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Notification of the Competent Officer on Exchange Control (No. 38) — Draft Amendment

Introduction

On 25 March 2026, the Competent Officer on Exchange Control issued the Draft Notification on the Criteria and Procedures for Foreign Exchange Transactions (No. 38) (the “Draft Notification”). The Draft Notification proposes amendments to the existing notification dated 31 March 2004 (as amended), with the principal objective of enhancing regulatory clarity and easing documentary requirements for certain foreign exchange (“FX”) transactions.

The proposed amendments primarily concern documentary requirements, the timing for submission of supporting documents, and the specific treatment of certain transaction categories, including FX purchases for foreign currency deposit (“FCD”) accounts, gold import payments, and hedging transactions. The Draft Notification is expected to have material practical implications for authorized juristic persons, financial institutions, and business operators engaged in cross-border FX transactions.

Key Amendments

1. FX Purchases for Own Foreign Currency Deposit (FCD) Accounts

Under the Draft Notification, where a customer purchases foreign currency solely for deposit into its own FCD account, authorized juristic persons are no longer required to request supporting documents, irrespective of the transaction amount.

This amendment represents a significant relaxation of administrative requirements and reflects a regulatory policy direction toward facilitating liquidity management and FX flexibility for market participants. Supervisory oversight will continue to be exercised under the existing FCD regulatory framework.

2. FX Purchases for Gold Import Payments

In contrast to the relaxation described above, the Draft Notification expressly tightens documentary requirements for FX purchases made for the purpose of settling payments for imported gold.

For such transactions, authorized juristic persons must request supporting documents in all cases, without regard to transaction value. No monetary threshold or exemption applies.

This differentiated treatment reflects the regulator’s continued emphasis on monitoring transactions considered to carry heightened financial, market, or systemic risk.

3. Timing for Submission of Supporting Documents

The Draft Notification clarifies and differentiates timing requirements for the submission of supporting documents as follows:

General Rule Supporting documents must be submitted on the transaction date (the “Trade Date”).

Relaxation for Certain Spot Transactions For spot FX transactions not related to gold import payments, authorized juristic persons may, where justified by necessity and reasonableness, permit the submission of supporting documents on the settlement date (the “Settlement Date”) in lieu of the Trade Date.

Mandatory Submission on the Settlement Date Submission of supporting documents on the Settlement Date is required for:

  • forward FX transactions with a value of USD 200,000 or equivalent or more; and
  • FX purchases for gold import payments, regardless of amount.

4. FX Transactions for Hedging Based on Forecast Exposure

For FX transactions entered into for the purpose of hedging or managing exchange rate risk arising from forecast exposure, the Draft Notification introduces greater flexibility in the categories of acceptable documentation.

In addition to forecast-based documents, customers may now submit:

  • evidence of underlying obligations; or
  • documents demonstrating exposure to exchange rate risk, such as billing notices or contractual indicators.

This change more closely aligns regulatory practice with commercial reality, particularly in the context of treasury and risk management operations.

5. Sale of Foreign Currency by Residents

The Draft Notification amends the existing provisions governing the sale of foreign currency by persons resident in Thailand, applicable to both spot and forward transactions.

Authorized juristic persons are permitted to facilitate such transactions on a broader basis, in particular where the seller:

  • will receive foreign currency income in the future; or
  • maintains funds in its own FCD account.

This amendment provides additional operational flexibility while preserving applicable reporting and disclosure obligations.

Key Takeaways

  • FCD Transactions: FX purchases for deposit into a customer’s own FCD account no longer require supporting documents, regardless of amount.
  • Gold Imports: FX purchases for gold import payments remain strictly regulated, with mandatory documentation required in all cases.
  • Document Timing: While the Trade Date remains the default submission deadline, limited flexibility has been introduced for non-gold spot FX transactions.
  • Large Forward FX Transactions: Forward contracts valued at USD 200,000 or more require documentation to be submitted on the Settlement Date.
  • Hedging Transactions: A broader range of documentary evidence is now acceptable for forecast-based hedging arrangements.
  • Operational Impact: Financial institutions and business operators are advised to review and update their internal policies, compliance checklists, and transaction workflows to ensure alignment with the Draft Notification.

Author: Panisa Suwanmatajarn, Managing Partner.

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Advancing the ASEAN Power Grid through LTMS-PIP Phase 2

The regional energy landscape has achieved a significant milestone with the execution of the Energy Wheeling Agreement (EWA) under Phase 2 of the Lao PDR-Thailand-Malaysia-Singapore Power Integration Project (LTMS-PIP Phase 2). This agreement involves the Electricity Generating Authority of Thailand (EGAT), Électricité du Laos (EDL), and Tenaga Nasional Berhad (TNB) of Malaysia, representing a sophisticated evolution in multilateral cross-border electricity trade within Southeast Asia.

The EWA represents a substantial advancement from the project’s inaugural phase, doubling the capacity for multilateral cross-border electricity commerce from 100 megawatts (MW) to 200 MW over a two-year period. This enhanced mechanism facilitates the transmission of electricity generated in Laos and Malaysia to Singapore, utilizing the existing grid infrastructure of Thailand and Malaysia as transmission corridors.

Transmission Framework

The Transmission Framework establishes the structural and operational parameters for cross-border power flows under LTMS-PIP Phase 2. It delineates institutional roles, capacity allocations, and operational protocols that enable coordinated electricity transfers across multiple jurisdictions.

