BOI INCENTIVES NEWS: Updates For Foreign Investors (2026)

BOI incentives news for 2026 highlights new investment opportunities in Thailand, including expanded AI sectors, stronger EEC incentives, and sustainability requirements. BOI promotion can offer 100% foreign ownership, tax exemptions, and import duty relief, making it an important option for foreign investors.

Introduction :

Thailand’s Board of Investment and the incentives it offers to eligible companies remains one of the most attractive options available to foreign investors entering or expanding in the Thai market.

Recent BOI incentives news highlights why the BOI continues to attract international businesses, offering benefits that are not available to non-BOI companies. Approved projects may qualify for 100 percent foreign ownership, reduced work permit requirements, corporate income tax exemptions for up to thirteen years, import duty exemptions on machinery and raw materials, and permission to own land for business operations.

These incentives are highly attractive to foreign investors as they remove many of the regulatory barriers faced by foreign-owned businesses in Thailand.

Points clés

BOI promotions offer benefits not available to non-BOI companies, including 100% foreign ownership, reduced work permit requirements, corporate income tax exemptions, import duty exemptions, and land rights for approved activities.
BOI eligibility is broader than many assume, covering a wide range of industries (manufacturing, agriculture, digital, machinery, logistics, utilities, etc.), while service-based businesses that do not qualify may still have an option through TISO (no tax incentives, but supports 100% foreign ownership).
Application success depends on preparation and project positioning, including consistent documentation, a credible 3-year business plan, and a strong interview presentation explaining commercial viability and economic contribution.
After the company has been awarded a BOI promotion and operations have begun, ongoing compliance becomes a real risk area, with mandatory BOI reporting at 6 months, 1 year, and 2 years, and a possible financial review after 3 years; non-compliance can result in warnings, suspension of benefits, or promotion withdrawal with tax clawbacks.

What Makes Thailand’s BOI Incentives Unique? (2026 Overview)

Thailand’s Board of Investment (BOI) is a government agency responsible for promoting and facilitating foreign investment under the Investment Promotion Act B.E. 2520 (1977). Established in 1966, the BOI operates under a unique legal framework that allows promoted businesses to benefit from incentives and ownership structures not available to standard Thai companies, specifically designed to attract and support foreign capital.

The key benefits of a BOI investment promotion include:

Eligibility for 100 percent foreign ownership
Corporate income tax holidays of up to 13 years
Import duty exemptions on machinery and qualifying materials
Possibility to own land
Reduced requirements to support work permit and visa processing

Recent data released by the Ministry of Commerce Thailand highlights the impact of these incentives. Between January and November 2025, foreign investment into Thailand reached THB 311.16 billion, representing a 45 percent year-on-year increase. A total of 973 foreign companies were approved, creating 5,718 Thai jobs. BOI-promoted projects accounted for approximately 74.7 percent of total investment value, with strong inflows from Singapore, Japan, China, Hong Kong, and the United States. Notably, the Eastern Economic Corridor (EEC) alone attracted 33 percent of all foreign capital.

For foreign investors, BOI promotion provides advantages that are not available through standard company structures due to the restrictions imposed by the Foreign Business Act. Non-BOI structures are typically subject to foreign ownership limits and limited tax relief options, whereas obtaining a BOI promotion certificate can open access to enhanced ownership rights, tax incentives, and increased operational flexibility.

With new or updated BOI incentives and promotion rules expected to be introduced in 2026, staying up to date with BOI incentives news and BOI promotion news is highly recommended. Checking your eligibility for a BOI promotion is always recommended for foreign investors as a successful application will have a real impact on how successfully a foreign investment can operate in Thailand.

For more information about the BOI and whether your project will be eligible for a BOI, please feel free to contact our team of experts here.

BOI Incentive Plans for 2026

The Board of Investment regularly reviews and updates its promotion policies to reflect current economic conditions, industrial capacity, and Thailand’s long-term development objectives.

During the BOI’s December meeting, a series of targeted policy updates for the 2026 to 2027 period were announced. The Board also announced the extension of several investment promotion measures to support Thailand’s “Driving the Economy towards the New Economy” strategy. These include continued support for business retention and expansion, structured relocation incentives for full business transfers, and additional measures supporting economic recovery, automotive industry upgrading, joint ventures in automotive parts manufacturing, and community-focused development initiatives.

At Lex Nova, our team makes sure we stay up to date with all the BOI incentives news and the latest BOI policy changes, in order to be able to provide the most accurate and up to date advice for our clients.

1. New S-Curve Industry Expansions (January 2026)

Thailand’s S-Curve industries are a government economic development strategy focusing on a group of targeted sectors to transform the country from a middle-income to a high-income nation.

Through the support and development of the S-Curve Industries, the Government hopes to move Thailand up the value chain by promoting innovation, research and development, and advanced technology in these sectors. It’s part of the broader “Thailand 4.0” economic model launched around 2016 to reduce dependence on traditional manufacturing and low-skilled labor.

S-Curve Industries Take Center Stage in 2026 Election

As Thailand prepares for elections on February 8, 2026, the S-Curve industries have become an important focus of the major parties, highlighting just how important they have become to the Thai economy.

Major political parties consider the New S-Curve sectors, particularly electric vehicles, AI-driven services, and data centers, as key sectors to support and grow the economy.

The Bhumjaithai Party (the previous ruling party) is promoting its “Economy 10 Plus” policy, targeting growth of at least 3% through New S-Curve industries including EVs, smart agriculture, automation systems, and AI-enabled data centers.

Meanwhile, Pheu Thai proposes using artificial intelligence to strengthen Thailand’s existing developments in food production and healthcare, aiming to establish the country as a global AI hub in these specialized sectors.

As Thailand expands its S-Curve strategy to include AI, automation, and advanced technologies, foreign investors have an opportunity to become first movers within these industries.

Lex Nova is available to assist clients by assessing eligibility, identifying which BOI promotion categories may apply, and advising on the most suitable structure for the proposed business activities. We also support clients throughout the BOI application process, from preparing documentation to liaising with the relevant authorities.

Enhanced Eastern Economic Corridor (EEC) Benefits

The Eastern Economic Corridor (EEC) forms an important part of Thailand’s 4.0 strategy and is a special economic zone covering the provinces of Rayong, Chonburi, and Chachoengsao on the Eastern Seaboard.

