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Chaiwat Keratisuthisathorn

Partner

Biography

Chaiwat Keratisuthisathorn is a partner in Tilleke & Gibbins’ corporate and commercial group and head of the firm’s real estate practice in Thailand. He advises on the full spectrum of real estate transactions—including acquisitions, disposals, leases, and development—covering property law, legal and land due diligence, title searches and transfers, transaction documentation, and registration of property rights at the land office. He is ranked as a leading real estate lawyer in Thailand by Chambers Asia-Pacific, Asialaw Profiles, and The Legal 500 Asia Pacific.

Chaiwat is also active in M&A, regularly leading legal due diligence for major transactions, including supporting global clients in the acquisition of large land plots for industrial and manufacturing projects, and advising on cross-border investments and joint ventures. His corporate work includes advising on establishing and operating businesses in Thailand—such as limited companies, representative offices, and branch offices—obtaining foreign business licenses and certificates, providing corporate secretarial services, and advising on immigration and work permits. He is regularly sought after by multinational clients for his expertise in structuring complex real estate and commercial transactions, and is recognized for his practical, business-oriented approach.

He holds an LLB from Thammasat University and an LLM from Case Western Reserve University. Chaiwat is a member of the Lawyers Council of Thailand and the Thai Bar Association, and serves on the Board of Directors of the Australian-Thai Chamber of Commerce.

Experience

  • Successfully assisted BTicino (Thailand) Limited, the Thai subsidiary of an Italian metalworking company, in obtaining a factory expansion license from Thailand’s Ministry of Industry.
  • Assisted the Thai subsidiary of one of the world’s leading container transportation and shipping companies in the negotiation and review of a 20-year sublease agreement and related securities agreements/documents for a 36,700 sq.m. plot of land that the client will use as a container yard/depot. Notably, the agreed upon rental fee for the land was THB 600 million (approx. USD 18.7 million).
  • Advised a global diversified media and entertainment company on property lease agreements (valued at approx. USD 1 million total) for three separate filming sites in Bangkok, including careful drafting of lease agreements to include demolition and construction rights.
  • Worked with a major international law firm to advise a leading Japanese multinational conglomerate on tenancy termination issues stemming from lease agreements between the client and an American commercial real estate company that specializes in shared workspaces for tech start-ups.
  • Represented a Thai real estate company in the procurement of THB 390 million (approx. USD 12.23 million) in financing from a multinational investment bank in order to refinance a major real estate project.
  • Advised a major American manufacturer on its THB 220.3 million (approx. USD 7.34 million) land acquisition, transaction documents, and THB 4 billion (approx. USD 133.3 million) construction contract for a mega-factory in Thailand.
  • Assisted a global vehicle manufacturing conglomerate with land acquisition and the construction of a factory in an export processing zone, including extensive advice on construction contracts, obtaining licenses from the Thai Board of Investment and other government agencies, and related tax matters.
  • Assisted a subsidiary of a Korean manufacturing conglomerate in establishing a branch office in Thailand to operate a service business for a project of an international energy company.
  • Assisted a successful Malaysian trading company in establishing a representative office in Thailand to source consumable and non-consumable products, verify the quality of the products, and report to its head office.
  • Assisted a leader in branded lifestyle apparel on all aspects of establishing a Regional Operating Headquarters (ROH) in Thailand, including legal assistance on leasing approximately 1,000 square meters of office space.
  • Registered and documented the replacement of the board of directors of a foundation.
  • Assisted a medical center with company formation in a short period of time to facilitate the timely commencement of business operations.
  • Helped a global pharmaceutical client close a large commercial deal in Thailand and obtain an Alien Business License in a short period of time in order for the client to commence business operations per the client’s schedule.
  • Advised on a mixed development of an entire island, including land acquisition, development and construction permits, joint venture agreements, financing, customer and supplier contracts, and the legal and tax structure.
  • Represented a group of investors in their acquisition of beachfront properties for resort development.
  • Helped a U.S. enterprise that successfully bid for a large IT project to commence and continue operations in Thailand, including securing long-term visas and work permits for a number of IT specialists of various nationalities and providing general legal counsel.
  • Represented a group investing in various high-end villa projects targeting the European market in Hua Hin and Phuket.
  • Assisted a leading Korean cosmetics manufacturer to acquire shares from the Thai majority shareholder in its joint venture company, and eventually restructure and convert it into a wholly owned subsidiary. From reviewing relevant agreements, conducting a full due diligence, and correcting discrepancies found, to post-completion registration, the Tilleke & Gibbins team provided a complete range of services.
ABOUT Chaiwat