Under LTMS-PIP Phase 2, the transmission framework operates through a multidirectional power trade arrangement:

  • Lao PDR Supply Stream: Up to 100 MW of renewable hydropower from Laos, transmitted through Thailand and Malaysia to Singapore
  • Malaysia Supply Stream: Up to 100 MW of electricity from Malaysia directly to Singapore

This integrated framework enables a total seamless transfer capacity of 200 MW, representing a robust commitment to regional energy integration and demonstrating the technical feasibility of multilateral power trade in ASEAN.

Strategic National Contributions

The success of LTMS-PIP transcends technical achievement, serving as a strategic blueprint for the ASEAN Power Grid (APG). Each participating nation fulfills a critical role in this collaborative energy framework:

Thailand (EGAT)

Serving as the primary wheeling partner, EGAT manages the transmission of power across Thai territory. This role positions Thailand’s transmission infrastructure as a cornerstone of the APG, facilitating regional grid integration and strengthening overall energy stability. Thailand’s participation generates revenue through wheeling charges while enhancing national energy security.

Laos (EDL)

As the renewable energy supplier, EDL reinforces its commitment to the APG by providing clean hydropower resources. LTMS-PIP Phase 2 expands Laos’ participation in the regional electricity market, promoting sustainable development objectives and positioning the nation as a key renewable energy exporter within ASEAN.

Malaysia (TNB)

As both a wheeling partner and electricity supplier, TNB plays a dual role in facilitating the framework while actively participating in regional power trade. TNB’s involvement supports Malaysia’s Ministry of Energy Transition and Water Transformation in building a resilient, interconnected ASEAN energy infrastructure, while generating export revenue and strengthening regional energy cooperation.

Conclusion

The successful integration of cross-border electricity trade among Thailand, Laos, and Malaysia under LTMS-PIP Phase 2 establishes a functional model for multilateral energy cooperation within ASEAN. By harmonizing technical standards and optimizing grid utilization through the EWA, the participating nations have progressed from bilateral trade arrangements to a sophisticated regional exchange mechanism.

This partnership not only maximizes existing infrastructure efficiency but also serves as the primary pathfinder project for the broader APG initiative. LTMS-PIP Phase 2 demonstrates that coordinated technical frameworks and sustained political commitment can successfully address the energy needs of multiple nations while advancing toward a sustainable, low-carbon future. The project’s achievements provide valuable insights and operational precedents for future multilateral power integration initiatives across the ASEAN region.

Author: Panisa Suwanmatajarn, Managing Partner.

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Bank of Thailand Proposes Stricter Documentation Requirements for Inbound Foreign Exchange Transactions

In addition to the proposed increase in the foreign income repatriation threshold under the Bank of Thailand’s relaxations to foreign exchange regulations (as outlined in our previous article, Proposed Relaxations to Foreign Exchange Regulations), the Bank of Thailand (“BOT”) has proposed measures to strengthen regulatory oversight of inbound foreign exchange transactions. These measures aim to mitigate appreciation pressure on the Thai Baht, enhance transaction transparency, and prevent the inflow of funds inconsistent with their declared sources or otherwise undesirable.

The BOT has launched a public consultation on the Draft Notification on Rules and Procedures for Foreign Exchange Transactions (Draft Rules on Verification of Inbound Foreign Exchange Transactions). The consultation period runs from 30 December 2025 to 16 January 2026, with feedback informing the final regulatory framework.

Current Regulatory Framework

Under existing rules:

  • Foreign currency may be brought into Thailand without amount limitation for conversion into Thai Baht or deposit into a foreign currency deposit (“FCD”) account.
  • Transaction participants are required only to declare the source of funds.
  • No supporting documentary evidence is currently required.

Rationale for the Draft Rules

The proposed amendments are intended to:

  • Enhance scrutiny of inbound foreign exchange transactions and align inbound controls with outbound foreign exchange rules, under which purchases or transfers of foreign currency of USD 200,000 or more (or equivalent) are subject to documentary verification unless Know Your Business (“KYB”) procedures have been applied.
  • Increase transparency in foreign exchange transactions.
  • Prevent misrepresentation of fund sources and the use of inbound transactions for non-genuine or undesirable purposes.
  • Mitigate appreciation pressure on the Thai Baht by moderating demand arising from inbound foreign exchange transactions through enhanced verification and documentation requirements.

Key Features of the Draft Rules

While inbound foreign exchange transactions remain unrestricted in terms of amount, the Draft Rules propose stricter documentary verification requirements, differentiated by the type of licensed service provider.

1. Transactions Conducted Through Commercial Banks

A. Transactions of USD 200,000 or More (or equivalent)

Commercial banks are required to verify supporting documents corresponding to the declared source of funds on a transaction-by-transaction basis.

Exception: Documentary verification may be waived for routine transactions of business customers that are well known to the bank and subject to ongoing KYB and Customer Due Diligence (“CDD”) processes.

B. Certain High-Risk Inbound Transactions

For inbound transactions that may be used for non-business-related purposes or where the source of funds is unclear, commercial banks would be required to obtain supporting documentation on a transaction-by-transaction basis, even if the customer has already undergone KYC/KYB procedures. Such transactions include, but are not limited to:

  • Proceeds from the sale of real estate
  • Proceeds from the sale of digital assets
  • Capital inflows other than direct investment or securities investment
  • Other income sources that cannot be clearly identified

C. Digital Asset-Related Proceeds

Where foreign currency is derived from the sale of digital assets, banks must additionally obtain documents evidencing either:

  • The source of the digital assets, or
  • The source of funds used to acquire such digital assets.