The EEC focuses on developing and supporting advanced, future-focused industries, including next-generation automotive, intelligent electronics, advanced agriculture and biotechnology, medical and high-value tourism, and digital technologies.

To attract foreign investment, Thailand’s Board of Investment offers generous incentives for qualifying EEC projects. These include up to 100% foreign ownership, corporate income tax exemptions of up to 15 years, import duty exemptions, matching grants, and a reduced personal income tax rate of 17%.

Updates to the EEC

On November 3, 2025, Thailand’s EEC Policy Committee approved the Digital Infrastructure Development Plan (2024-2027). The Digital Infrastructure Development Plan (2024-2027) has been designed to help transform the Eastern Economic Corridor into ASEAN’s Digital Hub.

As part of the plan, there are two main strategies to support the transition: developing digital infrastructure for economic growth and improving the efficiency of digital technologies.

This will be achieved through upgrading telecommunications infrastructure for international internet networks, aligning digital infrastructure with transportation and utilities, updating digital activity regulations, and advancing smart city development with digital technology.

How the EEC can Help Foreign Investors

From 2026 onward, the Digital Infrastructure Development Plan (2024 to 2027) is expected to strengthen the Eastern Economic Corridor (EEC) as a leading digital hub in ASEAN. For foreign investors, this creates an opportunity to start or relocate an existing business to a high-growth operating environment backed by significant government investment and enhanced Board of Investment incentives.

For businesses with regional or global operations that rely on stable digital infrastructure, recent updates to the Eastern Economic Corridor (EEC) place a strong emphasis on upgrading international internet gateways and telecommunications networks. These improvements are designed to support low-latency, high-capacity connectivity, which is needed for cross-border operations, cloud-based systems, data-intensive services, and real-time digital platforms.

Regulatory processes within the EEC have also been streamlined. The EEC One-Stop Service (EEC-OSS) now offers more than 50 digital services, allowing investors to apply for permits, construction approvals, and investment incentives through a single online platform. This reduces administrative friction and shortens approval timelines for new projects.

To support large-scale investments, Thailand has introduced the Fast Pass program within the EEC. This framework is designed to minimise bottlenecks for business activities operating in priority sectors such as data centres, clean energy, and advanced technology. The Fast Pass program should help investors move from approval to implementation more quickly.

Access to skilled talent is another benefit for foreign investors. Under the EEC’s demand-driven workforce model, the government aims to train up to 100,000 workers by 2027 in areas such as artificial intelligence, data engineering, and cybersecurity. This approach is intended to align workforce development directly with the needs of foreign-led and technology-driven industries.

Sustainability & Environmental Compliance Requirements

From March 2026, the BOI will introduce stricter sustainability criteria aligned with Thailand’s BCG economy strategy and its 2050 carbon neutrality target. Promoted projects will need to demonstrate measurable carbon reduction targets, renewable energy usage, and circular economy principles.

Projects that exceed these sustainability standards may qualify for an additional one-year corporate income tax exemption. In practice, applications will require an environmental assessment and a clear sustainability roadmap, which is likely to add two to four weeks to the preparation timeline. These changes signal a stronger policy shift toward sustainability and the promotion of green industries.

Which Industries Qualify for BOI Incentives in 2026?

There is a common misconception that BOI promotions are only available for technologically advanced or high-tech business activities. However, in reality, activities eligible for a BOI promotion cover a wide variety of areas such as manufacturing, agriculture, software, machinery, etc.

Any potential business whose business activities are service based and don’t satisfy these criteria may be eligible for a TISO promotion instead.

The following business activities are the areas in which companies may be eligible to receive a promotion (please note each activity may be subject to certain conditions and requirements from the BOI):

Digital & Creative Industries

Development of software, digital platform or digital content

Digital Infrastructure

Digital ecosystem-supported business

Thai motion picture production

Motion picture support services

Industrial zone for motion picture production (Movie Town)

Tourism Industry

Tourism promotion services, e.g., amusement parks, zoos, Thai cultural centers.

Activities to support tourism, e.g., Hotels, convention halls, and international exhibition centers.

Agriculture, Food, and Biotechnology Industries

Manufacture of biological fertilizers, organic fertilizer, nano-coated organo-chemical fertilizer, and bio-pesticides

Plant or animal breeding (only those that are not eligible for biotechnology activity)

Crop dying and silo facilities

Animal propagation or animal husbandry

Slaughtering

Deep sea fishery

Grading, packaging and storage of plants, vegetables, fruits or flowers

Manufacture of modified starch or starch made from plants that have special properties

Manufacture of oil or fat from plants or animals

Manufacture of natural extracts or products from natural extracts

Manufacture of active ingredients from natural raw materials

Tanneries or leather finishing

Manufacture of natural rubber products (except for rubber bands, rubber balloons and rubber rings)

Manufacture of products from agricultural by-products or agricultural waste (except for those with uncomplicated production processes, eg drying or dehydration)

Manufacture of fuel from agricultural products, including agricultural scrap or garbage or waste

Manufacture of preservation of food, beverages, food additives or food ingredients using modern technology

Manufacture of medical food or food supplements

Cold storage, or cold storage and cold storage transportation

Trading center for agricultural goods

Manufacture of animal feed production and animal food ingredients

Manufacture of modern agricultural products or services related to modern agriculture

Industrie médicale

Manufacture of medical products

Medical and health care services

Specialty medical center

Health care services

Clinical Research

Machinery and Vehicles Industry

Manufacture of machinery, equipment, and parts, and repair of in-house fabricated machinery or equipment

Manufacture of scientific equipment

Manufacture of lenses that are not classified as medical devices

Manufacture of engines, equipment, or parts

Manufacture of vehicle parts

Manufacture of general automobiles

Manufacture of motorcycles (excluding motorcycles with less than 248 ccs)

Manufacture of battery electric vehicles (BEV), Plug-In hybrid electric vehicles (PHEV), hybrid electric vehicles (HEV), and BEV platforms

Manufacture of electric battery motorcycles

Manufacture of battery-electric tricycles and battery-electric tricycle platforms

Manufacture of battery electric buses and trucks and battery electric buses and truck platforms

Manufacture of electric bicycles (E-BIKE)

Manufacture of fuel cell electric vehicles (FCEV) and equipment for fuel cell system

