Can foreigners set up a company and rent an office in Thailand?
Yes. Foreigners can rent an office in their own name or through a company, and they can own a Thai company, within the limits of the Foreign Business Act. The office matters more than many people expect: it is the company's registered address, it is checked for VAT registration, and it is part of every work permit application.
Step 1: choose the company structure
| Structure | Ownership | Notes |
|---|---|---|
| Thai-majority company | Thai shareholders hold more than 50% | No foreign business restrictions; Thai shareholders must be genuine investors, not nominees |
| Foreign company with a licence | Up to 100% foreign | Foreign Business Licence for restricted activities; minimum capital generally ฿3 million per restricted business |
| BOI-promoted company | Up to 100% foreign | For promoted activities; tax incentives and easier work permits |
| US Treaty of Amity company | Majority or wholly American | For US citizens and companies, with some excluded activities |
Nominee arrangements, where Thai shareholders hold shares on behalf of foreigners, are illegal under the Foreign Business Act, with penalties of up to three years in prison and fines of up to ฿1 million. Authorities have stepped up checks on the source of Thai shareholders' funds. See also why nominee structures are dangerous.
Step 2: the registered office
To register a company with the Department of Business Development, you need an address. If the space is rented, you provide the lease or the owner's consent letter, a copy of the house registration of the premises, the owner's ID and a location map. At this stage, a virtual office address is often accepted.
VAT registration is stricter. Once turnover passes ฿1.8 million a year, the company must register for VAT, and the Revenue Department expects a real place of business, with photos of the office and the company sign, and may inspect. Simple mail-forwarding addresses are often refused, so if you start in a serviced office, choose one that supports VAT registration.
Step 3: work permits and visas
- Capital: typically ฿2 million paid-up capital per foreign employee at a Thai-majority company; foreign-owned companies need at least ฿3 million.
- Thai staff: usually four Thai employees, registered for social security, per work permit.
- Office evidence: photos and a map of the office are part of the application, and officials may visit.
- Exceptions: BOI-promoted companies and holders of the LTR visa are exempt from some of these ratios.
Signing the office lease
- A foreign individual can sign a lease in their own name, but an office used by a company is best leased by the company, so it can deduct the cost, withhold tax and use the address for registration.
- Ask the landlord to provide registration documents (consent letter, house registration copy, owner's ID) as part of the deal.
- Check that the building allows signage for your company name, which you will need for VAT registration photos.
- Plan the tax: as a company tenant you will withhold 5% on rent and 3% on service fees. See VAT and withholding tax on commercial rent.
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Frequently asked
Can a foreigner own a company in Thailand?
Can I use a virtual office to register a Thai company?
How much capital do I need to hire a foreigner?
Can a foreigner sign an office lease?
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General information on the Foreign Business Act, company and VAT registration and work permits, checked October 2026. Not legal or tax advice; consult a licensed Thai lawyer and accountant.