Attorneys from Tilleke & Gibbins have updated the latest edition of Doing Business in Thailand, a Q&A-style guide from Thomson Reuters Practical Law that offers an overview of key legal considerations for companies operating in jurisdictions worldwide. The contribution outlines the country’s legal and regulatory framework for foreign investment and business operations and reflects the latest legislative developments. The chapter addresses the following core topics: Legal system: Structure of the courts and the codified nature of Thai law. Foreign investment: Business restrictions under the Foreign Business Act, sector-specific regulations, exchange control rules, and investment incentives. Business vehicles: Overview of partnerships, private and public limited companies, and other legal entities. Employment: Labor protections, employment contracts, foreign worker requirements, and termination procedures. Tax: Corporate and personal income tax, indirect taxes, and tax obligations for residents and non-residents. Intellectual property: Registration and enforcement of patents, trademarks, designs, and copyrights. Data protection: Key provisions of the Personal Data Protection Act and related compliance obligations. Competition law: Regulatory framework under the Trade Competition Act. Anti-bribery and corruption: Relevant legislation and enforcement mechanisms. E-commerce and digital business: Legal regime for online transactions and digital platforms. Marketing and advertising: Consumer protection laws and regulations affecting advertising and marketing practices. Product regulation and liability: Safety standards, liability regimes, and roles of enforcement authorities. Practical Law, a legal reference resource from Thomson Reuters, publishes a range of guides for hundreds of jurisdictions and practice areas. The insurance and reinsurance guide is a valuable resource for legal practitioners, covering numerous jurisdictions worldwide. To view the latest version of the guide, please visit the Practical Law website and enroll in the free Practical Law trial to gain full access.

On April 8, 2025, Thailand passed a resolution to reduce the government fees for registering the sale and mortgage of immovable property. These reductions are outlined in two notifications issued by the Ministry of Interior and published in the Government Gazette on April 22, 2025. The measures are part of the government’s ongoing efforts to support the real estate sector and promote property ownership. The reduced fees apply to sale and mortgage registrations for certain types of properties—detached houses, semidetached houses, row houses, commercial buildings, accompanying land, and condominium units—with a sale price, official assessed value, or mortgage amount not exceeding THB 7 million. The reduced fees apply only when the buyer is an individual with Thai nationality. The reduced rates for registration fees are as follows: Sale: 0.01% of the officially assessed value (reduced from the normal rate of 2%) Mortgage: 0.01% of the mortgage amount (reduced from the normal rate of 1%) when registered at the same time as the sale of the property. These reduced rates are in effect from April 22, 2025, to June 30, 2026.

The recent earthquake in Myanmar on March 28, 2025, that also significantly affected parts of northern Thailand and Bangkok has raised concerns about building safety and structural resilience in Thailand. This event has reminded building owners and possessors in Thailand of the necessity of understanding earthquake-resistant building standards, their legal obligations regarding structural inspections, and compliance requirements under Thai law. Under Thai law, building owners and possessors have specific responsibilities regarding the structural integrity of their properties, particularly in areas prone to seismic activity. This article lays out the key legal requirements and outlines the potential penalties for noncompliance. Structural Design and Earthquake Resistance Requirements With respect to standards regarding earthquake resistance, Thailand’s Ministry of Interior has issued the Ministerial Regulation on Load Bearing, Durability, and Resistance of Buildings and Soil Foundations to Earthquake Forces B.E. 2564 (2021), replacing a previous ministerial regulation from 2007. The current ministerial regulation prescribes certain types of buildings in 43 designated provinces to comply with seismic design standards. These 43 provinces can be categorized into three main zones: Zone 1: Areas requiring monitoring due to the potential for impact on the structural integrity and stability of buildings when exposed to seismic waves, consisting of 14 provinces (e.g., Krabi, Surat Thani, Prachuap Khiri Khan, etc.). Zone 2: Areas where there may be moderate impact on the structural integrity and stability of buildings when exposed to seismic waves, consisting of 17 provinces (e.g., Bangkok, Nonthaburi, etc.) Zone 3: Areas where there may be significant impact on the structural integrity and stability of buildings when exposed to seismic waves, consisting of 12 provinces (e.g., Chiang Mai, Chiang Rai, Kanchanaburi, etc.) For buildings located in these categorized zones, the geometric configuration of the building structure must be designed to ensure stability in resisting seismic waves. Additionally, structural

On February 20, 2025, the National Assembly of Vietnam made public the executed Resolution 170/2024/QH15, which outlines special mechanisms and policies to address difficulties and obstacles related to notable real estate projects and land issues in Da Nang, Ho Chi Minh City, and Khanh Hoa Province. This resolution, with an effective date of April 1, 2025, aims to resolve issues identified in inspection conclusions, audits, and court judgments, including 1,313 cases of land-use term violations in Da Nang. Solutions Resolution 170 provides a variety of mechanisms and policies to clear the way for projects to proceed with implementation. These may include, depending on the specific location, the following solutions. For issued Land Use Rights Certificates (LURC) that violate the land-use term for business production land in Da Nang: For projects that have already been invested in and utilized, the land-use terms in the LURC may be adjusted to 50 years from the date of the decision on land allocation, land lease, conversion of land use purpose, or actual land handover. For continued use of land, determining land prices, and calculating land use fees and land rental fees applicable to a list of projects in Da Nang, Ho Chi Minh City, and Khanh Hoa Province: The city/provincial People’s Committees will review and complete, within their authority, the procedures related to land, investment, construction, environment, and forestry of such projects in accordance with the current laws. Projects that meet legal and regulatory requirements after thorough review and compliance checks will be allowed to continue, provided they are aligned with urban planning, environmental standards, and national security requirements. In addition, investors must fulfill applicable financial obligations, including land use fees and land rental payments, which will be reassessed and collected based on the land price tables applicable in Da Nang, Ho Chi