You are using an outdated browser and your browsing experience will not be optimal. Please update to the latest version of Microsoft Edge, Google Chrome or Mozilla Firefox. Install Microsoft Edge

May 21, 2015

Special Economic Zones in Thailand and Myanmar

T-AB: Thai-American Business, Journal of the American Chamber of Commerce in Thailand

Special Economic Zones (SEZs), with their mix of tax incentives, trade benefits, deregulation, and other investment privileges, have long been a popular tool for governments to encourage economic development. Thailand and Myanmar are among the latest Southeast Asian countries to embrace SEZs. Every country in ASEAN, except Brunei, now has SEZs. Indeed, the SEZ policies in Thailand and Myanmar are part of a broader regional trend to liberalize trade and investment.

The combination of SEZs with the AEC’s lower trade barriers has significant potential to attract investment, generate employment, and spur economic growth in both Thailand and Myanmar. This article provides an overview of the new SEZ policies in these countries.

Thailand

Last year, the National Council for Peace and Order (NCPO) began a pilot project to establish new SEZs in the provinces bordering Thailand’s neighbors. A second phase of SEZ development is planned for 2016, when more SEZs are to be set up in additional border regions. The Thai government’s stated goal is to have a network of SEZs that will boost cross-border trade between Thailand and its neighbors.

The initial group of SEZs under the pilot project will be implemented in:

  1. Tak province (bordering Myanmar);
  2. Sa Kaew province (bordering Cambodia);
  3. Trat province (bordering Cambodia);
  4. Mukdahan province (bordering Laos); and
  5. Songkhla province (bordering Malaysia).

The second phase of the program calls for SEZs to be set up in:

  1. Kanchanaburi province (bordering Myanmar);
  2. Chiang Rai province (bordering Myanmar and Laos);
  3. Nong Khai province (bordering Laos);
  4. Nakhon Panom province (bordering Laos); and
  5. Narathiwat province (bordering Malaysia).

The Board of Investment (BOI) is the agency responsible for providing the new SEZ incentives. In an announcement, the BOI set out a combination of tax, tariff, and other investment privileges commonly associated with SEZs. Eligible investors can obtain corporate income tax exemptions of up to eight years; double deductions from transportation, electricity, and water supply costs; an additional 25 percent reduction on construction costs for facilities; exemptions on import duties for machinery and inputs; other non-specified “non-tax incentives;” and permission to use foreign unskilled workers. Applications for the incentives must be submitted by December 31, 2017.

The activities eligible for investment promotion in the SEZs are broad. According to Thailand’s National Economic and Social Development Board, the activities include: agriculture and fisheries; ceramics; textiles, clothes, and leather goods; furniture; jewelry; medical appliances; automotive, machinery, and parts; electrical appliances and electronics; plastics; pharmaceuticals; logistics; industrial estates; and tourism-supported industries. Further, each SEZ is to have a particular specialty, depending on its geographic location. For example, the SEZ in the southern province of Songkhla is planned to become a center for rubber and seafood processing, as well as halal foods. And the SEZs in Tak province and Mukdahan province, which are along the East-West Economic Corridor (linking the port cities of Mawlamyine in Myanmar with Da Nang in Vietnam), will specialize in textiles and logistics, among other things.

The positioning of the SEZs on Thailand’s borders indicate the importance of cross-border trade to the government’s economic policies. According to media reports, the Ministry of Commerce is targeting a 50 percent increase in cross-border trade to THB 1.5 trillion. The government further hopes that establishing the SEZs will lead to an increase in border security, with a reduction in smuggling—including human trafficking—across the borders.

Myanmar

Like Thailand and a number of its ASEAN neighbors, Myanmar has set out on a path to encourage foreign investment through a number of policy and legal initiatives, including the establishment of SEZs. While the formation of liberalized foreign investment rules since 2012 has already encouraged investor forays into Myanmar, a focus on SEZs provides Myanmar with the opportunity to encourage investment in export-focused industries, offering investment incentives and freeing foreign investors from the more burdensome regulatory requirements some encounter within existing foreign investment law procedure.

As an alternative to investment under the Foreign Investment Law of 2012 (FIL), Myanmar established the Myanmar Special Economic Zone Law in January 2014 to facilitate investment in three specific SEZs. These include Dawei, a joint project with Thailand in the Southeast; Thilawa, a joint project with Japan near Yangon; and Kyaukphyu in the Northwest Region, with the cooperation of the Chinese government. Currently, only Thilawa has advanced to the investor approval stage, with investment projects from companies representing Thailand, the United States, Japan, Singapore, France, and Hong Kong already approved or operational. While it is not expected that Dawei or Kyaukphyu will be ready for investor entry in the coming year, Thilawa will continue to see investor applications and approvals throughout 2015 under the Special Economic Zone Law.

