, provided appropriate documentation and explanations are provided. However, the rules aim to make large-scale cash handling more accountable and discourage reliance on physical currency for questionable purposes.

Looking ahead, after an initial implementation period and evaluation of impacts (including any effects on ordinary users), the threshold may be lowered to 3 million baht for both withdrawals and deposits to further strengthen controls.

These changes form part of broader initiatives to tackle structural economic vulnerabilities, encourage electronic payments where practical, and limit opportunities for crime or opaque transactions.

Impact on the Public:

Most everyday individuals and small businesses will remain largely unaffected, as transactions below the 5 million baht threshold face no new requirements, and legitimate large needs can proceed with proper justification.

People or entities accustomed to handling large cash amounts (e.g., for property deals, business purchases, or other high-value activities) will need to prepare explanations and supporting evidence in advance, potentially adding time and documentation steps at the bank.

Those involved in informal or gray-area dealings may find it significantly harder to move large sums in cash without scrutiny, increasing the risk of restrictions or reporting to authorities.

Overall, the shift promotes safer, more traceable financial habits while aiming to reduce crime risks associated with large cash volumes and ease burdens through related reviews of common banking fees.

Key Takeaways:

Implementation is expected in the near future (early to mid-March timeframe), giving the public time to adjust to more accountable cash handling practices.

Cash withdrawals over 5 million baht will require clear justification of purpose and source; unsatisfactory explanations may lead to restrictions.

The rules will later extend to large cash deposits and could lower the threshold to 3 million baht after review.

Legitimate users (e.g., SMEs and individuals with valid reasons) can continue transactions by providing details—no outright ban is intended.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Draft Laws on the Extension and Expansion of Tax Measures Supporting Electronic Tax Systems

In the context of accelerating digital adoption worldwide, the Thai Revenue Department of the Ministry of Finance (the “RD“) is advancing Thailand’s digital transformation of tax administration and services by proposing two draft laws to the Cabinet on 16 June 2026. The Cabinet approved both draft laws in principle, following the affirmation of the Office of the National Economic and Social Development Council (NESDC), the Budget Bureau, and the Electronic Transactions Development Agency (the “ETDA“). The RD positions these draft laws as key mechanisms to reinforce the longstanding effort to promote electronic tax systems (the “e-Tax Systems”), encompassing e-Tax Invoice, e-Receipt, and e-Withholding Tax. The two draft laws are as follows:

  • Draft Royal Decree issued under the Revenue Code governing the Exemption from Revenue Taxes (No. B.E. … (the “Draft Royal Decree“); and
  • Draft Ministerial Regulations issued under the Revenue Code governing the Income Taxes (No. ) B.E. … (the “Draft Ministerial Regulations“).

Together, the two draft laws will broaden the scope of eligibility for tax incentives and extend the implementation period of existing tax measures relating to e-Tax Systems, as currently prescribed under the Royal Decree issued under the Revenue Code governing the Exemption from Revenue Taxes (No. 766) B.E. 2566 (2023) (the “Royal Decree No. 766”) and the Ministerial Regulations issued under the Revenue Code governing the Income Taxes (No. 389) B.E. 2566 (2023) (the “Ministerial Regulations No. 389”), respectively. In addition, the proposed drafts are designed to encourage greater cooperation from the private sectors — specifically, business operators acting as service providers of e-Tax Systems (the “Service Providers“) — by offering tax incentives to offset the costs associated with meeting the ETDA’s security standards and investing in the requisite electronic infrastructure. This is intended to reduce the financial burden on qualifying entities, simplify tax administration for taxpayers with limited familiarity with digital systems, and improve the overall efficiency of e-Tax Systems.

