Renting office space for a Thai company
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A Thai company needs a registered head office address from the day it is incorporated. The type of space you rent affects more than cost, because the address appears on registration documents, VAT certificates and work permit files.
Registered address
The address in the memorandum of association must be a real location the company can use, supported by a lease or the owner's consent and a copy of the house registration. Some virtual office addresses are accepted for registration, but Revenue Department officers may visit before approving VAT registration, and work permit applications may need photos of the workplace and a map.
Types of office
| Type | Typical term | Notes |
|---|---|---|
| Serviced office or co-working | Monthly to yearly | Furnished, shared reception. Check whether the provider supports company registration, VAT and work permits. |
| Office in a commercial building | Commonly three years | Bare or fitted, with service charges. Grade A buildings in central business districts are near public transport. |
| Shophouse | One to three years | Common for retail and small businesses, mixed residential and commercial use. |
Common terms in an office lease
Office landlords in Bangkok usually ask for a deposit of around three months' rent, plus advance rent. Leases of three years are common, with options to renew. Larger buildings often split the payment into a lease agreement for the space and a service agreement for building services, which can affect stamp duty and withholding tax.
Points to negotiate include:
- Rent-free fit-out periods
- Who removes fit-out at the end of the lease (reinstatement)
- Rent increases on renewal
- Signage rights and access hours
- Parking allocation
Office buildings
In central Bangkok, office buildings near the Sukhumvit and Asok interchange connect to both the BTS and MRT lines. Location next to public transport makes it easier to recruit staff from across the city.
Before you sign
Have the lease reviewed by a lawyer, check the landlord's ownership or right to sublet, and ask the building for the documents you will need for company registration, VAT registration and work permits. Related: registering a Thai limited company.