Manufacture of fuel cells or parts

Building or repair of ships

Manufacture and/or repair of rolling stocks, parts, or equipment for rail system

Charging station and battery swapping station for electric vehicles

Electrical Appliances and Electronics Industry

Manufacture of electrical products

Manufacture of parts and/or equipment used for electrical products

Manufacture of electronic products

Manufacture of parts and/or equipment used for electronic products

Manufacture of material for microelectronics

Metal and Material Industries

Manufacture of metal products, including metal parts

Surface treatment or anodized surface treatment (except coating or coloring treatment for decoration purposes)

Heat treatment

Manufacture of multi-purpose engines and equipment

Manufacture of machinery, equipment and parts

Manufacture of general automobile

Manufacture of automobile engines

Manufacture of vehicle parts

Building or repair of ships

Manufacture and/or repair of rolling stocks, parts or equipment for rail system

Manufacture or repair of aircraft or aerospace devices and equipment

Manufacture of motorcycles

Manufacture of fuel cells

Fabrication industry or platform repair for the petroleum industry

Manufacture of science equipment

Manufacture and/or repair of vehicles and weapon systems for national defense

Manufacture and/or repair of weapons and exercise-facilitating equipment for national defense and parts

Manufacture and/or repair of combat facilitating equipment such as bullet-proof and flak-proof vests, armors or bullet-proof and flak-proof shields

Chemical and Petrochemical Industries

Manufacturing of chemical products for industry

Manufacture of eco-friendly chemicals or polymers or products from eco-friendly polymers

Oil refinery

Manufacture of petrochemicals

Manufacture of specialty polymers or specialty chemicals

Manufacture of plastic products for industrial goods

Manufacture of plastic packages with special properties

Manufacture of plastic products from recycled plastic

Active pharmaceutical ingredients

Manufacturing of medicines

Manufacture of chemical fundamental fertilizers

Manufacture of pulp or paper

Manufacture paper articles

Production of printed matter

Manufacture of body care products, such as soap, shampoo, toothpaste and cosmetics

Manufacture of plastic products for consumer goods

Manufacture of products from pulp or paper

Public Utilities

Public utilities and basic services

Natural gas station

Mass transit systems and transportation of bulk goods

Logistics service centers

Real estate development for industrial use

Product sterilization services

Recycling and reuse of unwanted materials

Waste treatment or disposal

Light Industries

Creative product design and development

Manufacture of technical fiber or functional fiber

Manufacture of functional yarn or functional fabric

Manufacture of recycled fiber

Manufacture of other fiber or yarn or fabric

Bleaching, dyeing and finishing, or printing and finishing, or printing

Manufacture of bags or shoes or products made of leather or artificial leathers

Manufacture of gems and jewelry or parts, including raw materials and prototype

Manufacture of sports equipment or parts

Manufacture of furniture or parts

Manufacture of toys

Manufacture of printed matter

Priority Industries

In response to the evolving global economic shifts and emerging industry trends, Thailand’s BOI has adapted its support toward priority sectors aligned with long term national development goals, including the new S-Curve industries.

The current areas of key focus are AI, data centers, machine learning, advanced robotics, biotechnology, genomics, nanotechnology, quantum computing, and next generation telecommunications including 5G.

Clean energy and sustainability sectors are also an area of high priority with promotions offering attractive benefits available to projects involved in solar manufacturing, wind energy equipment, battery and energy storage systems, hydrogen fuel, biomass, and carbon capture.

Advanced manufacturing represents a major area of BOI support, including EV and battery production, aerospace components, medical devices, pharmaceutical active ingredients, and Industry 4.0 smart manufacturing.

These BOI promoted industries, often referred to as new S-Curve industries, may receive 8 to 13 year corporate income tax exemptions, import duty relief, R&D deductions, and foreign ownership rights.

Other Promoted Industries

As well as placing emphasis on the new and developing industries, the BOI continues to support a wide range of important sectors that strengthen Thailand’s digital economy, healthcare capabilities, and food value chain.

Digital services incentives are available to activities such as software development projects, cloud platforms, data centers, cybersecurity services, digital content creation, and e-learning systems.

In healthcare and wellness, promotions cover specialized hospitals, medical tourism facilities, elderly care services, and rehabilitation centers. Agriculture and food industries include food processing technology, cold chain logistics, agricultural biotechnology, and organic food production.

Service Based Business Activities

The BOI Trade and Investment Support Office (TISO) is a special category of investment promotion offered by Thailand’s Board of Investment. It’s a useful option for companies that provide services to affiliated enterprises or conduct market research and sourcing services and won’t qualify for any other type of BOI promotion.

The BOI Trade and Investment Support (TISO) is one of the most straightforward applications to obtain due to its broad scope. It can be considered as a “catch-all” because it allows for a variety of services, including advisory services.

Though a TISO promotion does not offer any tax benefits, it does allow 100% foreign ownership of a company in Thailand. Therefore, it is a potential option for companies who do not qualify for any of the other BOI promotions.

The following business activities are covered by the TISO promotion:

Monitoring and/or servicing associated enterprises, including providing or renting out offices or factory buildings to associated enterprises;
Advisory services on business operations, except those engaged in buying and selling securities and foreign currency exchange. For companies who operate in the following areas; accounting, legal, advertising, architectural and civil engineering businesses, a business licence must be obtained from the Department of Business Development or related governmental agencies prior to application.
Services d'information sur l'approvisionnement en biens ;
Engineering and technical services (excluding architecture and civil engineering);
Business activities related to machinery, engines, tools and equipment. For example:
- importing the above for wholesale;
- services de formation ;
- installation, maintenance and repair
- calibration
Wholesaling products manufactured in Thailand;
International business process outsourcing whose services are provided through telecommunication networks. This includes areas such as:
- administrative services
- finance and accounting services
- human resource services
- sales and marketing services
- customer services
- data processing

The main criteria for an application for a TISO application is to prove that the company can satisfy the following criteria:

Have an annual selling and administrative expenses of at least THB 10 million (292,000 USD).
1 Million minimum capital investment – in practice the BOI will determine the required amount of minimum capital according to the business plan prepared as part of the BOI application.
1 Million baht fixed assets (which are counted as part of the minimum investment)

What Benefits Do BOI-Promoted Companies Receive?