Tax Measures under Royal Decree No. 766

The measures promoting investment in e-Tax Systems were introduced under Royal Decree No. 766 and were applicable from 1 January 2023 to 31 December 2025. Companies or juristic partnerships that acted as Service Providers of e-Tax Invoice and e-Receipt services, e-Filing services, e-Stamp Duty services, or special account data collection services for electronic platforms were entitled to a corporate income tax exemption equivalent to twice the amount of qualifying investment expenses. Eligible expenses are divided into three main categories, each subject to specific terms and conditions:

  1. Expenses from investment in e-Tax Invoice and e-Receipt systems — comprising expenses incurred in the preparation of electronic data collection systems and the acquisition of software, computers, related electronic equipment, and other devices used to create, transmit, receive, or store such data. Excluded from this category are repair expenses for such equipment and expenses arising from electronic data operations that fall outside the scope of e-Tax Invoice and e-Receipt system services.
  2. Expenses from investment in e-Withholding Tax systems — comprising expenses incurred in the preparation of tax remittance systems and the acquisition of software, electronic certificate storage devices, computers, or other devices used for tax remittance. Repair expenses for such equipment are excluded.
  3. Fees for the use of e-Tax Invoice, e-Receipt, and e-Withholding Tax systems — comprising service charges or fees paid to Service Providers for the preparation or transmission of electronic data, electronic certificates, or electronic storage services for tax remittance through such systems.

Pursuant to the Royal Decree No. 766, assets or funds utilized under categories 1 and 2 above must satisfy all of the following criteria:

a. Must not have been previously used;
b. Must be eligible for depreciation deductions and must be acquired and available by 31 December 2027;
c. Must be located in Thailand;
d. Must be used in the business for not fewer than three consecutive accounting periods beginning from the first accounting period in which such assets or funds are acquired and available;
e. Must not be eligible for any other tax benefits under applicable law; and
f. Must not be eligible for tax exemptions, whether in whole or in part, under investment promotion law, the law on enhancement of competitiveness in target industries, or Eastern Economic Corridor (EEC) laws.

Draft Royal Decree and Key Amendments

Since the implementation of the tax measures under Royal Decree No. 766, Service Providers have faced increasing financial burdens arising from their legal obligation to comply with the ETDA’s security standards governing the management of electronic data received from taxpayers. These obligations entail additional costs for electronic data system audits and assessments conducted by the ETDA. According to data collected by the RD and other relevant authorities, such requirements have resulted in average annual costs of approximately THB 250,000 per Service Provider.

The Draft Royal Decree seeks to support Thailand’s digital transformation objectives while preserving the existing investment promotion framework, including the same terms, conditions, and exclusions established under Royal Decree No. 766. Accordingly, the draft law retains the three categories of eligible expenses described above. The key amendments introduced are: (1) an extension of the implementation period from 1 January 2026 to 31 December 2027, and (2) the introduction of a new fourth category of eligible expense, as follows:

  1. Fees for the use of information system audit and assessment services — comprising fees or service charges paid by a Service Provider to the ETDA for the audit and assessment of electronic data systems used in connection with the provision of e-Tax Invoice and e-Receipt services, e-Filing services, e-Stamp Duty services, or special account data submission services for electronic platform operators.

Under category 4, Service Providers will be entitled to a tax exemption equivalent to twice the amount of fees paid to the ETDA for information system audit and assessment services. This measure is designed to alleviate the financial burden arising from compliance requirements, encourage greater private-sector participation in the RD’s digital tax ecosystem, and ultimately enhance service quality for taxpayers and strengthen Thailand’s competitiveness in the digital economy.

Tax Measures under Ministerial Regulations No. 389

Under Ministerial Regulations No. 389, measures promoting the use of the e-Withholding Tax system were applicable from 1 January 2023 to 31 December 2025. These measures provided tax benefits in the form of reduced withholding tax and income tax rates for both juristic persons (excluding foundations and associations) and individuals making payments through the e-Withholding Tax system. Specifically, the applicable withholding tax rate was reduced from 5% to 3%, and the applicable income tax rate was reduced from 2% to 1%. The reduced income tax rates applied to the following categories of assessable income under the Revenue Code:

  1. Juristic persons (excluding foundations and associations) — income derived from employment duties or positions, including commission fees and bonuses; goodwill and royalty fees; rental income from assets; income from liberal professions; income from contracting services; and income from hire-of-work services, prizes from contests, competitions, or lucky draws, and other service income.
  2. Individuals — rental income from assets; income from liberal professions; income from contracting services; income from hire-of-work services, prizes from contests, competitions, or lucky draws, and other service income; and income of public entertainers resident in Thailand.