2. Transactions Conducted Through Non-Bank Operators

A. Transactions of USD 200,000 or More (or equivalent)

Non-bank operators would be required to verify supporting documents corresponding to the declared source of funds for every transaction, without exception.

B. Digital Asset-Related Proceeds

Supporting documents evidencing the source of the digital assets or the funds used to acquire such assets must be obtained in all cases.

C. Inbound Cash Transactions Exceeding USD 15,000 (or equivalent)

Non-bank operators must obtain the customs declaration evidencing that the cash was declared to Thai Customs authorities upon entry into Thailand.

Potential Impacts

  • High-value transaction participants and business operators not subject to ongoing KYB processes, or whose transactions fall within categories requiring enhanced scrutiny, may face increased compliance burdens, particularly in preparing and submitting supporting documentation.
  • Commercial banks and non-bank operators will bear additional compliance and operational responsibilities in verifying documents and ensuring adherence to the enhanced regulatory standards.

Conclusion

The Draft Rules represent a clear move toward stricter verification of inbound foreign exchange transactions, particularly for high-value transfers and funds derived from digital assets or non-traditional sources. Although inbound transactions remain unrestricted in amount, documentation requirements will increase significantly. Market participants should review their transaction structures and supporting documentation in advance to ensure readiness once the rules are finalized.

Author: Panisa Suwanmatajarn, Managing Partner.

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Government Measures to Promote Film Production in Thailand: Key Incentives and Regulatory Requirements

On 2 December 2025, the Cabinet of Thailand approved the Measures to Promote Film Production in Thailand (the “Measures“), designating the Ministry of Culture as the principal authority responsible for their implementation. The Ministry of Culture is mandated to prescribe the relevant eligibility criteria, incentives, and implementation procedures in accordance with the Cabinet’s approval.

The Thai film industry is recognized as a creative industry with substantial potential in terms of both economic contribution and the promotion of Thailand’s national image on the global stage. Pursuant to the government’s strategy to enhance the competitiveness of creative industries, Thai films have been designated as a Flagship Creative Industry with the capacity to compete with foreign productions and stimulate economic activity across multiple related sectors.

Objectives of the Measures

These Measures are designed to support and strengthen Thai film production at both domestic and international levels and encompass the following objectives:

  • Promote high-quality Thai film production – To support the production of films that meet international standards, thereby enhancing the competitiveness of Thai films in the global market.
  • Enhance industry competitiveness – To strengthen the capabilities of Thai film operators through skills development, infrastructure improvement, and market access expansion.
  • Support cultural exports and soft power – To leverage film as a medium for promoting Thai culture internationally and reinforcing Thailand’s soft power presence abroad.

Benefits Under the Measures

These Measures provide financial support to eligible Thai film productions to encourage high-quality content, enhance industry competitiveness, and promote Thai culture internationally.

Main Benefit

Eligible film projects with a production budget of at least THB 15 million are entitled to financial support equivalent to 15% of qualifying production expenses per project.

Additional Benefits

Supplementary financial support can be granted if certain conditions are met, as set out below:

  • Creative Content Incentive – Film projects presenting innovative storylines or creative content addressing the issues as prescribed by the Subcommittee on the Promotion of Film Production in Thailand under the Ministry of Culture, the applicant shall be eligible to apply for an additional incentive of 5%.
  • High-Budget Production Incentive – Film projects with production costs ranging from THB 40 million to less than THB 50 million will receive an additional 2.5% incentive. Film projects with production costs of THB 50 million or more will receive an additional 5% incentive.
  • International Screening Incentive – Film projects screened in cinemas or broadcast on television in at least four foreign countries or released on a streaming platform accessible in at least four foreign countries (with at least one country located outside Southeast Asia), will receive an additional 5% incentive.

Applicant Qualifications

Applicants seeking benefits under these Measures must satisfy the following criteria:

  • Thai Ownership – The applicant must be a legal entity in which more than 50% of the shareholding is held by Thai nationals, with at least one-half of the directors or managers being Thai nationals.
  • Operational History and Compliance – The entity must have been in operation for a minimum of two years and be duly registered with the Department of Business Development and other relevant government authorities. The applicant must have filed corporate income tax and value-added tax returns and maintained audited financial statements.
  • Copyright Ownership or Rights – The entity must either (i) own the copyright in the film, which must qualify as a Thai work, or (ii) lawfully hold the relevant copyright or exploitation rights obtained from a Thai copyright owner.
  • Business Purpose – The entity must operate in the film industry or related sectors, with such business objectives expressly stated in its business registration certificate filed with the Department of Business Development or other relevant authorities.
  • Office in Thailand – The entity must maintain its principal office or an establishment in Thailand that serves as an operational business location or official contact point.
  • Production Expense Threshold – The relevant film project must incur production expenses of at least THB 15 million per project within Thailand.

Conditions of the Measure

These Measures are implemented under the Thai Government’s framework. The Committee for the Consideration of Financial Support under these Measures (the “Committee”) is responsible for reviewing all financial documents and verifying compliance with regulations prescribed by the Revenue Department.