The BOI remains highly attractive to both Thai and foreign investors because of the incentives available to approved projects. These benefits are not available to ordinary companies in Thailand and play an important role in reducing many of the restrictions and barriers that foreign businesses face.

In addition to tax incentives, BOI promotion can provide 100% foreign ownership rights, easier access to work permits and visas for foreign staff, and relief from certain regulatory limitations. As a result, BOI status not only improves financial efficiency but also makes it significantly easier for foreign investors to establish and operate a business in Thailand.

Tax Incentives (Corporate Income Tax)

The BOI may grant a corporate income tax exemption, often referred to as a tax holiday, for up to 13 years, depending on the nature of the business activity and its location. Projects located in industrial estates or promoted industrial zones may receive an additional year of CIT exemption, while companies operating in designated Investment Promotion Zones can be eligible for a further three years of tax relief.

These tax benefits from the BOI are designed to support strategic industries and regional development. However, not all BOI promotions include a tax holiday, and the duration of any CIT exemption ultimately depends on the specific activity and promotion category approved by the BOI.

The CIT exemption applies only to income generated from the activities for which the BOI promotion was awarded too. Any revenue derived from non-promoted activities remains subject to Thailand’s standard corporate income tax rate.

Companies with BOI promotion must maintain clear and accurate separation between promoted and non-promoted income streams to support correct accounting and avoid potential issues in the future.

Exonérations des droits d’importation

A BOI promotion can provide an import duty exemption for machinery import used in promoted production activities, reducing import duty to 0% compared with the standard Thai rates of 5 to 30 percent.

This benefit applies to both initial project setup and approved expansion phases. Certain raw materials imported for research and development may also qualify for exemption, while production material relief is considered on a case by case basis and may carry re-export conditions.

Avantages commerciaux généraux

Alongside the tax incentives, the Board of Investment (BOI) offers a variety of general business benefits to attract foreign investors. These incentives are designed to improve the competitiveness of businesses in Thailand.

These benefits help companies overcome many of the barriers non BOI promoted companies are faced with. The most important general business benefits include:

Propriété étrangère à 100% : The BOI allows foreign investors to hold up to 100% of the registered capital in most promoted activities.
Land Ownership Rights: Les entreprises bénéficiant d’une promotion du BOI peuvent être autorisées à posséder jusqu’à un rai de terrain. Pour certaines activités commerciales spécifiques, et selon la catégorie de promotion accordée, la détention de parcelles de terrain plus importantes peut également être autorisée.
Work Permit and Visa Facilitation: BOI companies are able to hire foreign staff with significantly reduced requirements when compared to non-BOI promoted businesses. Unlike other structures, BOI-promoted companies face no quotas when hiring foreign skilled employees. For example, Thai Limited Companies typically need a 4:1 ratio of Thai to foreign employees, but this requirement doesn’t apply to BOI-promoted businesses.
Support for R&D: Projects may receive import duty exemptions on goods imported for research and development purposes.
Special Economic Zones: Additional incentives are available for investments in designated Special Economic Zones (SEZs) to promote regional development. Special economic zones can be found in the following areas in Thailand.

The combination of BOI benefits and BOI incentives available to a project depends on the specific activity, technology level, and location of the investment under Thailand’s investment promotion framework.

Properly preparing and structuring the BOI application is highly important for maximizing both tax and non-tax advantages. Lex Nova’s team of BOI experts can help applicants calculate their projected benefit value across categories to help optimize BOI applications for stronger long-term returns. Consider speaking with our team for a tailored consultation.

How to Apply for BOI Promotion: 2026 Process

The BOI application process can be detailed and requires careful preparation at every stage. Proper planning, preparing accurate documentation, and a clear project structure help reduce the risk of delays or requests for additional clarification or information from the BOI. Our team supports investors throughout the process, from assessing eligibility and structuring the project to preparing the application and coordinating with the relevant authorities, helping the submission progress as efficiently and smoothly as possible.

Step 1: Pre-Application Assessment (Feasibility Study)

A business feasibility study helps companies evaluate the viability and likelihood of success of a BOI application before committing significant time and resources. As part of this eligibility assessment, Lex Nova’s BOI specialists liaise directly with BOI officers to confirm that the proposed business activity qualifies for promotion and that such activities remain supported in practice.

By using our extensive experience handling BOI applications across a wide range of industries, Lex Nova also provides practical insight that goes beyond published BOI guidelines. In addition to reviewing formal eligibility criteria, our team includes real-world feedback based on how applications are assessed in practice.

This includes highlighting commonly asked questions, document expectations, operational clarifications, and other commonly asked questions that BOI officers ask about during the interview.

This knowledge is based upon the cases we have assisted with, and the direct observations gained through managing BOI applications. It reflects common patterns, officer expectations, and understanding the approaches that businesses typically only discover during the application process itself.

By integrating these practical insights with formal BOI requirements, we help applicants anticipate areas of common scrutiny, prepare stronger supporting documentation, and present their project in a way that satisfies how BOI officers evaluate proposals in practice.

This helps to reduce the risk of delays, following questions or information requests, or rejection due to avoidable issues. By combining regulatory knowledge with hands-on application experience, we help prepare each application in a way that aligns both with BOI policy and with how officers evaluate submissions.

We also clarify the key BOI requirements that may be required, giving clients clear, practical insight from the very beginning so they can make informed decisions.

Completing a feasibility check is highly recommended, as selecting the correct promotion category at the beginning is important. It is not uncommon for an application to proceed to the interview stage before the BOI decides it was submitted under the wrong category, requiring the process to restart and causing significant delays.

By performing a feasibility study, clients save time, reduce risk, and improve the overall chances of their BOI application. Our BOI experts are available to assist with a structured eligibility review.

Timeline: 3 business days

Step 2: Document Collection and BOI Application Preparation (2-4 weeks)

As part of the application process, companies must submit application forms and documents relating to the company’s specific business category and proposed activities.

A successful BOI submission depends heavily on meeting detailed BOI application requirements and preparing accurate, well-supported BOI documentation. Important information required includes the company’s registered capital structure and funding source, a clear project description, an employee chart outlining Thai and foreign hiring plans, a list of machinery, software, and equipment to be used, and examples of existing clients and business prospects to demonstrate commercial viability.

