The national data view of Thailand's industrial and logistics real estate market — EEC vs. Bangkok-vicinity vs. Eastern Seaboard warehouse and factory rent ranges, Grade A vacancy, typical cap-rate ranges, and how BOI/EEC zone incentives and e-commerce demand are reshaping the sector. Indicative, educational figures built for buyers, investors and tenants — never investment advice.
The Eastern Economic Corridor and Bangkok-vicinity logistics corridors set the national benchmark for Grade A warehouse rents and hold the tightest vacancy, running under 5% for well-located prime assets even as older Grade B stock carries more slack. Stabilized Grade A logistics assets have historically priced around a 6–8% cap rate, and BOI/EEC incentives plus e-commerce-driven demand are the two forces doing the most to concentrate new investment in specific corridors rather than spreading it evenly across the country.
Industrial and logistics rents in Thailand split clearly along corridor, driven by port access, expressway connectivity and proximity to the Bangkok consumer base:
These ranges are indicative and move with a facility's clear height, floor loading, dock configuration and whether it's ready-built or build-to-suit — see the national industrial & warehouse overview for how the market is structured and what drives per-facility pricing.
Grade A vacancy has stayed tight — often under 5% in the EEC and Bangkok-vicinity corridors — even as overall industrial land supply has expanded, because e-commerce fulfillment, 3PL and manufacturing tenants increasingly favor modern, well-specified space over older stock. That leaves a two-speed market: prime, well-located Grade A logistics parks with genuine tenant competition, alongside softer demand for older Grade B facilities lacking modern clear-height, dock and floor-loading specifications. Net absorption in the sector has generally tracked e-commerce parcel-volume growth and new manufacturing FDI more closely than any single macro indicator.
Stabilized, well-let Grade A logistics and warehouse assets have historically traded in a broad 6–8% cap rate range, with prime build-to-suit (BTS) facilities under long-dated leases to strong-credit tenants pricing at the tighter end, and older Grade B stock or shorter-lease assets priced wider to compensate a buyer for re-leasing risk. Institutional and REIT demand for Thai logistics assets has grown alongside the sector's e-commerce tailwind, tightening pricing for the best assets. Treat any published range as a starting point for underwriting, not a quote — run the actual numbers through the commercial investment calculator (cap rate, NOI, cash-on-cash and IRR) before committing capital.
Enhanced BOI incentives for targeted industries concentrate new manufacturing and logistics FDI in the EEC's three provinces, driving occupier demand and rent growth in that corridor specifically.
BOI-promoted projects inside licensed IEAT estates can generally hold freehold land title, turning a leasing decision into a purchase decision for many manufacturers and changing project underwriting entirely.
Parcel-volume growth keeps pulling fulfillment and 3PL tenants toward Bangkok-vicinity Grade A space, the single biggest demand driver outside the EEC's manufacturing-led growth.
See the BOI incentives guide for how the tax holidays, import-duty exemptions and land-ownership provisions actually work, and the national industrial overview for how IEAT estates and Free Zone status fit together.
Editorial analysis compiled and periodically refreshed by BAANLYY’s research team — not a live data feed.
Analysis last reviewed July 2026.
BAANLYY can connect you with vetted commercial agents and property lawyers for IEAT estate leasing, EEC site selection and logistics-asset underwriting.
Indicative, educational market data only — not investment, legal or tax advice. Industrial and logistics rents, vacancy, cap rates and BOI/EEC incentive terms in Thailand change over time and vary by corridor, grade and facility; verify current figures with a licensed commercial agent, the Board of Investment or a Thai-qualified lawyer before relying on them. BAANLYY never takes paid placement.
Primary and official sources are cited above. Government rules, fees and procedures in Thailand change over time and vary by office; always confirm current requirements with the relevant authority before relying on them. BAANLYY never takes paid placement in editorial content.