  • Legal Compliance – Film projects must fully comply with Thai laws and must not be subject to any legal disputes.
  • Eligible Expenses – Financial support covers costs incurred during the pre-production, production, and post-production stages. Expenses related to marketing and publicity, overseas expenditures, interest, gifts, entertainment, or prizes are excluded.
  • Exclusive Incentive – Film projects that received financial support or were granted incentives under other measures implemented by the Thai government shall not be eligible to apply for or receive support under these Measures.
  • Approval Requirement – Film projects must be reviewed and approved by the Film and Video Review Committee under the Film and Video Act B.E. 2551 (2008) or otherwise comply with the criteria prescribed by the Ministry of Culture.
  • Eligible Productions – Eligible productions include Thai films, Thai television series, and Thai music videos.
  • Revocation of Benefits – Approved incentives may be revoked under the following circumstances:
    • The applicant fails to produce the film or submit the required documents within the prescribed timeframe.
    • The content of the film violates Thai law or misrepresents, undermines, or damages Thailand’s image or national institutions.

Procedures for Submission of an Application for Entitlement to Financial Support

Application Submission

Applicants who meet the above-mentioned qualifications are able to submit the documents to apply for eligibility to receive financial support up to 2 times per year during the following periods.

  • Round 1: 1 January – 31 March
  • Round 2: 1 July – 30 September

Review and Approval

The Committee shall review the applications and approve eligible applicants as recipients of financial support within 60 days from the date of submission.

Production Timeline

Applicants approved as eligible recipients of financial support must complete the film production within 2 years from the date of approval. Applicants shall initially advance and bear all production costs at their own expense and subsequently submit an application for reimbursement.

Claiming Financial Support

  • Upon completion of the film production, applicants shall submit all required supporting documents for the application for financial support to the Committee within 90 days from the date of completion, in accordance with the approved production period.
  • An auditor appointed by the Committee shall review the submitted documents within 90 days.
  • The Committee shall review all documents verified by the auditor and approve the reimbursement in accordance with the said Measures within 60 days from the date of receipt of such documents with the said Measures and disburse the reimbursement to the eligible recipient of the financial support.
  • An eligible recipient who has already been granted the principal incentive (i.e., 15% of production costs per film) under these Measures and who wishes to apply for additional incentives under these Measures shall submit the relevant supporting evidence within 3 years from the date of approval of the financial support.

Current Program Status

The Cabinet has approved the underlying principles of these Measures, and the Ministry of Culture is currently preparing the detailed implementing measures for submission to the Cabinet for final approval. However, due to the dissolution of Parliament, final approval will be deferred until the formation of a new Cabinet.

Conclusion

These Measures aim to enhance the quality and competitiveness of Thai films while supporting the development of industry professionals. These Measures are expected to stimulate investment, create employment opportunities, and promote Thai culture through films, series, and music videos to audiences both domestically and internationally. Overall, these Measures contribute to strengthening Thailand’s national image and advancing the creative economy.

Author: Panisa Suwanmatajarn, Managing Partner.

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Sharing Economy Update: Refining Thailand’s Accommodation Act to Meet Modern Tourism Trends

Following the previously published article “Sharing Economy: Modernizing Thailand’s Accommodation Legislation for Evolving Tourism Trends” (Sharing Economy: Modernizing Thailand’s Accommodation Legislation for Evolving Tourism Trends – The Legal Co., Ltd.), which provided an overview of the first draft of the Accommodation Act (“Act”) and its efforts to modernize regulatory frameworks in response to emerging tourism models and sharing-economy platforms, the second draft of the Act has now been released and is currently open for public hearing. Whereas the first draft focused primarily on updating definitions, easing certain regulatory burdens, and recognizing new forms of accommodation, the second draft aims to enhance regulatory clarity, balance consumer protection with business flexibility, and address concerns raised during the initial hearing process.

Key Revisions in the Second Draft

The second draft introduces the following substantive revisions:

1. Electronic Systems and Electronic Transactions

The second draft establishes a clear one-year deadline for implementing the required electronic system, ensuring timely and practical deployment. It also expands the scope of electronic transactions by permitting applications, notifications, all complaints, and any other relevant issues under the Act to be submitted electronically. This enhancement improves accessibility, reduces administrative delays, and safeguards operators’ rights during system transitions.

2. Enhanced Control Over Registrar Discretion

Registrars are now explicitly prohibited from refusing registration when applicants satisfy all legal qualifications. This provision minimizes the risk of arbitrary decision-making, reduces opportunities for misconduct, and strengthens overall transparency in the registration process.

3. Exclusion of Monthly Condominium Units from the Accommodation Framework

The second draft excludes monthly condominium rentals from classification as an accommodation under this Act, thereby preventing regulatory overlap with the Condominium Act. This exclusion eliminates unnecessary regulatory burdens on long-term residents and resolves ambiguity regarding whether monthly units should fall within the definitions of hotels or accommodation.

4. Enhanced Protection for Accommodation Service Users

A new chapter introduces comprehensive consumer protection measures, including formal recognition of platform services (e.g., Agoda, Booking.com, Airbnb), fair-contract requirements preventing unilateral amendments by operators, and strengthened safety and information disclosure standards. These provisions reflect contemporary digital-era booking practices and ensure greater transparency and fairness for users.

5. Restructured Penalties and Expanded Director Liability

Penalty provisions have been reorganized to clearly distinguish criminal penalties from administrative fines, creating a more systematic enforcement structure. Director liability has been expanded to prevent avoidance of responsibility for corporate violations, while enhanced penalties have been introduced to incentivize operator compliance.

Conclusion

The second draft of the Accommodation Act, currently undergoing public hearing until 3 December 2025, reflects the government’s continued commitment to modernizing Thailand’s accommodation regulatory framework. The draft seeks to enhance regulatory clarity, balance consumer protection with business flexibility, and address stakeholder concerns raised during the initial hearing process.