The 3-Year Business Plan

A three-year business plan is one of the most important parts of the BOI documentation. The BOI uses this plan to assess minimum investment levels and overall project feasibility. Careful structuring is important, as investment can be split between equity and shareholder loans, subject to BOI limits. While projections are not strictly binding, major changes from the approved project scope can create issues during audits, so keeping in a broad line with approved activities remains important.

Because the forms are dynamic, figures entered in one section may affect other parts of the submission. Proper coordination during the application process helps avoid inconsistencies that may trigger follow-up questions and subsequent delays.

Additional Submission Materials

Further BOI requirements for the application process include a detailed employee list with positions and salaries, asset acquisition details, and software information for digital projects. Appendices can be used to provide deeper technical and operational explanations. A presentation deck is also required, outlining the business model, client base, market strategy, and project rationale.

Strong applications clearly demonstrate commercial viability. Established parent company backing, existing clients, and realistic financial projections all help support the application and can significantly improve approval chances.

After submission, the BOI officer typically requests clarifications to verify that financial projections are commercially reasonable. Several rounds of review may occur before approval.

Step 4: BOI Review & Interview

After the BOI application is accepted, the applicant is invited to schedule a project presentation meeting with the BOI. Several time slots are typically offered, and the interview will be held via Zoom, lasting around one hour.

The interview is a highly important part of the BOI evaluation criteria, as it allows officers to assess the project’s feasibility, business model, and overall contribution to Thailand.

Applicants must prepare a presentation deck explaining the company background, project scope, production or service process, existing and target clients, business development plans, reasons for choosing Thailand, and expected economic benefits. To support this, Lex Nova will provide clients with a structured template and guidance on BOI expectations. We also conduct a rehearsal interview to prepare clients for the actual discussion.

During the meeting, applicants generally present for 15 to 30 minutes, followed by questions from the BOI officer. Our experts attend to clarify technical points and address concerns in real time. In practice, the BOI may suggest adjustments to the project scope during the interview, and having professional support allows amendments to be made efficiently and resubmitted quickly.

The interview strongly influences the BOI approval timeline. The interviewing officer prepares the report presented to the BOI Committee, so a clear, well-structured presentation improves the chances of quickly moving onto the next steps. When the officer fully understands the project and is happy that the BOI evaluation criteria has been satisfied, approvals may proceed more quickly, often after only limited follow-up.

Following the meeting, the officer submits the case to the BOI Committee. Strong applications move forward to the stage quickly, while incomplete or inconsistent submissions may significantly extend the BOI approval timeline.

We are often asked, how long does BOI approval take. Well-prepared cases may move forward after one or two review rounds, while unclear applications can face delays of many months due to the back and forth between the applicant and the BOI.

The final time frame for approval will depend on the level of investment of the project. For example, if your project falls within these bands of investment, this is the expected approval times:

1) Less than 200 million THB – 40 working days

2) Less than 2,000 million THB – 60 working days

3) More than 2,000 million THB – 90 working days

Certificate Issuance & Conditions

Once BOI the application has been accepted and approved, the applicant receives an approval letter outlining the promotion conditions. The applicant has 30 days to accept these terms. Extensions may be granted at the BOI’s discretion. After acceptance, the investor has six months to register a company or align an existing company and complete the minimum investment required before applying for the BOI certificate, also known as the certificate of promotion.

Enregistrement de la société

A Thai limited company must be established or adjusted to match BOI conditions. Requirements include two individual shareholders at incorporation, at least one director, registered capital aligned with BOI investment conditions, and a Thai registered address.

After registration, shares may be transferred to foreign corporate shareholders, while maintaining the legal shareholder structure required under Thai law.

Corporate Bank Account Opening

The company must open a Thai bank account to receive the capital investment. This account is required to produce banking evidence confirming compliance with BOI funding conditions.

Applicants should be aware that one of the authorised directors must be present during the bank account opening. In practice, Thailand makes it difficult for foreigners without long-term visas to open bank accounts. However, on a case-by-case basis, it is possible to explain that the company is fully foreign-owned, which is essential for depositing funds and operating within the necessary frameworks.

Capital Investment Transfer

Funds must be transferred from overseas in foreign currency according to foreign ownership proportions. Banks must issue a credit advice note, which the money came from abroad as a foreign currency. This is a mandatory requirement and will be required by the BOI.

Apply for the BOI Certificate

After completing all the above steps, the company submits documentation to obtain the BOI certificate. This includes corporate registration documents, shareholder lists, and proof of investment. Issuance of the certificate of promotion formally activates BOI privileges.

Foreign Business Certificate (if applicable)

If the projects approved business activities fall under the Foreign Business Act, a Foreign Business Certificate must be obtained before operations begin. This allows the foreign-owned BOI company to legally conduct restricted activities.

Post-Approval Compliance (Ongoing)

Companies who have been awarded a promotion must follow ongoing BOI compliance duties. BOI reporting requirements include annual progress reports (F-ONE form), investment updates, employment breakdowns between Thai and foreign staff, audited financial statements, and production or service volume reports.

These BOI obligations confirm that the project remains within the approved scope. The BOI may conduct inspections to confirm that investment commitments and operational activities match what was approved. Minor issues may result in warnings or deadline extensions, while serious non-compliance can lead to benefit suspension or, in rare cases, revocation of the promotion certificate.

Lex Nova Partners: Your BOI Application Partner

BOI applications require more than simply filing in the application form, they require proper planning and preparation to make sure that the project meets the BOIs requirements and specifications.

A successful application often depends on understanding how policies are applied in practice, not only how they are written. Lex Nova’s team offers extensive experience and familiarity with BOI procedures, and actively monitors BOI incentives news so clients can benefit from new opportunities as soon as they arise.

Real-Time BOI Policy Monitoring

Our team keeps up to date with all the latest news and developments through continuous tracking of BOI policy updates and latest BOI regulations directly from Thai-language sources.

Our team reviews official announcements as soon as they are released, coordinates with BOI officials and industry contacts, and translates complex regulatory changes into practical English guidance.

Bilingual English-French Expertise

Lex Nova offers bilingual legal support in English,Thai and French, allowing clients to discuss complex legal and commercial matters in a language more familiar to them. This means clients receive documentation support reducing misunderstandings common when communication relies solely on translation.

Full-Service Integration

As a full service law firm in Bangkok, we can assist with your BOI promotion, company formation,visa and work permit requirements, tax structuring, and ongoing compliance under one strategy.