The Special Economic Zone Law, in addition to helping Myanmar meet its domestic and international commitments to economic liberalization, sets out an alternative administrative procedure for the review and approvals of investment applications. While there is a Central Body and a Central Working Body, much local discretion is provided to the Management Committee within a given Special Economic Zone. The Management Committee is the primary point of contact for investors and developers and has the authority to set various zone designations within a Special Economic Zone, such as free, exempted, and promotion zones. Applications approved through the Management Committee may be approved in as little as 30 to 60 days.

Investors approved under the Special Economic Zone Law process also enjoy significant tax incentives, such as an average of 50 percent tax relief during the first five years of operation and partial relief on reinvestments of export profits. In addition, certain export goods produced within a Special Economic Zone may be exempt from customs duties during the first five years of operation, with additional exemptions possible during years six to ten. Finally, import duty relief may be granted for importation of raw materials, equipment, and some goods related to manufacture, with tax relief even extended to profits obtained from offshore sales during the first five years of operation.

Non-tax incentives include the ability for investors to secure long-term leases of up to 75 years, which is more than is currently available for investors under the Myanmar Companies Act or FIL. There are also freedoms to repatriate profits from operations and protections against nationalization. While financing remains a challenge domestically, there is nonetheless a commitment to improve financial security for investors. For example, recent rule changes now allow for foreign-owned insurance companies and their joint venture partners to offer services within the designated SEZs. It is expected that the Myanmar government will continue to consider similar measures in the coming months and years to facilitate investment, not only within its designated SEZs, but in the broader investment arena.

Conclusion

The development of SEZs in Thailand and Myanmar has the potential to bring significant economic benefits to both countries. Such benefits are compounded when coupled with AEC-related trade and investment growth. Ultimately, however, the SEZs’ success will depend on infrastructure development in both countries, and especially in the border areas. Both the Thai and Myanmar governments have approved infrastructure projects related to the SEZs, but it will take time for those projects to be implemented. In Myanmar’s case, it may be years before the right level of infrastructure is achieved for its SEZs to fully realize their potential. Investors should take a long-term view of the SEZs and their economic effectiveness.