Draft Ministerial Regulations and Key Amendments

The measures implemented under Ministerial Regulations No. 389 have materially contributed to Thailand’s digital transformation and have significantly encouraged taxpayers — including businesses, foreign entities, and individuals — to manage their withholding tax and income tax obligations through the RD’s electronic platform. In recognition of this success, the RD has proposed a new Draft Ministerial Regulations to extend the application of these measures for an additional two years, from 1 January 2026 to 31 December 2027.

Pending the entry into force of the Draft Ministerial Regulations, the Ministry of Finance issued the Notification of the Ministry of Finance Regarding the Extension of the Deadline for Additional Fund Remittance through the e-Withholding Tax System, dated 6 February 2026. This notification serves as an interim measure to bridge the gap until the new regulations take effect, permitting taxpayers who made payments through the e-Withholding Tax system between 1 January and 31 March 2026 to remit any additional withholding tax by 30 April 2026, thereby preserving access to the reduced rates during the transitional period.

Summary and Key Takeaways

Businesses are advised to monitor the formal enactment of these draft laws to assess their eligibility for the extended tax incentives.

The RD has proposed two draft laws aimed at reducing compliance costs and encouraging greater private-sector participation in Thailand’s digital tax ecosystem.

The Cabinet, together with other relevant government authorities, has approved in principle both the Draft Royal Decree and the Draft Ministerial Regulations, which extend tax incentives for the use of e-Tax Systems through 31 December 2027.

The Draft Royal Decree introduces a new category of eligible expenses, allowing Service Providers to claim a tax exemption equal to twice the ETDA audit and assessment fees incurred.

Tax incentives under Royal Decree No. 766 for investments in, and the use of, e-Tax Systems — including e-Invoice, e-Receipt, and e-Withholding Tax — will continue under the extended regime.

The Draft Ministerial Regulations extend the reduced withholding tax and income tax rates applicable to qualifying payments made through the e-Withholding Tax system.

Pending the new regulations, the Ministry of Finance has issued an interim notification to preserve access to e-Withholding Tax incentives during the transitional period.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

BOI: Incentive Reforms Target Aviation, AI and Sustainable Industries as Investment Applications Surge

Thailand’s Board of Investment (BOI) has continued to refine its investment promotion framework in 2026 through amendments to promoted activities and targeted incentive measures aimed at attracting high-value investment, strengthening industrial competitiveness and supporting the country’s transition towards a digital and sustainable economy.

The latest policy developments coincide with a substantial increase in investment activity. Investment promotion applications during the first quarter of 2026 exceeded THB 1 trillion, continuing the strong momentum seen in 2025 when applications reached a record level. The figures reflect increasing investor confidence in Thailand as a regional manufacturing, technology and innovation hub, particularly amid ongoing supply chain diversification and shifts in global production strategies.

Aviation and Air Transport Sector:

Among the recent initiatives, the BOI has expanded support for aviation and air transport-related activities as part of Thailand’s strategy to strengthen its position as a regional aviation and logistics hub. The revised promotion framework is expected to encourage investment in air transport services, aircraft maintenance, aviation support services and related infrastructure.

The measures complement broader efforts to improve transportation connectivity, facilitate cross-border trade and investment, and enhance Thailand’s competitiveness within the ASEAN region.

Smart and Sustainable Industries:

The BOI has also continued to enhance its policies supporting smart and sustainable industries, encouraging businesses to adopt advanced technologies, automation systems, energy-efficient machinery and environmentally sustainable production processes.

The policy direction reflects the government’s commitment to industrial upgrading, productivity enhancement and sustainability-driven growth. For investors, the reforms signal continued support for projects involving digital transformation, energy efficiency, carbon reduction and resource optimization. Such initiatives are increasingly aligned with the environmental, social and governance (ESG) expectations of global investors and multinational supply chains.

Digital and Artificial Intelligence Investments:

Digital technologies and artificial intelligence (AI) remain key priorities under Thailand’s investment promotion strategy. Recent investment trends indicate growing demand for projects involving data centers, cloud services, software development, AI applications and related digital infrastructure.

The continued emphasis on AI and digital transformation aligns with broader government objectives aimed at accelerating technological innovation, strengthening digital capabilities and attracting high-value industries. These developments further reinforce Thailand’s ambition to position itself as a regional technology and digital services hub.

Enhancements to the Long-Term Resident (LTR) Visa Program:

In parallel with investment promotion measures, the government has introduced adjustments to the Long-Term Resident (LTR) Visa program to facilitate the entry of foreign investors, executives and highly skilled professionals.