Practices

Corporate/M&A

Real Estate

Location

Languages

    Thai

    English

Education

    LLM, Case Western Reserve University School of Law

    LLB, Thammasat University

Insights

January 8, 2026
Thailand’s Board of Investment (BOI) has tightened criteria for BOI-promoted companies to own land for residential use and introduced new procedures for land ownership applications under a new notification. Officially titled Notification of the Office of the Board of Investment No. Por. 9/2568 Re: Amended Criteria and Conditions for Permitting Foreign Juristic Persons Receiving Investment Promotion to Own Land for Office and Residence for Operational-Level Workers to Operate Business Granted Investment Promotion, dated July 18, 2025, the new notification was published in the Government Gazette on January 6, 2026, and is applicable to all applications submitted since the date of the notification (July 18, 2025). The new notification introduces an online application process for BOI-promoted companies seeking to own land for office use or residential purposes via the e-Land system, the BOI’s electronic system for land rights and benefits. Applications are reviewed virtually, and any requested amendments or additional documents must be submitted within seven business days. Failure to amend the application or submit any additional requested documents within this period will result in automatic rejection and removal of the application from the system. The new notification builds on the requirements specified in the previous notification on land ownership allowances for foreign companies, issued in 2024, by introducing additional qualification requirements for residences for operational-level workers (i.e., unskilled laborers). In this regard, such a residence must not be: Part of a land development project (housing estate), A condominium unit, or Classified as a house or commercial building.
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December 16, 2025
Tilleke & Gibbins has contributed the Cambodia, Laos, Myanmar, Thailand, and Vietnam chapters to Infrastructure and Construction in Southeast Asia, a comparative guide developed by Drew Network Asia (DNA). The publication brings together insights from leading ASEAN law firms to address common legal and practical issues faced by participants in the construction and engineering sector across the region. Covering nine major Southeast Asian jurisdictions, the guide provides concise answers to frequently encountered questions relating to infrastructure and construction projects. Topics addressed include the regulatory environment, procurement practices, project structuring, risk allocation, contracting terms, dispute resolution mechanisms, and the enforcement of arbitral awards. Each jurisdictional chapter follows a consistent question-and-answer format, enabling readers to compare legal approaches and market practices across countries. This structure highlights both areas of convergence and key differences between jurisdictions, supporting more informed decision-making in cross-border projects and investments. While the guide offers a practical regional overview, it also underscores that legal frameworks and market practices vary significantly between jurisdictions and may be shaped by local principles and industry norms. Readers seeking jurisdiction-specific advice are encouraged to contact the practitioners listed at the end of each chapter. The full guide is available for download through the button below or directly from the DNA website.
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November 21, 2025
On November 17, 2025, Thailand’s Ministry of Interior introduced significant regulatory changes to make rooftop solar adoption easier and more cost-effective for property owners. Ministerial Regulation No. 72 B.E. 2568 (2025), issued under the Building Control Act B.E. 2522 (1979), was published in the Government Gazette on November 19, 2025, with immediate effect. Background Under the Building Control Act (BCA), any alteration made to a building requires either notification of the relevant authority or application for a building alteration permit—unless the alteration falls under a separate list of exceptions specified in the ministerial regulations issued under the BCA. In 2015, installation of solar rooftops on any residential building under 160 square meters was added to this list of exceptions, subject to inspection and notification requirements. The newly enacted regulation now eliminates many of these requirements and introduces a broader and more permissive framework to promote solar adoption nationwide. Key Changes Specifically, the regulation introduces three major changes: Expanded exemption from the definition of “building alteration”: The installation of solar panels on any building roof—regardless of the type of building or the total area of the installation—is no longer considered a building alteration under the BCA, provided that the total weight of the installation does not exceed 20 kg/m2. Removal of structural integrity certification requirement: The new regulation eliminates the obligation to obtain a structural stability certificate from a licensed civil engineer. Removal of notification requirement: Property owners or possessors are no longer required to notify the local authority before installation of a solar rooftop. Impact This significant streamlining of requirements for solar rooftop installation is expected to accelerate the adoption of renewable energy in the country, particularly for residential and commercial properties—similar to the way Thailand’s December 2024 removal of licensing requirements for factory solar rooftop installations encouraged such
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November 14, 2025
Interest in data center land acquisition has increased significantly over the past year, with a notable rise in inquiries from investors seeking to establish digital infrastructure in Thailand. Although the sector is still in its early stages, this emerging wave of development represents a significant shift in Thailand’s technology infrastructure landscape, driven primarily by multinational technology companies and operators looking to expand their regional presence. Project Development The data center sector in Thailand is attracting a diverse range of international investors, though with clear geographic patterns. Most investors are from China, Singapore, and Japan, with some additional interest from countries outside Asia, including the United States and Europe. This investor base consists primarily of multinational tech companies and operators seeking to establish new facilities rather than acquire existing assets. Data center business activities are also a sector promoted by Thailand’s Board of Investment (BOI), which offers investors both tax and nontax privileges as well as exemptions to foreign investment and land-ownership restrictions. Projects currently underway are still largely in the land acquisition and construction phase. Unlike more mature markets where many facilities are operational and generating revenue, the predominant focus in Thailand remains on securing suitable land and beginning the building process. This means that while interest is high and land assembly is accelerating, the sector as a whole has not yet reached the operational phase that will ultimately drive licensing applications and full regulatory compliance. The licensing process itself remains at an early stage, as most projects must first complete their facilities before applying for the specific licenses required from the telecommunications authority. Once the facilities are built, the next critical step will be obtaining these telecommunications licenses, which are mandatory for data center operations. Legal and Regulatory Considerations The complexity of data center development in Thailand requires
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Awards & Rankings