This approach avoids the delays and inconsistencies that arise when using multiple advisors. Learn more about our services here: https://lexnovapartners.com/expertise/

Complementary Legal Services for BOI Investors in Thailand

Applying for and receiving the BOI promotion is only the first step foreign entrepreneurs and investors must follow. After approval, investors still complete several steps before their BOI business can be fully operational.

Lex Nova’s integrated approach includes assistance with BOI strategy with corporate and tax, immigration. We manage the full legal framework of a Thailand investment, not only the BOI application.

Related Services

1. Thai Company Formation and Corporate Structuring

When applying for BOI promotion with the Thailand Board of Investment, the acceptance offer letter issued to successful applicants sets out specific conditions that must be completed before the full BOI promotion certificate can be granted.

The main requirement is the capital investment, with the approved amount specified in the acceptance letter. Although this may appear straightforward, it involves several technical conditions and documentation requirements that must be satisfied. For example, if the project involves foreign shareholders, capital investment sum must come from outside of Thailand. Importantly, the transaction must be properly labelled, for example, Investment for BOI Promotion. Once the transaction has been made a Foreign Exchange certificate will be required from the bank.

If the BOI application is submitted through an existing Thai company, a capital increase may be necessary, which involves completing a series of statutory corporate procedures.

Additional corporate structuring may also be required, particularly where shares are transferred from an individual shareholder to a corporate shareholder. This often involves revising the shareholding structure, updating the shareholder register, and reviewing director control and company objectives so they align with BOI conditions and Thai regulatory requirements.

In some cases, a Foreign Business Certificate application may be required if the company’s activities fall within restricted business categories under Thai law and are not fully exempted by the BOI promotion.

Our team advises on foreign ownership planning, director responsibilities, and corporate governance from day one. Explore our Corporate law and M&A services in Thailand for full structuring support.

2. Immigration Services Work Permits and Visas

Bien que toutes les entreprises thaïlandaises doivent obtenir les visas et permis de travail appropriés pour leurs employés étrangers, les entreprises promues par le BOI bénéficient de conditions plus favorables. Contrairement aux autres structures d'entreprise, elles ne sont pas soumises aux mêmes exigences de capital obligatoire et de personnel thaïlandais minimum.

In order for the company to be able to hire foreign staff, they must register their company into the Single Window for Visas & Work Permits system (formerly known as the E-Expert system). Registration on the Single Window system will allow the company to make future requests for foreign workers.

After a post has been submitted, opened, and accepted through the Single Window for Visas & Work Permits system, the applicant may apply for their visa and a work permit.

BOI companies benefit from streamlined immigration privileges. We coordinate work permits, long-term extensions and dependent visas through our Thailand immigration and visa services.

3. Accounting Requirements

Companies that receive promotion from the Thailand Board of Investment are subject to more than standard Thai tax and accounting rules. BOI-promoted businesses are subject to ongoing reporting and monitoring duties designed to confirm that the project proceeds in line with the approved investment plan, timeline, and business scope. Maintaining BOI status depends on meeting these post-approval compliance obligations.

Promoted companies must provide periodic progress updates to the BOI. These monitoring reports track investment implementation, operational readiness, and adherence to the approved project details.

The current reporting timelines include:

6 months: Confirmation that the project has commenced and implementation is progressing
1 year and 2 years: Detailed updates on project development, investment deployment, and operational status
After 3 years: The project may be subject to a BOI financial review, including examination of the company’s financial statements by an auditor recognized by the BOI

Failure to meet BOI conditions or reporting deadlines can trigger formal action. The BOI may issue a warning notice requiring corrective steps. If deficiencies are not resolved and no justifiable reason is provided, the matter can be escalated for consideration of promotion revocation.

If BOI promotion is withdrawn, previously granted tax incentives may be clawed back. The company could be required to repay exempted taxes as though the promotion had never been granted, which can create significant financial exposure.

Consistent reporting, accurate accounting records, and proactive compliance management are therefore essential to protecting BOI benefits and maintaining good standing.

4. Industrial Real Estate and Land Acquisition

While foreign ownership of land is generally restricted in Thailand, the Board of Investment offers incentives designed to attract foreign investment and support economic growth. Among these benefits, BOI-promoted companies may be permitted to own land for approved business activities.

BOI-promoted companies may own up to 1 rai of land for office and residential use. Some promoted activities qualify for larger land holdings, subject to specific conditions and approval. The permitted land area depends on the promotion category and the nature of the business.

The Board of Investment grants extended land ownership rights to selected sectors such as manufacturing, tourism, technology, and certain service industries. The land must be used strictly for the activities approved under the promotion. For example, a manufacturing company may use the land for production facilities, warehouses, and related operational infrastructure.

Purchasing land under the BOI requires following a different process to normal land transfers.

To obtain land ownership approval as a BOI promoted company, the following process must be completed.

1. Submit a formal request

The company must prepare a written request explaining why land ownership is necessary. This should include:

Location of the proposed land
Size of the land
Intended use, such as office, factory, or director residence
Explanation of how the land supports the promoted activity

Supporting documents are required, typically including the company registration certificate, BOI promotion certificate, and investment plan.

2. BOI review and decision

The BOI reviews the request and supporting documents to confirm that the proposed land use aligns with the promotion conditions. If approved, the BOI issues an official authorization letter permitting land ownership.

3. Land registration

After receiving BOI approval, the company proceeds with registration at the local Land Office.

In some areas, Land Office officials may have limited experience with BOI-related land ownership. This can lead to additional questions or delays. Where this occurs, legal assistance is often helpful to clarify the regulations and support a smooth registration process, particularly in locations with limited BOI activity.

See our work inThailand real estate and property law. Lex Nova Partners delivers end-to-end legal support for BOI-promoted companies through coordinated Thailand legal services. View our full service overview or contact us to discuss your complete Thailand investment legal needs.

Frequently Asked Questions About BOI Incentives (2026)

What are the current BOI incentives in Thailand?

The BOI offers a variety of incentives to attract foreign investors. These incentives are designed to improve the competitiveness of businesses in Thailand and are categorised into tax benefits and general business benefits to help make owning and running a business in Thailand easier and smoother for foreign investors.