Overall, the revised draft demonstrates a forward-looking approach that aligns with evolving tourism trends and supports a more efficient, transparent, and adaptable accommodation system in Thailand.

Related Article: Sharing Economy: Modernizing Thailand’s Accommodation Legislation for Evolving Tourism Trends – The Legal Co., Ltd.

Author: Panisa Suwanmatajarn, Managing Partner.

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Sharing Economy: Modernizing Thailand’s Accommodation Legislation for Evolving Tourism Trends

The tourism industry in Thailand has undergone significant transformation in recent years, driven by economic shifts and evolving consumer preferences. Previously dominated by mass tourism, the sector is now witnessing a surge in niche tourism categories, including luxury tourism, creative tourism, slow tourism, solo tourism, medical and wellness tourism, and sports tourism. This shift has fueled steady growth in Thailand’s tourism market, with small-scale accommodations such as homestays, tents, campsites, and rafts gaining popularity. Concurrently, technological advancements have revolutionized how consumers access and book accommodations, with platforms such as Airbnb, Booking.com, and Agoda facilitating seamless transactions. To address these changes and support the burgeoning accommodation sector, the Thai government is drafting the Accommodation Act B.E. ….(“Accommodation Act”), which aims to modernize and streamline legislation governing accommodation businesses. This article outlines the key provisions of the draft legislation and its implications for the industry.

Redefining “Hotel” as “Accommodation”

The existing Hotel Act B.E. 2547 (2004) defines a “hotel” as a permanent structure with comprehensive public utilities, operated for profit. This restrictive definition excludes many contemporary accommodation types, such as homestays, tents, rafts, hostels, and other non-traditional lodging options, rendering them unable to obtain legal licenses. As a result, many such businesses operate outside the regulatory framework. The draft Accommodation Act introduces a broader and more inclusive term, “accommodation,” defined as any establishment providing temporary lodging to travelers or individuals for payment or monetary benefit. This redefinition encompasses all forms of lodging, including traditional hotels, and enables these businesses to obtain legal recognition and licensing while retaining the term “hotel” within the legislative framework.

Categorization of Accommodations

To accommodate the diverse range of lodging options, the draft bill introduces three distinct categories of accommodation, each with specific regulatory requirements:

1.  Accommodation Requiring Notification: This category includes small-scale establishments with no more than eight rooms and a capacity of up to 30 guests, as well as alternative lodging types such as homestays, tents, campsites, rafts, and mobile homes. Operators in this category must notify the registrar prior to commencing operations. This provision is designed to support small-scale entrepreneurs and legalize popular, non-traditional accommodation types.

2.  Accommodation Requiring Registration: This category applies to mid-sized establishments, such as hotels with more than eight but no more than 40 rooms, and condominium units rented for short-term stays (less than one month). These businesses must register with the registrar before operating.

3.  Accommodation Requiring a License: This category encompasses larger establishments, such as hotels with more than 40 rooms, which must obtain a formal license before beginning operations.

These categories ensure that regulatory requirements are proportionate to the scale and nature of the accommodation, fostering compliance while supporting diverse business models.

Streamlining Business Operations

The draft Accommodation Act prioritizes operational efficiency for accommodation businesses. It introduces an electronic licensing and registration system to simplify administrative processes. Additionally, the legislation proposes a “Super License” system, which consolidates multiple regulatory requirements into a single license. This innovation reduces administrative burdens and redundancies, enabling entrepreneurs to focus on business development while maintaining compliance with safety and operational standards.

Addressing Gaps in Current Legislation

The Hotel Act B.E. 2547 (2004), which currently governs many accommodation businesses, is outdated and does not account for the diversity of modern lodging options. Small-scale accommodations, tents, homestays, and rafts often lack the full amenities required under the existing law, leaving them unregulated and vulnerable to legal ambiguities. The draft Accommodation Act addresses this gap by providing a comprehensive regulatory framework that encompasses all types of lodging while maintaining high safety standards for guests. This legislative update aligns with contemporary consumer demands and the growing influence of online booking platforms, ensuring that Thailand’s accommodation sector remains competitive and responsive to market trends.

Key Takeaways

•  The draft Accommodation Act modernizes Thailand’s regulatory framework to accommodate the evolving tourism industry, particularly the rise of niche and small-scale accommodations.

•  The introduction of the term “accommodation” replaces the restrictive “hotel” definition, enabling legal recognition and licensing for diverse lodging types.

•  Three distinct categories—notification, registration, and licensing—cater to different scales and types of accommodation businesses, promoting compliance and flexibility.

•  The electronic licensing system and “Super License” initiative streamline administrative processes, supporting entrepreneurs and reducing operational redundancies.

•  By addressing gaps in the Hotel Act B.E. 2547 (2004), the new legislation ensures safety standards and aligns with modern consumer preferences and technological advancements in booking platforms.

Author: Panisa Suwanmatajarn, Managing Partner.

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Investment: Government Advances 99-Year Property Lease Law to Boost Investment

The Thai government is accelerating efforts to amend the Right-Based Property Act B.E. 2562 (2019), aiming to extend the lease term for real estate from 30 years to 99 years. This legislative push is designed to attract foreign investment, stimulate economic growth, and support key national policies such as the “Housing for Thais” initiative, the Land Bridge project, and land reclamation efforts. The proposed law introduces a novel legal concept known as “right-based property”, which offers a framework for long-term property leases while ensuring assets revert to state ownership after the lease term expires. This article explores the objectives of the law, the significance of right-based property, and its anticipated economic impact.