The revisions are intended to improve accessibility for qualified applicants and strengthen Thailand’s ability to attract global talent in strategic sectors. The combination of BOI incentives and LTR Visa benefits continues to form an important component of Thailand’s investment promotion strategy, particularly for multinational enterprises considering the establishment of regional headquarters, research and development centres or technology-focused operations in the country.

Continued Foreign Investment Momentum:

The strong investment figures recorded in early 2026 indicate that Thailand continues to benefit from global trends such as supply chain diversification, regionalization of manufacturing and increasing demand for digital infrastructure.

Investment activity has been concentrated in sectors including advanced electronics, AI-related businesses, digital infrastructure, clean energy, logistics and advanced manufacturing. The growth demonstrates continued investor confidence in Thailand’s investment ecosystem and the competitiveness of its incentive regime.

Key Takeaways:

  • The BOI continues to refine its investment promotion framework to attract high-value investments in strategic sectors, particularly aviation, digital technologies, artificial intelligence and sustainable industries.
  • Recent reforms demonstrate Thailand’s continued focus on industrial upgrading, technological innovation and environmentally sustainable growth.
  • Enhancements to the Long-Term Resident (LTR) Visa programme complement investment incentives by facilitating the attraction of foreign investors, executives and highly skilled professionals.
  • Record investment promotion applications in early 2026 indicate sustained investor confidence and Thailand’s growing role as a regional investment and manufacturing hub.

Businesses considering expansion into Thailand should review the availability of BOI incentives and assess how evolving promotion policies may support investment projects, regional headquarters, technology operations and sustainability initiatives.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Thailand – Long-Term Commercial and Industrial Lease Regulations

Immovable Property Lease for Commercial and Industrial Purposes Act B.E. 2542 (1999)

This Act, administered by the Department of Lands, regulates long-term leasing of land and immovable property for business purposes, addressing land-related rights in a commercial and industrial context.

Background: Why changes or review are needed

The Act has been in force since May 19, 1999. A review of its implementation is required to assess its effectiveness over the intervening period. This includes examining registration statistics, application volumes, leased area sizes, and practical outcomes in facilitating investment, commerce, and industry. The evaluation identifies any limitations, obstacles, or areas where the law no longer adequately supports economic needs, such as investment promotion, land use flexibility, or alignment with current economic conditions.

Proposed changes:

The current process is an evaluation rather than a direct draft of new amendments. It gathers public and stakeholder input on the Act’s achievements and shortcomings. Potential future amendments could address issues such as lease term limits, approval processes for large areas (e.g., exceeding 100 rai), registration requirements, or enhancements to better promote investment. Note that related discussions in Thailand have included proposals to extend maximum lease terms (e.g., from 30 to 99 years in certain contexts), though the specific hearing focuses on performance assessment rather than finalized amendment text.

Necessity and preliminary Impact:

(1) It promotes investment in certain types of commerce or industry that require long-term investment and the stability of lease rights.

(2) Tenants deserves the rights to the property as if they were owners within a specified period, and ownership can be conveniently transferred.

(3) Lease rights can be transferred through inheritance, subleased, and used as collateral for loans from financial institutions, increasing property value, improving liquidity, attracting investment, and stimulating the industrial and commercial sectors of the economy.

(4) Property owners have more options for utilizing their land for economic purposes.

Status:

The matter is currently at the summary of public consultation stage, where the Department of Lands invites comments and opinions through the central law system to inform the evaluation. This step ensures transparency and stakeholder participation prior to any subsequent revisions or proposals being advanced through legislative channels.

Key takeaways:

•  The hearing supports a structured review of a key land-related commercial leasing law to ensure it remains relevant for economic development.

•  Public input is actively sought to identify strengths and areas for potential improvement.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Thailand’s Foreign Business Regulatory Reform: Cabinet Approves Easing of Foreign Business Restrictions in Selected Service Sectors

Background of the Current Foreign Business Law (FBL):

Thailand’s Foreign Business Act B.E. 2542 (1999), commonly referred to as the FBA, regulates foreign participation in various economic activities to protect national interests and ensure Thai nationals remain competitive in key sectors. The law categorizes restricted businesses into three lists:

•  List 1 – activities strictly prohibited to foreigners for special reasons, such as media, rice farming, forestry, and land trading.