General BOI Benefits 2026

Foreign Ownership: The BOI allows foreign investors to hold up to 100% of the registered capital in most promoted activities.
Land Ownership: Les entreprises bénéficiant d’une promotion du BOI peuvent être autorisées à posséder jusqu’à un rai de terrain. Pour certaines activités commerciales spécifiques, et selon la catégorie de promotion accordée, la détention de parcelles de terrain plus importantes peut également être autorisée.
Work Permits: BOI companies are able to hire foreign staff with significantly reduced requirements when compared to non-BOI promoted businesses. Unlike other structures, BOI-promoted companies face no quotas when hiring foreign skilled employees. For example, Thai Limited Companies typically need a 4:1 ratio of Thai to foreign employees, but this requirement doesn’t apply to BOI-promoted businesses.
Support for R&D: Projects may receive import duty exemptions on goods imported for research and development purposes.

Incitations fiscales

Corporate Income Tax (CIT) Exemptions: The BOI grants corporate income tax exemptions for up to 13 years, depending on the nature of the business and its location. For businesses located in industrial estates or promoted industrial zones, an additional year of corporate income tax exemption is granted. Companies situated in “Investment Promotion Zones” receive three extra years of tax exemption.

Please note, not all BOI promotions are awarded CIT exemptions and the length of the corporate income tax exemption awarded to a BOI promotion depends on the activity of the business and the promotion awarded by the BOI.

Import Duty Exemptions: Exemption from import duties on machinery and raw materials necessary for manufacturing export products for one year, which can be extended.
Avantages fiscaux supplémentaires : 50% reduction in CIT for up to ten years after the expiration of any tax holiday.

What is the new promotion scheme of BOI?

Thailand’s new BOI promotion scheme is designed to align investment incentives with the country’s 2026 to 2030 development priorities. The BOI has placed a clear focus on high-technology industries, digital transformation, and sustainable economic growth as part of the new S-Curve Industries.

The BOI incentives update for 2026 hopes to encourage and promote innovation, environmental responsibility, and value-added sectors that strengthen Thailand’s long-term competitiveness.

The Board of Investment is prioritising projects that contribute to advanced manufacturing, clean energy, smart technologies, and knowledge-based services, while gradually reducing support for low-value or environmentally intensive activities.

What are the BOI promoted industries in Thailand?

BOI promoted industries covers a far wider range of sectors than many investors realise. The Board of Investment framework includes numerous BOI promoted industries, extending well beyond heavy industry or advanced manufacturing to cover agriculture, machinery, services, software, and digital businesses.

Where a proposed activity does not clearly fall within the standard categories of eligible industries BOI recognises, companies may still qualify under a TISO promotion. TISO is often viewed as a flexible route because it supports a wide mix of service and advisory activities.

Digital promotions are another area with wide scope. These cover software development, digital platforms, and digital content such as games, animation, AR, and VR technologies.

A common misunderstanding is that BOI support is limited to highly technical or complex projects. In practice, many business models can qualify when structured correctly and aligned with the promotion criteria. Reviewing eligibility early often reveals opportunities that are not immediately obvious.

How to get a BOI promotion in Thailand?

The BOI application process follows a series of structured steps that covers the following.

1. Pre-application assessment

Before applying, it is recommended for companies to undertake a feasibility and eligibility review. This helps confirm the correct promotion category, investment structure, and key BOI requirements. Early verification reduces the risk of delays or having to restart under a different category later.

2. Application preparation and submission

The formal submission includes properly preparing detailed application forms and supporting documents, such as the company structure, funding source, project description, hiring plans, machinery or software lists, and evidence of commercial viability.

A three-year business plan is a highly important document that must also be included. The 3 year plan is to be used to outline investment levels, operations, and financial projections. Consistency across all figures and descriptions is important, as discrepancies often lead to clarification requests and subsequent delays.

3. BOI review and interview

Once the application is accepted, the applicant attends an online project presentation (conducted via Zoom) with BOI officers. This interview is important as it is a chance for the BOI officers to learn about and clearly understand the application and project.

During this interview the applicant must prepare a presentation that focuses on the business model, technical process, market position, and economic contribution to Thailand. Officers may ask questions or suggest adjustments before the case proceeds to the BOI Committee for consideration.

4. Approval timeline

Processing time depends largely on project size. Smaller projects may be reviewed in around 40 working days, while larger investments can take 60 to 90 working days, depending on capital levels and complexity.

5. BOI acceptance issuance

If approved, the investor receives an approval letter with promotion conditions. The applicant must accept the terms within 30 days, then register or adjust the company structure and complete the required investment before the BOI Promotion Certificate is issued.

6. Corporate structuring and applying for the BOI promotion certificate

After accepting the promotion conditions from the Board of Investment, the project has six months to register or restructure the company and complete the minimum investment stated in the approval letter before applying for the BOI Promotion Certificate.

Company setup or restructuring

If a company has not yet been formed, a Thai limited company must be registered. This requires at least two individual shareholders at incorporation, one or more individual directors, registered capital in line with BOI conditions, and a Thai business address.

Where an existing company is used, its shareholding and registered capital are adjusted to match the BOI approval terms.

Corporate bank account

The company must open a Thai corporate bank account to receive the investment funds. Banks will require company registration documents, a board resolution, and the physical presence of an authorised director. This account is necessary to produce banking evidence that the capital has been injected correctly.

Capital transfer

The minimum investment must be transferred in accordance with BOI conditions. For foreign-owned projects, the foreign ownership portion generally needs to be remitted from overseas in foreign currency. Banks issue supporting documents, such as credit advice notes, confirming the source and purpose of funds. Incorrectly described transfers can lead to rejection and delays.

Application for the BOI certificate

Once the company is registered and the capital injection is complete, the investor applies for the BOI Promotion Certificate. Typical documents include the application form, company incorporation papers, shareholder list, company affidavit, and proof of the overseas capital transfer.

What is the minimum investment for BOI?

As part of the requirements for obtaining a BOI promotion, the applicant must make a capital injection that meets the minimum investment BOI rules. This funding must reach the applicable BOI investment threshold set for the approved project category before the promotion certificate can be issued.

The minimum investment generally starts at THB 1 million, approximately USD 30,000, but the required amount can be higher depending on the BOI’s assessment of the project and business plan. Some promotion categories also have fixed minimum investment levels set in advance.

What are the BOI requirements in Thailand?