Understanding Right-Based Property:

Right-based property, as defined under the Right-Based Property Act B.E. 2562 (2019), is a new category of property introduced to enhance the economic utility of real estate in Thailand. According to the Civil and Commercial Code, “property” refers to tangible objects, while “assets” encompass both tangible and intangible items that hold economic value and can be legally possessed. Real estate, or immovable property, includes land, structures permanently affixed to it, and associated property rights. Movable property covers all other assets, including related rights.

Right-based property, however, is a distinct legal construct that refers to the right to use and benefit from immovable property for a specified period, as stipulated in the Right-Based Property Act B.E. 2562 (2019). Unlike traditional leases under the Civil and Commercial Code, which are limited to contractual rights between parties, right-based property can be transferred, inherited, or used as collateral for debt through mortgaging. This makes it a more flexible and economically viable instrument for long-term investment.

To establish right-based property, the owner of immovable property, such as titled land, land with buildings, or condominium units, must apply to the relevant authority, typically the Land Department. The application requires the submission of documents specifying the lease term, which is currently capped at 30 years but proposed to be extended to 99 years. Once registered, a certificate of right-based property is issued, and the property cannot be subdivided or merged with other parcels during the lease term. Any modifications, such as new constructions, revert to the original property owner upon the lease’s expiration, unless otherwise agreed.

Government’s Push for 99-Year Leases:

The Thai government is prioritizing the amendment of the Right-Based Property Act B.E. 2562 (2019) to extend the maximum lease term to 99 years. The amendment aims to remove legal barriers to foreign investment, encourage large-scale real estate projects, and attract high-income individuals and skilled professionals to Thailand.

The government anticipates that the extended lease term will support transformative projects, including:

an aerial view of a large warehouse with trucks

1.  Land Bridge Project: A mega-infrastructure initiative to connect the Gulf of Thailand and the Andaman Sea, fostering trade and logistics.

2.  Land Reclamation: Private-sector-led coastal reclamation projects to create new investment zones, with long-term leases incentivizing participation.

3.  Housing for Thais: Affordable urban housing schemes integrated with reduced public transport costs (e.g., 20-baht flat-rate fares) to lower living expenses for middle-income Thais.

4.  Green Energy Initiatives: Long-term land leases for projects like solar farms, particularly in the Northeast, to produce affordable electricity (estimated at 3 baht per unit) for economic hubs like Bangkok and data centers.

5.  Talent Hub Development: Attracting high-skilled global professionals by offering long-term property rights, enhancing Thailand’s appeal as a destination for talent.

Economic and Legal Implications:

The proposed law is expected to yield significant economic benefits while addressing legal loopholes. Key advantages include:

•  Increased Foreign Investment: The 99-year lease term aligns Thailand with countries like the United Kingdom, where leases can extend up to 99 years. This makes Thailand more competitive in attracting foreign investors for high-end real estate projects, such as luxury hotels, office buildings, and residential complexes. The influx of capital is expected to stimulate economic activity without funds leaving the country.

•  Enhanced Transparency: The law aims to curb illegal practices, such as the use of Thai nominees to bypass foreign ownership restrictions. By requiring assets under the right-based property scheme to be managed by the Treasury Department and revert to state ownership after 99 years, the government ensures national control over land resources, refuting claims of “selling out” the country.

•  Support for Diverse Industries: Beyond real estate, the law facilitates long-term investments in sectors like international education (e.g., foreign ownership of international schools) and financial hubs, fostering economic diversification.

•  Addressing Demographic Challenges: With Thailand’s population projected to decline to 37 million within 50 years, the law seeks to attract high-skilled foreign workers to bolster economic growth. The extended lease term provides the stability needed to encourage long-term residency.

Safeguards and Conditions:

To address concerns about national sovereignty, the government has incorporated safeguards into the proposed law. Notably, assets under the right-based property scheme will transfer to the Treasury Department upon lease expiration, becoming part of the nation’s sovereign wealth. Agricultural land is explicitly excluded from the program to protect food security and rural livelihoods. Additionally, any property encumbered by mortgages or other rights requires consent from relevant parties before entering the right-based property scheme.

Legislative Timeline:

The government is fast-tracking the amendment process, aiming for parliamentary approval and enactment by 2025.

Conclusion:

Thailand’s push to extend property lease terms to 99 years through the Right-Based Property Law represents a strategic effort to unlock economic potential, attract global investment, and support transformative national projects. By introducing the concept of right-based property, the government offers a flexible, legally robust mechanism to enhance the economic utility of real estate while safeguarding national interests. If enacted as planned in 2025, this law could position Thailand as a leading destination for foreign capital and talent, driving sustainable economic growth in the face of demographic and global challenges.

Author: Panisa Suwanmatajarn, Managing Partner.

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Amendments to Thailand’s Act on National Competitive Enhancement: Aligning with OECD’s Global Minimum Tax

Background

The Act on National Competitive Enhancement for Targeted Industries B.E. 2560 (A.D. 2017) (the “Act“) was published in the Royal Gazette and became effective on 14 February 2017. The Act’s primary objective is to promote investment in targeted industries and enhance Thailand’s national competitiveness, with the overarching goal of transitioning the country beyond middle-income status. Under the Act, eligible targeted industries must either be newly introduced to Thailand or utilize new technologies or advanced production processes that contribute to the development and promotion of innovation.