•  List 2 – businesses related to national security, culture, and natural resources, requiring the Cabinet’s approval.

•  List 3 – encompasses a wide range of service-oriented businesses where Thai nationals are deemed not yet ready to compete fully with foreigners. These typically require obtaining a Foreign Business License (FBL) from the Department of Business Development, Ministry of Commerce.

This framework has historically required foreign investors to obtain the FBL for many service activities.

Recent Cabinet Approval for Reforms:

On May 12, 2026, the Thai Cabinet approved in principle two draft subordinate regulations under the FBL. These aim to modernize the regulatory environment by easing restrictions on certain activities where Thai businesses are now competitive or where strong sectoral oversight already exists.

Next Steps Following the Cabinet’s Approval:

The approval in principle marks an important initial step, but the reforms are not yet in effect. The following legislative key processes are required:

1.  Review and Revision — The drafts will be undergone detailed scrutiny by relevant agencies, including potential incorporation of stakeholders’ feedback.

2.  Council of State Examination — The drafts will be proceeded to the Council of State for legal review to ensure consistency with existing laws and constitutional requirements.

3.  Second Cabinet’s Approval — Following revisions by the relevant agencies, stakeholders, and the Council of State, the drafts will return to the Cabinet for final endorsement.

4.  Publication in the Royal Gazette — Once approved by the Cabinet, the drafts will be published in the Royal Gazette to become legally enforceable.

All in all, these processes are expected to take several months, if not longer, depending on the complexity of reviews and any additional consultations required. Investors should monitor official announcements for updates on the effective date.

The Eight Exempted Service Businesses:

Foreign investors can operate the following without applying for an FBL (subject to compliance with relevant sector-specific laws), once the drafts take effect:

•  Telecommunication services without their own network infrastructure.

•  Financial management or treasury center businesses.

•  Internal network administration services.

•  Domestic debt guarantee businesses.

•  Petroleum drilling services.

•  Various lending activities secured by collateral under securities and futures laws.

•  Acting as agents, brokers, advisors, or fund managers for futures contracts not covered under the Futures Exchange Act.

•  Services for leasing space to install electronic equipment and automatic vending machines.

These activities remain subject to rigorous oversight by specialized regulators, such as the National Broadcasting and Telecommunications Commission (NBTC), Bank of Thailand, Securities and Exchange Commission (SEC), and energy authorities.

Strategic Objectives and Safeguards:

The government has emphasized that these changes do not represent full liberalization. Instead, they aim to reduce unnecessary administrative burdens, eliminate overlapping regulations, attract advanced technology and expertise, and position Thailand as a regional business and services hub.

Implications for Foreign Investors:

These amendments signal a more investor-friendly stance in targeted modern sectors while maintaining the core protective framework of the FBL. Foreign businesses in exempted categories can anticipate streamlined market entry once effective, though they must still adhere to sector-specific regulations.

Key Takeaways:

•  Thailand’s FBA continues to prohibit or restrict foreign ownership in sensitive sectors via its three lists, but recent reforms ease burdens in competitive or well-regulated areas.

•  The Cabinet has approved in principle exemptions for eight service businesses and adjustments for agricultural futures trading, subject to a multi-step approval process.

•  Implementation will require several months or longer, involving Council of State review and final publication in the Royal Gazette.

•  The changes prioritize efficiency, technology transfer, and competitiveness without compromising national safeguards.

•  Foreign investors should consult legal experts to monitor developments and ensure compliance with both the updated FBL rules and industry-specific laws.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles

on by

Revised Digital Government Standard Updates Public Sector Data Governance Framework

The Digital Government Development Agency (DGA) continues to advance digital transformation across the public sector by releasing an updated framework for data governance. This revision strengthens structured, ethical, secure, and interoperable data management practices, serving as a vital foundation for efficient public services, evidence-based policymaking, and trusted collaboration between government and the private sector.

The Announcement of the Digital Government Development Committee on Digital Government Standards Regarding the Public Sector Data Governance Framework (Revised Edition: Practical Guidelines) (Mor Dor. 6 : 2566), commonly referred to as DGF V.2.0, replaces the earlier version and introduces significantly more actionable implementation support for government agencies.

