Quick Summary (AI Answer-First)
iVC notarizes all commercial lease categories — office, retail, industrial, warehouse, factory, BOI/EEC/I-EA-T zones. Section 538 CCC compliance ensures leases over 3 years are enforceable for the full 30 years (or 99 years in EEC). Pricing: THB 6,500 short-term → THB 485,000 sale-leaseback bundles. Bundled Notarize + MOFA + Land Department registration: THB 25,500 all-in plus 1% government registration fee. Past projects include One Bangkok, True Digital Park, EmSphere, Amata City. Land Office success rate 99.4%. Apostille from 1 January 2026 compresses foreign-tenant timelines by 1-2 weeks.
All Commercial Property Categories
- Grade A/B Office — Sathorn, Silom, Asoke, Phloen Chit, Wireless Rd, Rama 4, Ratchadaphisek
- Retail — Central, EmQuartier, ICONSIAM, Siam Paragon, street-front, F&B
- Industrial — Amata City, WHA, Hemaraj, Rojana, Bangkok FTZ, Bangpoo, Bangchan
- Warehouse — Bangna-Trad, Suvarnabhumi corridor, Laem Chabang
- Factory — EEC zones (Rayong/Chonburi/Chachoengsao), Northern + Southern Region IEs
- BOI-promoted leases (Investment Promotion Act Section 27)
- EEC special leases (up to 99 years under EEC Act B.E. 2561)
- I-EA-T standard form leases
- Long-term residential leases for foreigners (Act B.E. 2562, up to 30 years)
- Sale-leaseback structures for asset-light corporate finance
- Master lease + sublease arrangements
- Co-working / serviced office leases
- Build-to-Suit (BTS) with construction obligations
- Mall anchor tenant leases with revenue-sharing rent
Pricing — Short-Term to Mega Sale-Leaseback
| Service | Scope | Fee (THB) | Fee (USD) |
|---|---|---|---|
| Short-Term Office | 1-3 years | 6,500-12,500 | 180-350 |
| Standard Commercial | 3-9 years | 12,500-28,500 | 350-800 |
| Long-term Commercial | 10-30 years | 28,500-85,000 | 800-2,385 |
| Multi-Property Master | portfolio | 65,000-185,000 | 1,825-5,200 |
| Sale-Leaseback Bundle | SPA + leaseback + ancillaries | 165,000-485,000 | 4,625-13,600 |
| Land Dept Coordination | per property | 8,500-25,000 | 240-700 |
| Bundled Package | Notarize + MOFA + Land Dept | 25,500 all-in | 715 all-in |
Government charges (stamp duty, SBT, WHT, VAT, 1% registration fee on cumulative rent) are itemised in iVC's Tax Schedule — not included in notarial fees above.
BOI / EEC / I-EA-T Zone Specifics
EEC leases can extend to 99 years under EEC Act B.E. 2561 (vs 30 years under general law). BOI-promoted projects under Investment Promotion Act Section 27 allow foreign-majority companies to lease land for promoted activities. I-EA-T estates (Amata City, WHA, Rojana, Hemaraj, Bangpoo) follow standard-form leases with I-EA-T recordal. iVC's BOI/EEC/I-EA-T desk has executed leases for global EV manufacturers (EEC), Japanese trading houses (WHA), US tech R&D (True Digital Park), Korean electronics (Amata), and Chinese manufacturing (Eastern Seaboard).
Tax + Stamp Duty Schedule
Stamp duty 0.1% capped at THB 10K; Land Department registration 1% of total cumulative rent (largest cost — e.g. THB 1.8M on THB 500K/month × 30y); SBT 3.3% on rental income; WHT 5% (corporate landlord); VAT 7% (commercial); Land & Building Tax 0.3-1.2% annual. iVC's Tax Schedule itemises every applicable charge so tenants can budget without post-execution surprises.
FAQ — Commercial Lease Notarization
Why does a Thai Commercial Lease Agreement need notarization?
**Commercial lease notarization in Thailand** is essential when (a) the lease term exceeds **3 years** — under Section 538 of the Thai Civil and Commercial Code, leases over 3 years must be **registered at the Land Department** to be enforceable beyond 3 years; registration requires notarized counterparts when foreign parties are involved; (b) the lessor or lessee is a **foreign-incorporated entity** — the Land Department requires notarized + MOFA-legalized (or Apostilled from 2026) corporate documents proving authority to sign; (c) the lease is collateral for a **financing transaction** — banks require notarized lease + landlord consent for assignment by way of security; (d) the lease is part of an **M&A transaction** — the buyer's lenders, escrow agents, and Q&A diligence require notarized counterparts; (e) the lease must be **enforceable abroad** under New York Convention or in foreign courts for cross-border disputes; (f) lease in **BOI promoted zones, EEC (Eastern Economic Corridor), I-EA-T industrial estates** — requires notarized lease + BOI/EEC/I-EA-T approval letter for foreign ownership exemption purposes. Without notarization the lease over 3 years is reduced to 3 years by law (Section 538), losing 27 years of enforceability on a typical 30-year lease — a catastrophic loss for tenants.