RELATED INSIGHTS​ 

August 11, 2026
Cambodia’s Ministry of Justice has launched a new platform on its official website to publish notices of forced sales issued by each municipal and provincial court of first instance. The platform’s stated purpose is to inform the public and facilitate greater participation in forced-sale auctions conducted in connection with court-ordered enforcement proceedings. How the Platform Works The platform publishes forced-sale notices from courts of first instance across Cambodia’s municipalities and provinces and includes a link where the public can view properties currently subject to forced sale. To participate in a forced-sale auction, individuals can download Khmer-language bidding application forms through links provided on the platform. The form typically requires the applicant’s name, sex, year of birth, identity card number and issue date, and address, together with details identifying the immovable property (including its ownership certificate number), the relevant enforcement case number and date, and the reference to the public auction or tender announcement issued by the court. Completed application forms must be submitted directly to the specific municipal or provincial court that issued the forced sale. For further inquiries about a particular forced sale, interested parties should likewise contact the relevant municipal or provincial court. Forced Sale of Immovable Property in Cambodia The publication of these notices relates to the forced sale procedure for immovable property under Cambodia’s Code of Civil Procedure (CPC). Unlike property seizure by a court, a forced sale is a compulsory execution proceeding—a subsequent enforcement step that arises only after an underlying dispute has been adjudicated and a debtor fails to pay the debt or outstanding amount due under a final and binding judgment or other enforceable title of execution. For the purposes of this procedure, the term “immovable property” under the CPC refers to land, registered buildings, jointly held shares of such property, registered
July 15, 2026
On July 8, 2026, Thailand enacted a new law significantly expanding the framework for government service delivery and licensing facilitation. The Facilitation of Licensing and Public Services Consideration Act B.E. 2569 (2026) (Facilitation Act 2026) replaces and expands the framework of governmental services under the Facilitation of Official Licensing Consideration Act B.E. 2558 (2015) (Facilitation Act 2015) and broadens its scope to cover public services, administrative processes, and public benefits. The Facilitation Act 2026 aims to modernize government services by promoting e-filing, reducing administrative burdens and repeated document requests, and improving predictability. For businesses, this should ease compliance and shorten approval timelines, subject to implementing regulations and agency readiness. Public Services Facilitation Scope The Facilitation Act 2015 applied mainly to permissions, registrations, and notifications required before conducting activities that require licenses, certificates, permits, approvals, or registrations. The Facilitation Act 2026 broadens this framework to include public services and other benefits, such as welfare, subsidies, and grants, provided to Thai citizens, expanding government agencies’ responsibilities beyond licensing facilitation into a wider administrative-service framework. It also introduces a broader definition of “government agency” to include central, regional, and local government bodies, state enterprises, public organizations, and other state entities. Licensing Changes The Facilitation Act 2026 introduces a “super license” (termed a “main license” under the act) that exempts the holder from obtaining multiple related or ancillary licenses issued by different government agencies. Obtaining a super license deems the licensee to have automatically obtained the related “sublicenses” required to conduct the relevant activities. The cabinet will designate eligible activities by royal decree. The act also introduces an expedited licensing option, allowing applicants to pay an additional fee to fast-track their applications in urgent cases. Expedited processing must not interfere with standard application timelines. The criteria, procedures, conditions, and fees for expedited licensing
July 10, 2026
Vietnam has taken a significant step in regulating its e-commerce sector with the issuance of a new decree guiding the country’s recently enacted Law on E-Commerce. Decree No. 248/2026/ND-CP, issued on June 30, 2026, and taking effect the following day, addresses mandatory platform policies, registration requirements for offshore platforms, additional obligations on platform operators, and market access conditions for foreign investors. Mandatory Policy Contents The decree sets out detailed guidance on the required contents of various platform policies, covering pricing, payment, display priority, livestream sales, delivery, returns, method of service provision, and service termination and refunds. Clarification of Obligations for Platform Operators The decree provides clarification of the obligations applicable to platform operators. Notably, intermediary e-commerce platform operators with online ordering functions must: Collect specific information to implement electronic identity verification of sellers; Cooperate with regulators by reporting online through the state e-commerce management system and by blocking, suspending, or removing content upon request of a competent authority; Maintain a mechanism to store contract data, including price, product or service information, and parties’ information, for at least three years from the date of contract conclusion; and If qualifying as a “large digital platform” under consumer protection law, maintain an online system for receiving and handling complaints and requests, and comply with enhanced content-removal requirements. Registration Requirements for Offshore Platforms Offshore e-commerce platforms, whether direct-sales, intermediary, social-network-based, or integrated, that conduct e-commerce activity in Vietnam must register with the Ministry of Industry and Trade if the platform: Allows Vietnamese-language selection; Uses a “.vn” domain; or Reaches 100,000 or more transactions with Vietnam-based buyers within a calendar year. Notably, the registration requirement now captures not only traditional intermediary platforms, but also direct-sales platforms. Foreign Investment Conditions Foreign investors holding a controlling interest in an intermediary e-commerce platform, a social media platform
June 23, 2026
Thailand’s Board of Investment (BOI) has significantly revised its post-approval compliance framework for projects that receive investment promotion incentives, replacing the previous semiannual reporting system for project progress with a new quarterly reporting regime. The initial report is due by July 30, 2026, covering the second-quarter reporting period of April to June 2026. The new requirements—implemented through BOI Announcement No. 8/2569 and Office of the BOI Notification No. Por. 8/2569, both of which became effective on March 30, 2026—apply both to newly promoted projects and to existing promoted projects that remain in the implementation stage. Background Under the previous reporting framework, BOI-promoted companies that had not yet commenced full operations were generally required to submit reports on project progress to the BOI twice a year (February and July) through the BOI’s e-Monitoring system. By adopting a quarterly reporting regime, the BOI seeks to strengthen monitoring and evaluation of investment progress and project implementation. Reporting Requirements Under the new regulations, BOI-promoted companies must submit project progress reports on a quarterly basis during the implementation phase of a promoted project. The reporting periods and submission deadlines are: Q1 (January–March): April 30 Q2 (April–June): July 30 Q3 (July–September): October 30 Q4 (October–December): January 30 of the following year The quarterly reporting obligation runs from the date the BOI promotion certificate is issued until the BOI grants approval for commencement of full operations. For newly promoted projects, no quarterly report is required for the quarter in which the BOI promotion certificate is issued—the first reporting obligation arises in the immediately following reporting period. All project progress reports must be submitted electronically through the BOI’s e-Monitoring system. The existing annual reporting requirement also remains in effect, requiring promoted companies to submit an annual operating results report through the e-Monitoring system by July 31 of