Applying for and maintaining a BOI promotion involves meeting strict BOI requirements at every stage. This includes confirming that the project aligns with the relevant BOI eligibility criteria, preparing and submitting a complete and accurate application, and managing post-approval compliance obligations.

BOI eligibility criteria

One of the key elements of a successful BOI application is having a project or business activity that clearly falls within the scope of activities supported by the Board of Investment. While the Board of Investment supports a broad range of industries and sectors, BOI promotion is not available to every type of business.

Therefore, the requirement for meeting the BOI eligibility criteria means the project must fall within a promoted activity category and demonstrate clear economic value, feasibility, and alignment with Thailand’s investment policy objectives.

Post acceptance BOI requirements

After the application is approved, the applicant receives an official offer letter from the BOI outlining the conditions and requirements that must be fulfilled. Examples include, the minimum investment amount required

Other post-approval obligations typically include completing company registration or restructuring so that the shareholding structure, registered capital, and business objectives match the approved project. The company must then implement the project strictly in line with the approved scope. Any activities or work that is undertaken and falls outside of the scope of the promotion requires separate accounts for BOI-promoted and non-promoted activities, especially where tax incentives apply.

Depending on the promotion category, there may also be commitments relating to Thai employment levels, use of technology, or knowledge transfer. In addition, machinery, equipment, and systems listed in the application should be installed and operated as described in the approved project plan.

BOI requirements for operating

Promoted companies are required to submit progress and operational reports to demonstrate compliance with promotion conditions.

Mandatory reports must be submitted according to the following timelines:

6 months: Confirmation that the project has commenced and implementation is progressing
1 year and 2 years: Detailed updates on project development, investment deployment, and operational status
After 3 years: The project may be subject to a BOI financial review, including examination of the company’s financial statements by an auditor recognized by the BOI

How long does BOI approval take?

In most cases, BOI approval takes around 6 to 9 months, however, the overall timeline depends heavily on how well the application is prepared and the complexity of the project.

Before submission, obtaining a feasibility report (around 3 business days) is recommended to confirm eligibility and the correct promotion category. Once the most suitable promotion has been identified, the applicant must begin to prepare the application form and the supporting documents.

The application preparation stage generally takes around one month and includes drafting the three-year business plan, preparing the employee chart, and compiling all supporting documentation. Careful preparation at this stage is important as the project must fall within the relevant BOI promotion category and meet the eligibility criteria, otherwise the application will not proceed.

Once the company begins operations, the BOI understands that companies evolve and that actual performance may not match the original projections exactly. Provided the company satisfies the conditions set out in its BOI certificate, the BOI will not normally revisit the initial proposal in detail.

However, significant departures from the approved scope of activities can create complications. The BOI retains full records of each application, and significant differences between the approved project and the company’s actual operations may raise problems during audits or when dealing with other authorities. Any changes should therefore remain within the scope of what was originally approved.

Therefore, all financial figures, projections, and operational details included in the application should be viable and aligned with the company’s actual objectives and capacity.

After submission, the BOI officer will review the application and usually request additional information. These follow ups can range from 2 rounds to more than 10 rounds for larger or more complex projects.

Once the application is accepted, the applicant will be invited to attend an interview with the BOI officer.

As part of the interview process, the applicant must prepare a presentation deck outlining the project. This presentation is a key stage of the application, as it allows the BOI officer to understand the company’s background, the proposed activities in Thailand, production or service processes, existing and target clients, business development plans, and the overall benefits the project will bring to Thailand.

This presentation is important because the interviewing officer will report the project to the BOI Committee. If the officer has a clear and complete understanding, the project is more likely to quickly move through the approval stage, often with only limited follow-up questions before approval at the next committee session.

However, if the presentation lacks detail, leaving key points unclear, or doesn’t provide the officer with a clear understanding of the project, they may not be able to address the Committee’s questions properly. This can lead to multiple rounds of follow-up queries and delays.

After the presentation, the officer will present the project to the BOI Committee for approval. Well-prepared applications are often approved within one to two committee sessions.

After approval, the applicant has 30 days to accept the BOI terms, and then 6 months to register the company (if not already registered) and make the required minimum investment.

What is the Board of Investment BOI Thailand?

The Thailand Board of Investment is a government agency established in 1966 under the Office of the Prime Minister. Its main role is to promote foreign investment and strengthen Thailand’s competitiveness by supporting strategic industries, innovation, and higher-value sectors.

The BOI’s main functions include:

Investment Promotion: Attracting both foreign and local investments by offering tax incentives and other benefits. This includes 100% foreign ownership, exemptions from corporate income tax, reductions on import duties, and special permissions for foreign skilled workers including reduced requirements for obtaining a work permit (no 4:1 employment ratio or 2 million THB registered capital requirements).
Support Services: Assisting investors in navigating the regulatory landscape, connecting them with local suppliers, and facilitating the establishment of businesses in Thailand.
Sector Development: Focusing on industries that drive technological advancement and economic diversification, such as agriculture, manufacturing, electronics, digital and services.

What is a BOI certificate?

The BOI certificate, formally called the Certificate of Promotion, is an official legal document issued by the Thailand Board of Investment. The Certificate of Promotion sets out the approved project, the incentives granted, and the conditions the company must follow.

Here is what the document typically contains:

Project identification

The BOI certificate identifies the approved project and the promoted company. This includes the certificate number used for dealings with authorities, the registered company name and tax ID, the specific promoted activity category, and the approved project location.

Benefits and incentives

The BOI certificate also lists the benefits and incentives awarded to the project under the Investment Promotion Act. These may include corporate income tax exemptions for a defined period, import duty exemptions for machinery and raw materials used in export production, and general business benefits such as permission for majority or full foreign ownership and land ownership.

Conditions and obligations

The certificate of promotion also sets out the conditions the company must meet to maintain its promoted status. These often cover the minimum investment level, capital structure limits, deadlines for importing machinery and starting operations, operational requirements such as value-added or staffing commitments, and ongoing reporting to the BOI through its prescribed system.

Together, these elements make the certificate the key document governing the scope of the project, the incentives available, and the compliance obligations that apply throughout the promotion period.

Veuillez noter que cet article est fourni à titre d'information uniquement et ne constitue pas un avis juridique.

BOI INCENTIVES NEWS: Latest Updates For Foreign Investors (2026)

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