Purpose of the Amendment

The Thai government has recently announced its intention to amend the Act to align the country’s legislative framework with the tax policy principles established by the Organization for Economic Co-operation and Development (OECD). In this regard, a draft Royal Decree has been issued to amend the Act on National Competitive Enhancement for Targeted Industries (No. …), B.E. …. (the “Draft Act“).

The proposed amendments aim to align Thailand’s legal framework with international tax standards in the digital economy, particularly those developed under the OECD’s Base Erosion and Profit Shifting (BEPS) 2.0 Pillar Two initiative—commonly referred to as the Global Minimum Tax (GMT).

Under BEPS 2.0 Pillar Two, multinational enterprise (MNE) groups with consolidated annual revenues of at least EUR 750 million (approximately THB 28 billion) are subject to a minimum effective tax rate (ETR) of 15% on their profits in each jurisdiction. If a subsidiary in any given jurisdiction is subject to an ETR below this threshold, a top-up tax may be levied by the jurisdiction of the ultimate parent entity or another qualifying group entity, pursuant to the OECD’s Model Rules.

In response to these global developments, Thailand is recalibrating its investment incentives regime to ensure continued competitiveness while maintaining compliance with emerging international tax obligations.

intermodal container stacked on port

Key Proposed Amendments

The key proposed amendments include:

  1. Granting of Tax Credit Rights and Benefits – Definitions are introduced for “Tax Credit,” “Remaining Tax Credit,” and “Tax Credit Refund.” The proposed amendments allow promoted entities to utilize tax credits instead of direct tax payments.
  2. Refund of Remaining Tax Credits – The Policy Commission may consider granting refunds for unused tax credits to promoted entities, subject to the availability of funds and limited to the remaining tax credit balance.
  3. Revocation of Tax Credit Rights and Benefits – If the Policy Commission revokes a promoted entity’s tax credit rights and benefits, the entity will forfeit all entitlement to tax credits for the relevant accounting period. Applicable tax laws will then be enforced accordingly.
  4. Inter-Agency Data Coordination – For purposes of investment promotion and evaluation, the Board of Investment (BOI) may request relevant tax collection data from the Ministry of Finance.
  5. Transitional Provision – If deemed necessary, the Policy Commission may authorize the retroactive application of tax credit rights and benefits to qualifying investments or expenditures incurred from 1 January 2025.

Current Status

The BOI serves as the principal agency responsible for the proposed legislative amendments, which are currently subject to a public consultation process taking place from 4 July to 18 July 2025.

Given the significant impact of tax credit utilization on government revenue and its relevance to the public interest, it is essential that the granting and use of tax incentives strictly adhere to the policies established by the National Policy Commission. Regulation through a structured permit or licensing system is necessary to maximize national development benefits, particularly in research and development (R&D), innovation, and the development of specialized talent in targeted industries.

Conclusion

Thailand’s adoption of the OECD’s GMT framework through the proposed legislative amendments underscores the country’s commitment to international tax cooperation while preserving its appeal as an investment destination. The introduction of the Qualified Refundable Tax Credit (QRTC) mechanism represents a strategic effort to foster innovation-led growth and align tax incentives with national economic and industrial priorities.

These reforms reflect Thailand’s broader objective of establishing itself as a regional hub for high-value, innovation-driven industries and as a responsible leader in economic development. The Draft Act is currently subject to a public hearing process, the outcome of which will be instrumental in determining the final shape of the legislation. As Thailand progresses toward implementation, sustained policy oversight and active engagement with stakeholders will be critical to ensuring the success and effectiveness of this landmark tax reform.

Author: Panisa Suwanmatajarn, Managing Partner.

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Thailand’s Entertainment Complex Bill: Legal Innovation Meets Political Reality

The draft Entertainment Complex Bill represented Thailand’s strategic legislative initiative to establish the country as a regional tourism and entertainment hub through the regulated legalization of casino operations. As detailed in our initial analysis, “Thailand Unveils Draft Entertainment Complex Bill: A Path to Casino Legalization,” this proposal sought to attract substantial foreign investment, enhance tourism revenue, and curtail illegal gambling activities through a comprehensive regulatory framework that integrated casino facilities within large-scale entertainment complexes featuring hotels, shopping centers, stadiums, and gaming venues.

However, as documented in our subsequent report, “Updated: Thailand Unveils Draft Entertainment Complex Bill,” the legislation encountered significant obstacles that ultimately led to its withdrawal from the parliamentary process on July 9, 2025. This development demonstrates the complex interplay between economic policy objectives, public sentiment, and political feasibility in Thailand’s legislative environment.

Legislative Framework and Economic Projections

Original Policy Architecture

The Entertainment Complex Bill was structured to legalize casino operations exclusively within fully licensed entertainment venues, requiring comprehensive integrated facilities including hotels, shopping centers, stadiums, and gaming centers. The legislation established stringent entry requirements, mandating applicants to register Thai companies with a minimum paid-up capital of THB 10 billion.

The framework incorporated specific access controls for Thai citizens, including a THB 5,000 per-visit admission fee and mandatory fixed deposit requirements, alongside comprehensive financial and background verification procedures. Government projections estimated the initiative would generate over THB 100 billion in investment, increase annual tourism revenue by 5-10 percent, and produce between THB 12-40 billion in annual tax revenue while simultaneously reducing illegal gambling activities.

Political Trajectory and Opposition

Despite receiving Cabinet approval in January 2025, the Bill encountered substantial resistance from civil society organizations, religious groups, political instability and the general public. On July 8, 2025, the Cabinet formally withdrew the legislation from Parliament’s consideration agenda, characterizing the action as a deferral for additional public consultation rather than permanent abandonment. However, the indefinite nature of this delay has raised questions regarding the bill’s long-term viability.

