Frequently asked questions

The Ror Ngor 4 (ร.ง.4) is the operating licence required for Type 3 factories, granted by the Department of Industrial Works or the Provincial Industry Office before operations may begin. The core file includes the Ror Ngor 3 application, company registration and shareholder list, proof of land title or a lease covering the licence period, engineer-certified site and building plans, a machinery schedule with total horsepower, a description of the production process, and the environmental and safety measures you will put in place. The site must also sit in a zone where your activity is permitted, and the building needs construction (Or 1) and occupancy (Or 6) permits consistent with that use. JKP checks all of this while you are still choosing a location, so you learn whether a property can actually be licensed for your operation before you spend time and money on it.

No account is needed — search and full property details are open to everyone. If you would like us to shortlist properties for you, fill in the requirement form on the contact page with your property type, floor area, preferred locations and budget. A member of the team replies within 24 hours on business days with a shortlist you can compare.

There is no charge to tenants or buyers for searching, consulting, viewing properties, or having us shortlist options. Our commission is paid by the landlord or seller under our agreement with them. If any situation would involve a cost to you, we tell you in writing before proceeding.

Yes. The team works in Thai, English and Chinese, and we prepare property briefs in whichever of the three you prefer. For documents that will be filed with a government office or attached to a contract, we arrange a certified translator and legal counsel, because those need a legally recognised certifier rather than an in-house translation.

For air freight, the areas around Suvarnabhumi (Bangna-Trad, Lat Krabang, Bang Phli) and Don Mueang–Rangsit give the shortest run to air cargo terminals. For sea export, look at Laem Chabang, Chonburi, Rayong, and Mahachai–Samut Sakhon. For distribution inside Bangkok and its suburbs, sites along the Kanchanaphisek ring road, Bangna and Lat Krabang usually work best once you account for driving time and the city's truck curfew hours.

The colour of a parcel on the comprehensive city plan determines which activities are allowed and which are prohibited. Broadly, purple is industrial, light-plum is warehousing, green is rural and agricultural land where factories are usually restricted, and yellow, orange and brown are residential at increasing densities. Beyond colour, FAR (floor area ratio) and OSR (open space ratio) cap how much building you can put on the land. Plans are revised periodically and differ by province, so always confirm the currently enforced plan with the Provincial Public Works and Town & Country Planning Office before you commit — every listing on our site states its zoning colour so you can filter faster.

Inside an IEAT-regulated industrial estate the utilities are already in place: power, industrial water, central wastewater treatment, roads built for heavy trucks, and estate security. Permitting is usually faster because the land is already designated for industry, and tenants may gain additional rights, such as land ownership by a foreign entity under IEAT conditions. BOI tax privileges are a separate application based on your activity — they do not come automatically with an estate address. The trade-off is that rent and common-area charges are typically higher than comparable land outside an estate.

It depends on your size and activity. Under the 2019 amendment to the Factory Act, an operation counts as a "factory" once it uses machinery of 50 horsepower or more, or employs 50 or more workers; if it falls in Type 3 it needs a Ror Ngor 4 before operating. Smaller operations may not need one but still have to comply with building control, city planning and local ordinances. Alongside these you will usually need a construction or alteration permit (Or 1), an occupancy certificate (Or 6), and any activity-specific licence — food (Thai FDA), hazardous substances, or premises with fuel storage, for example.

We give initial guidance and check the title documents before negotiations start: verifying the title deed and any encumbrances, confirming the landlord actually has the right to lease, and checking that the building's permits match the intended use. We also help assemble the file for licence applications. For drafting and certifying instruments, registering rights, and tax planning we bring in the lawyers and tax advisers we work with regularly, because that work has to sit with a licensed professional.

Not every project. Whether an Environmental Impact Assessment is required depends on the project type and scale listed in the Ministry of Natural Resources and Environment notifications. High-impact projects — petrochemicals, metal smelting, or anything meeting the constitutional "severe impact" threshold — require an EHIA with a more demanding public consultation process. Projects below the thresholds may only need the mitigation measures set out in their permit conditions. Confirm the current schedule of project types with ONEP or an environmental consultant, and plan for it early: the process takes months.

Open the property, click "View details" and send a request through the contact form, or call the team with the property code (for example JKP-SPK0042). We coordinate with the owner and confirm a time, usually within one to three business days. If several properties in the same area interest you, we can chain the visits into a single day. If you are overseas, we can record a walkthrough video or run a live video call from the site before you commit to travelling.

Before anything is published we verify the title and the owner's authority to lease or sell, inspect the property in person, and record the key specifications as measured — usable area, clear height, floor loading, electrical supply and zoning colour. Listings with incomplete data are not published. Our checks do not replace a deep technical inspection, such as an engineer's survey of the structure or the fire-protection system, which we recommend during due diligence before signing.