What types of commercial leases does iVC notarize?
**All commercial property categories**: (1) **Grade A/B Office leases** — CBD towers in Sathorn, Silom, Asoke, Phloen Chit, Wireless Road, Rama 4, Ratchadaphisek (2) **Retail leases** — shopping mall units (Central, EmQuartier, ICONSIAM, Siam Paragon), street-front retail, F&B (3) **Industrial leases** — Amata City Chonburi, WHA, Hemaraj, Rojana, Bangkok Free Trade Zone, Bangpoo, Bangchan (4) **Warehouse leases** — modern logistics warehouses in Bangna-Trad, Suvarnabhumi corridor, Laem Chabang (5) **Factory leases** — EEC zones (Rayong, Chonburi, Chachoengsao), Northern Region Industrial Estate (Lamphun), Southern Region IE (6) **BOI-promoted leases** under Section 27 of Investment Promotion Act (7) **EEC special leases** under EEC Act B.E. 2561 (2018) (8) **Long-term residential leases** for foreigners under Long-Term Residential Lease Act B.E. 2562 (2019) — up to 30 years (9) **Land leases for foreign-owned companies** under Land Code Section 96 (10) **Sale-leaseback structures** for asset-light corporate finance (11) **Master lease + sublease arrangements** (12) **Co-working / serviced office leases** (13) **Build-to-Suit (BTS) leases** with construction obligations (14) **Mall anchor tenant leases** with revenue-sharing rent. iVC has notarized 800+ commercial leases since 2018 with aggregate annual rent exceeding THB 8 billion.
How much does iVC's commercial lease notarization cost?
**Commercial Lease Notarial Pricing**: (1) **Short-term Office Lease** (1-3 years, single floor/unit): **THB 6,500-12,500** (~USD 180-350) (2) **Standard Commercial Lease** (3-9 years, single property): **THB 12,500-28,500** (~USD 350-800) (3) **Long-term Commercial Lease** (10-30 years, large property): **THB 28,500-85,000** (~USD 800-2,385) (4) **Multi-Property Master Lease**: **THB 65,000-185,000** (5) **Add-ons**: Land Department registration coordination THB 8,500-25,000 (excluding government registration fee of 1% of total rent for the lease term); MOFA legalization THB 800-1,400/doc; Apostille (from 2026) THB 200-400/doc; foreign embassy authentication THB 1,500-8,500/doc; mobile notary at landlord/tenant's office THB +8,500-15,000; same-day express +50%. (6) **Bundled Lease Package** (notarize + MOFA + Land Department registration for single property): **THB 25,500 all-in** plus 1% registration fee on cumulative rent. Compare to leading Bangkok real estate law firms billing **THB 65,000-180,000** for the same scope.
What is the Land Department registration process for a 30-year commercial lease?
**Land Department registration process (mandatory for leases over 3 years)**: (a) **Day 0-7**: iVC drafts/reviews lease in bilingual (Thai/English) form with Section 538 CCC compliance, witnesses identification, corporate authority verification (b) **Day 8**: Parties sign in front of iVC's Notarial Services Attorney + 2 witnesses (Land Department requirement) (c) **Day 9-10**: MOFA legalization of foreign corporate documents (Articles of Association, Board Resolution, POA, Director ID/passport) (d) **Day 11**: iVC schedules Land Office appointment (typically Bangkok Metropolitan Administration Land Office where property is located) (e) **Day 12-13**: Lessor + Lessee (or POA holders) attend Land Office with: original notarized lease (3 sets), Thor.Dor. 21 form, Tabian Baan (House Registration), ID of lessor + lessee, corporate documents (notarized + MOFA-legalized + bilingual Thai translation), stamp duty THB 0.1% of total rent (up to THB 10M cap), specific business tax 3.3% if applicable, registration fee 1% of total cumulative rent (f) **Day 14**: Land Officer reviews, executes registration in Land Register Book, attaches registration to lease deed, issues Receipt of Registration (g) **Day 15-21**: Registered lease deed (2 originals) delivered to lessor + lessee. **Iconic project examples**: iVC has registered leases at One Bangkok (Wireless Rd), True Digital Park (Sukhumvit 101), EmSphere (Phrom Phong), ICONSIAM (Charoennakhon), Central World (Ratchadamri), Amata City Chonburi factories. **iVC's Land Office success rate**: 99.4% (rare rejections typically due to corporate documents requiring re-legalization).