Future Legislative Considerations

While the draft has been withdrawn, the possibility of reintroduction remains viable. Government officials have indicated that the bill may be reconsidered during future legislative sessions once political conditions stabilize and a broader public consensus is achieved. No specific timeline has been established, though the issue is expected to remain on the national policy agenda.

Analysis and Implications

Balancing Economic Innovation with Social Responsibility

The Entertainment Complex Bill exemplified Thailand’s attempt to pursue strategic legal reform aimed at modernizing its tourism sector while establishing controlled regulatory frameworks for casino operations. Although the legislation possessed sound economic rationale, its social and political foundations proved insufficiently robust to withstand public scrutiny and political volatility.

The government’s decision to defer the bill reflects the imperative to carefully balance legislative objectives with public concerns and democratic accountability. This case underscores the critical importance of inclusive policy dialogue and precise legal frameworks in complex regulatory environments.

Recommendations for Future Policy Development

Future attempts to reintroduce similar legislation must prioritize several key elements:

Stakeholder Engagement: Comprehensive consultation with diverse societal groups, including religious organizations, civil society, and economic stakeholders, must precede legislative drafting to ensure broad-based support.

Regulatory Precision: Enhanced specificity in regulatory frameworks, particularly regarding social safeguards, taxation mechanisms, and oversight structures, will be essential for building public confidence.

Political Stability: Successful passage will require stable political conditions and coalition support to navigate the legislative process effectively.

Public Education: Transparent communication regarding economic benefits, social protections, and regulatory mechanisms will be crucial for building public understanding and acceptance.

Conclusion

The Entertainment Complex Bill’s withdrawal illustrates the complex dynamics inherent in Thailand’s legislative process, where economic innovation must be carefully balanced against social considerations and political realities. While the bill’s economic merits were substantial, its social and political foundations required further development to ensure successful implementation.

This experience demonstrates that sustainable legal reform in Thailand requires not only sound economic policy but also robust public engagement, political consensus, and comprehensive regulatory frameworks. Future efforts to advance similar legislation must prioritize inclusive dialogue, precise legal mechanisms, and broad-based stakeholder support to achieve lasting success.

The case ultimately reinforces the principle that effective governance requires harmonizing economic innovation with social responsibility, ensuring that policy development is both economically viable and socially sustainable. Only through such consensus-driven approaches can Thailand successfully navigate the complex intersection of legal reform, economic development, and democratic accountability.

Author: Panisa Suwanmatajarn, Managing Partner.

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Thailand’s BOI 2025: Driving Sustainability and Local Content in EVs and Industry through Strategic Incentives

Thailand’s Board of Investment (BOI) is advancing transformative policies to modernize the nation’s economy by promoting sustainability, enhancing local value creation, and strengthening global competitiveness. At its meeting on June 27, 2025, chaired by the Deputy Prime Minister, the BOI approved three key strategic initiatives:

1. Promotion of Local Content Utilization

To promote and increase the utilization of local content in the electric vehicle (EV) and electrical appliance industries, the projects that satisfy the following local content thresholds will be eligible for an additional 50% reduction in corporate income tax (CIT) for a period of two years under this scheme:

  • BEVs and Electrical Appliances: The use of local components must exceed 40% of the total component value.
  • PHEVs: Local content must exceed 45% of the total component value.
  • EV Parts: Local raw materials usage must exceed 15% of the total raw material value.

In all cases, the products must be certified as “Made in Thailand” (MiT) by the Federation of Thai Industries (FTI).

2. Improvement of Conditions for Light Industrial Businesses and Certain Activities with Environmental Impacts

To ensure fair competition and support the development of domestic industries, the BOI has introduced new regulations requiring certain manufacturing sectors—specifically, the production of furniture and components, bag manufacturing, and printing—to maintain a minimum of 51% Thai ownership. This requirement does not apply to the projects located within Special Border Economic Zones.

In parallel, to reinforce environmental protection and community well-being, the BOI has strengthened regulatory conditions for industries identified as having significant environmental or social impacts. These include, but are not limited to, metal processing, chemical manufacturing, and industrial plastics production. The projects in these categories will no longer be eligible for land ownership rights and must be situated within designated industrial estates, which are subject to heightened regulatory oversight. These revised conditions will apply to all applications submitted on or after September 1, 2025.

factory worker reading the manual

3. Comprehensive Monitoring and Tracking of All Stages of the Investment Promotion Process

To strengthen enforcement, the BOI has established a “Special Audit Team” to closely monitor that projects at risk of violating conditions or misusing incentives. High-risk sectors under special scrutiny include tire manufacturing, solar cells, metal products, bags, and furniture.

Major Project Approvals

The BOI has approved two major projects worth a combined THB 28.64 billion which are a Tier 3 Data Center by Stratus Technology in Rayong (THB 23.69 billion), and an expansion of air transportation services by Thai VietJet Air (THB 4.96 billion), featuring six new aircraft to boost Thailand’s role as a regional aviation hub.

Conclusion

By combining significant infrastructure investments with local content incentives and targeted tax relief, the BOI is guiding Thailand toward sustainable industrial growth focused on domestic value creation and supply chain strengthening. As the BOI evolves from gatekeeper to integrator of investment flows, businesses and legal advisers must closely align with its updated compliance and certification requirements to capitalize on these strategic opportunities.

Author: Panisa Suwanmatajarn, Managing Partner.

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