The price shown is the owner's asking price. It excludes VAT (where the landlord is VAT-registered), common-area fees, utilities, insurance, and the fees that fall due on transfer or signing. Each property page breaks out what is and is not included, such as the per-unit water and electricity rates and the common-area charge per square metre. Before signing, we give you a single consolidated cost summary so you can compare the real cost of occupancy between properties.

Most factories and warehouses on our books have three-phase power available, but the number that matters is the capacity that has been provisioned, not simply whether three phases exist. Each property page states the transformer or meter size — for example 3-phase 30/100 amp — and whether it can be upgraded. If your machinery needs more than what is installed, budget the cost and lead time for an upgrade with the local utility (PEA or MEA) from the outset, as it is neither quick nor free.

Typical figures run from roughly 1 to 5 tonnes per square metre depending on how each floor was designed. General distribution warehouses commonly sit around 2–3 tonnes per square metre, while buildings designed for high racking or heavy machinery go above that. The figure is stated on each listing. If you plan point loads from heavy machinery or tall racking, have a structural engineer confirm it before signing — a concentrated point load behaves very differently from a uniformly distributed one.

The main industrial locations we cover — Samut Prakan, Samut Sakhon, Chonburi, Rayong, Pathum Thani and Ayutthaya — sit close to established communities and estates with an existing workforce, staff shuttle routes and dormitories within a short commute. Availability of specific skilled trades varies by area. Tell us the type of work and headcount you need and we will factor that into the location options we put forward, rather than looking only at rent and floor area.

Three years is the market norm for Thai factories and warehouses, and it is the longest term that does not require registration with the Land Department — a lease longer than three years must be registered to be enforceable for its full stated term. Many deals are structured as three years with a renewal option for a further three and an agreed cap on the rent increase. If you are investing heavily in fit-out, negotiate a longer term or a clearly worded renewal right so your payback period matches the security of tenure.

Two to three months' rent is standard, usually with one month's rent paid in advance as a separate item. The deposit is returned after the lease ends and the space is handed back in the agreed condition, less repair costs and any outstanding charges. The points worth pinning down in the contract are the deadline for returning the deposit, what may be deducted, and the standard the space must be returned to — we review these before you sign, because they are the single most common source of end-of-lease disputes.

Some properties allow it, particularly warehouses used for seasonal stock or as temporary overflow space. There are fewer options and the rate per square metre is usually higher than on a long lease. Some owners set a six-month minimum with a larger deposit. If you need interim space while waiting to move into a permanent site, tell us your timeframe and we will shortlist only the owners who are flexible on term.

The ownership transfer registration fee is 2% of the Land Department's appraised value, and other items usually apply alongside it: specific business tax of 3.3% where the property has been held for less than five years or the sale is treated as trading, or stamp duty of 0.5% where specific business tax does not apply, plus withholding tax calculated differently for individuals and companies. How these are split is negotiable, so state clearly in the contract who pays what. Rates and relief measures change from time to time, so confirm the figures with the Land Office and your tax adviser before the transfer date.

Yes. Several Thai commercial banks lend against commercial and industrial property, typically up to around 60–80% of the appraised or purchase value, whichever is lower, assessed on your financial statements, cash flow, credit history and the quality of the collateral together. Banks generally ask for two to three years of financial statements, bank statements, a business plan and the property's title documents. We can introduce banks that finance industrial property regularly and prepare the property information pack for the valuer, which shortens the process.

By market convention the owner is responsible for the structure, the roof and the building's primary systems, while the tenant handles day-to-day upkeep and damage arising from its own use. There is no statutory standard, though — everything turns on the wording of the lease. Spell out each party's scope, how quickly the owner must attend once notified, and what remedy the tenant has if a repair drags on long enough to disrupt operations. We review these clauses before signing.

Yes, on terms agreed with the owner in writing before work starts. Watch for three things: work affecting the structure, fire walls or fire-protection systems may require an alteration permit under building control law; work that increases electrical load or changes how the space is used may affect your operating licence conditions; and you should settle upfront whether you must reinstate the space at the end of the lease or hand the improvements over, because it materially changes your end-of-term cost.

Yes, and in practice both leases and loan agreements usually require it. The baseline is fire and special perils cover on the building and property, and in flood-prone areas it is worth extending cover for flood. Operators should also look at Industrial All Risks cover for machinery and stock, and business interruption cover, which replaces income while production is halted. The point most often missed is that the sum insured should reflect real replacement cost rather than book value — under-insuring means claims are scaled down by average.

Usually yes. In the common structure the owner insures the building while the tenant insures its own property — machinery, stock and any fit-out it has paid for — together with public liability cover. Leases often set a minimum sum insured and require the owner to be named as co-insured or beneficiary. Check that the two policies leave no gap between them, for instance over who covers the fire-protection system or the improvements the tenant installed.