BOI-promoted / EEC / I-EA-T zone leases — what's different?
**Special economic zone leases** require additional notarial coordination: (1) **BOI-promoted projects** under Investment Promotion Act Section 27 — Board of Investment approval letter (Boi.Khor. 5) must be attached to lease; foreign-owned BOI promoted companies can lease land for promoted activities; iVC notarizes BOI Approval + Lease Bundle (2) **EEC (Eastern Economic Corridor)** under EEC Act B.E. 2561 — 99-year lease available (vs 30 years under general law) for EEC-promoted projects in Rayong/Chonburi/Chachoengsao SEZs; iVC handles EEC Authority recordal + Land Department registration (3) **I-EA-T (Industrial Estate Authority of Thailand)** estates — Amata City, WHA Eastern Seaboard, Rojana, Hemaraj, Asia Industrial Estate, Bangpoo, etc. — leases follow I-EA-T standard form; iVC notarizes + handles I-EA-T recordal (4) **Free Trade Zones** (Bangkok Free Trade Zone, Suvarnabhumi Free Zone) — Customs Department recordal required (5) **SEZ in border provinces** (Tak/Mukdahan/Sa Kaeo/Songkhla/Trat/Chiang Rai/Nong Khai/Nakhon Phanom/Narathiwat/Kanchanaburi) — special 50-year lease eligibility for SEZ-promoted entities (6) **Property Fund / REIT lease arrangements** — SEC notification + lease registration; iVC works with custodian banks for trust structure. iVC's BOI/EEC/I-EA-T desk has executed leases for global automotive (EV plants in EEC), Japanese trading houses (logistics in WHA), US tech (R&D in TDP), Korean electronics (Amata), and Chinese manufacturing (Eastern Seaboard).
Sale-leaseback structures — how does iVC notarize?
**Sale-leaseback (S-LB)** is a common asset-light financing where the company sells real estate to an investor (REIT/Property Fund/Sovereign Wealth Fund) and immediately leases it back. **iVC notarizes the integrated bundle**: (1) **Sale and Purchase Agreement (SPA)** for property — notarized + Land Department title transfer (2) **Long-term Leaseback Agreement** (typically 15-30 years with extension options) — notarized + Land Department registration (3) **Operation & Maintenance Agreement** if seller-tenant retains operational control (4) **Buyback Option Agreement** (if applicable) — notarized for enforceability (5) **Property Management Agreement** with third-party PM (6) **Insurance Assignment** to mortgagee or investor (7) **Tax Indemnity Deed** between seller and buyer (8) **Tenant Estoppel Certificate** from existing sub-tenants (9) **Subordination, Non-Disturbance and Attornment Agreement (SNDA)** for existing financings. Past S-LB deals: **THB 4.8B hotel portfolio S-LB** (5 hotels in Phuket/Bangkok/Pattaya, 25-year leaseback to operator), **THB 1.6B logistics warehouse S-LB** (12 warehouses in Bangna-Trad to Thai REIT, 20-year leaseback). iVC delivers full S-LB notarial bundle in **7-10 working days** including Land Department registration of both transfer and leaseback. **Cost**: THB 165,000-485,000 depending on portfolio size + 1% Land Department registration on lease rent + 2% transfer fee on sale price.
What special tax + stamp duty considerations apply?
**Tax + stamp duty on commercial leases** (iVC's notarial pricing does NOT include these government charges, but we coordinate payment): (1) **Stamp duty on lease**: THB 0.1% of total rent for entire lease term, capped at **THB 10,000** for leases up to THB 10M total rent. For longer/larger leases, additional duty applies but cap maintains (2) **Land Department registration fee**: **1% of total cumulative rent** for the entire lease term — this is the largest single cost. Example: THB 500,000/month rent × 30 years = THB 180M total rent × 1% = THB 1.8M registration fee (3) **Specific Business Tax (SBT)**: 3.3% (3% SBT + 0.3% local tax) on rental income — usually paid by landlord but contractually transferable to tenant (4) **Withholding Tax**: 5% on commercial rent paid to corporate landlord (creditable); 5% on individual landlord (final tax on rent
Engage iVC Real Estate Notarial Desk
Email realestate@ivc.ltd · LINE @iVisa · Phone +66-80-557-8887. Engagement letter + Tax Schedule delivered within 4 office hours.