December 12, 2025
Tilleke & Gibbins has maintained its strong market position in the newly released Chambers Asia-Pacific 2026 rankings, with six Band 1 honors in core practices and consistently strong performance across the entire region. In addition to the exceptional practice-area rankings, 33 lawyers were recognized across 11 practice areas.
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December 1, 2025
Tilleke & Gibbins is pleased to announce that the firm has been honored with two awards at the 2025 Lexology Index Awards in London, this time picking up both the Thailand and Vietnam Country Awards. Formerly known as the Who’s Who Legal Awards, the Lexology Index Awards celebrate outstanding achievements by firms and individuals identified through Lexology’s extensive global research process. Tilleke & Gibbins’ continued success in this forum reflects the exceptional expertise and dedication of its team, whose commitment to delivering the highest caliber of legal services continues to set a benchmark in the industry. The firm extends its gratitude to its talented professionals and valued clients for their continued trust and support. A full list of the winners of the 2025 Lexology Index Awards is available on the Lexology website.
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September 12, 2025
The 2025/2026 edition of the IFLR1000 Asia-Pacific rankings, released by International Financial Law Review (IFLR), highlights Tilleke & Gibbins’ continued excellence in financial and corporate transactional work. The firm has maintained its strong rankings across multiple jurisdictions and practice areas while achieving notable upgrades and new recognitions, reaffirming its position as a leading firm in the Asia-Pacific region. This year, Tilleke & Gibbins received firmwide rankings in key jurisdictions, including: Thailand Banking & Finance—Tier 3 Capital Markets: Debt—Tier 3 Capital Markets: Equity—Tier 3 M&A—Tier 2 Project Development—Tier 2 Restructuring & Insolvency—Tier 3 Vietnam Banking & Finance—Tier 4 M&A—Tier 3 Project Development—Tier 3 Cambodia Financial & Corporate—Tier 2 Project Development—Tier 2 Laos Financial & Corporate—Tier 2 In addition to these firmwide rankings, Tilleke & Gibbins had several standout individual recognitions, with 12 lawyers honored in the 2025/2026 individual rankings—an increase from last year’s 10. This year’s results include upgraded rankings for John Frangos and new rankings for Charupat Boon-Long, Derrick Khoo, Prisna Sungwanna, and Saravut Krailadsiri. The full list is as follows: Charunun Sathitsuksomboon—Highly Regarded, M&A, Thailand; Women Leader Charupat Boon-Long—Rising Star, M&A, Thailand (new ranking) David Mol—Rising Star, Corporate and M&A, Cambodia Derrick Khoo—Rising Star (Partner), Financial and Corporate, Thailand (new ranking) Jay Cohen—Highly Regarded, Banking, Cambodia John Frangos—Highly Regarded, Restructuring & Insolvency, Thailand (upgraded ranking) Niti Muangkote—Rising Star, Financial & Corporate and Project Development, Laos; Highly Regarded, Banking & Finance, Thailand Prisna Sungwanna—Highly Regarded, Financial & Corporate, Laos (new ranking) Saithong Rattana—Notable Practitioner, Project Development and M&A, Laos Santhapat Periera—Highly Regarded, Banking & Finance and M&A, Laos; Highly Regarded, Banking & Finance, Thailand Saravut Krailadsiri—Notable Practitioner, Thailand (new ranking) Tram Ngoc Bich Nguyen—Highly Regarded, M&A, Vietnam To see the full set of IFLR1000 rankings for Tilleke & Gibbins’ jurisdictions, please see the Cambodia, Laos, Thailand, and Vietnam pages
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