Background and Purpose of the Revision:

The update is grounded in the Digital Government Administration and Services Act B.E. 2562 (2019), which requires public agencies to adopt sound data governance practices. While the original framework (V.1.0) focused primarily on establishing theoretical foundations, the 2023 revision (Mor Dor. 6 : 2566) retains core principles while substantially expanding practical guidance based on implementation experience and agency feedback.

The revised standard is designed for a wide audience — ranging from non-IT personnel and field operators to policymakers, data analysts, and senior executives. Its main objectives include:

  • Improving data quality, security, accessibility, and usability
  • Facilitating seamless data integration and sharing across agencies
  • Advancing open government data initiatives
  • Enabling advanced analytics and data-driven decision making
  • Building public confidence through transparent, accountable, and privacy-respecting data practices

Notable enhancements include clearer definitions of key terms (such as “government agency,” “public sector data governance,” “data strategy,” “data owner,” and “data agent”), refined data classification categories (public, internal, personal, official secret, and national security data), and the addition of practical implementation tools, readiness assessments, maturity models, and real-world case studies.

Core Components of the Revised Framework:

The standard takes a comprehensive lifecycle approach to data management — from collection, processing, and storage to sharing, archiving, and disposal. It is structured in two main sections:

  1. Theoretical Foundations — Core principles of lawfulness, transparency, accountability, data quality, security, privacy protection (fully aligned with the Personal Data Protection Act — PDPA), interoperability, ethical use, and stewardship. These principles have been clarified and made more accessible.
  2. Practical Guidelines — Newly expanded content offering step-by-step implementation support, including:
    • Establishing effective data governance structures and committees
    • Defining clear roles and responsibilities (data owners, custodians, stewards, and processors)
    • Developing agency-specific data strategies, policies, and procedures
    • Metadata management, data cataloguing, and data quality control
    • Readiness assessment and progressive maturity evaluation
    • Auditing, monitoring, compliance mechanisms, and risk management
    • Practical case studies and solutions to common implementation challenges

The framework promotes integration with national platforms such as the Government Data Exchange (GDX) and the Government Data Catalog (GD Catalog), enhancing discoverability and secure data sharing.

Alignment with National Digital Infrastructure and Investment Goals:

This data governance update supports the government’s broader strategy to upgrade critical infrastructure and attract high-value investments in future-oriented industries. Recent policy announcements emphasize strengthening digital foundations alongside clean energy development to support sectors such as data centers, semiconductors, electric vehicles, artificial intelligence, smart cities, and other high-technology industries.

Robust public sector data governance provides the essential trust layer required for secure public-private partnerships, large-scale digital projects, and the responsible use of data in analytics and AI applications.

Key Takeaways for Businesses and Investors:

  • Elevated Compliance Standards: Government agencies are expected to enforce stricter requirements on data security, privacy, quality, and interoperability in all interactions, procurement processes, and partnerships.
  • New Business Opportunities: Rising demand for data governance platforms, training services, metadata tools, analytics solutions, compliance consulting, and implementation support services.
  • Smoother Collaboration: Enhanced interoperability reduces friction in government procurement, licensing, reporting, data-sharing agreements, and joint digital projects.
  • Risk Reduction: Companies that align with the new public sector benchmarks can better manage compliance risks, especially in regulated industries such as financial services, healthcare, telecommunications, and energy.
  • Innovation Enablement: Improved availability and governance of public data open new avenues for developing value-added services, open data applications, and AI-driven solutions.
  • Strategic Positioning: Early alignment with these standards strengthens competitiveness when bidding for government contracts and participating in Thailand’s expanding digital economy ecosystem.

Outlook and Recommendations:

The public sector data governance landscape continues to evolve rapidly. The DGA is expected to roll out additional supporting tools, training programs, and related standards on open data and data cataloguing.

Businesses should consider the following actions:

Explore partnership opportunities in supporting digital government transformation projects.

Benchmark internal data governance practices against the revised public sector framework, particularly when handling government data or participating in public-private initiatives.

Monitor the publication of agency-level data strategies and any forthcoming implementation guidelines.

Engage with DGA resources, workshops, and capability-building programs.

Author: Panisa Suwanmatajarn, Managing Partner.

Other Articles