BOI investment promotion for hotels

Hotel projects as hospitality service business

The activities of hotels (except hotel management services), tourism and the sale of food and beverages are listed in Annex 3 of the Foreign Business Act as “Businesses in which Thais are not yet prepared for competition with Foreigners.” Therefore, foreigners doing hotel business require a Foreign Business License. This requires, above other aspects, evidence that the particular activity cannot be accomplished by a Thai national.

Under the ASEAN Framework Agreement on Services (“AFAS”), ASEAN members may hold up to 70% of the shares in a hotel business which offers superior deluxe or a six-star plus rated hotel. ASEAN shareholders have to be nationals of Brunei, Cambodia, Indonesia, Laos, Malaysia, Myanmar, Philippines, Singapore and/or Vietnam or ASEAN companies with ASEAN directors. The AFAS seems not to be finally implemented in Thailand’s laws and regulations.

However, a Foreign Business License will be issued to a foreign owned Thai company, if investment promotion is granted by the Thailand Board of Investment (“BOI”). The BOI promotes certain investments that help enhance national competitiveness by encouraging R&D, innovation, value creation in the services sectors, and activities that are environment-friendly, save energy or use alternative energy to drive balanced and sustainable growth. The current investment promotion scheme covers just seven sections, with “7. Service and public utilities”. Section 7.23 lists activities to support tourism, namely hotels, convention halls and international exhibition centers. 

Since 2015, hotel training institutes are no longer explicitly promoted. However, hotel training institutes that teach courses on hotels and have the number of students in these courses not less than 50% of the total number of students can qualify as vocational training centers under Section 7.18.1 of the regulation.

Promotion requirements

To be promoted by the BOI, the hotel project has to fulfill one of three conditions: The hotel must have

  • wither 100 keys or more,
  • or a minimum investment of not less than THB 500 million (excluding the cost of land and working capital),
  • or (as an unwritten rule) a particular location and the approval by the BOI in their sole discretion.

The minimum capital investment requirement of each project is THB 1 million only. For newly established projects, the debt-to-equity ratio must not exceed the quota three to one (3:1). Expansion projects are considered by the BOI on a case-by-case basis. For hotel projects with an investment value of over THB 750 million, (excluding the cost of land and working capital), a specific feasibility study must be submitted.

As general requirements for the promotion, the value added of the hotel project must not be less than 20% of the revenues. Modern processes and new equipment are generally required. Hotel projects that have investment capital of THB 10 million or more (excluding the cost of land and working capital) should obtain ISO 9000 or ISO 14000 certification or similar international standard certification within two years from the full operation startup date. Adequate and efficient guidelines and measures to protect environmental quality and to reduce environmental impact must be installed. Hotels that require an environmental impact assessment (EIA) must comply with the related environmental laws.

Type and scope of hotel investment promotion

Promoted hotels located in one of the 20 special investment promotion provinces are granted the (enhanced) A4 incentive scheme. These are the provinces Kalasin, Chaiyaphum, Nakhon Phanom, Nan, Bueng Kan, Buri Ram, Phrae, Maha Sarakham, Mukdahan, Mae Hong Son, Yasothon, Roi Et, Sisaket, Sakhon Nakhon, Sa Kaew, Sukhothai, Surin, Nong Bua Lamphu, Ubon Ratchatani and Amnatcharoen. All other promoted hotels get the (lower) B2 investment promotion only.

Group A4 hotels receive the following incentives:

  • 3-year corporate income tax exemption, accounting for 100% of investment (excluding cost of land and working capital),
  • Exemption of import duty on machinery,
  • Exemption of import duty on raw or essential materials used in manufacturing export products for one year, which can be extended as deemed it appropriate by the Board, and
  • Other non-tax incentives.

Group B2 hotels receive the following incentives:

  • Exemption of import duty on raw or essential materials used in manufacturing export products 7 for one year which can be extended as deemed it appropriate by the Board and
  • Other non-tax incentives.

Other non-tax incentives, applicable for A4 and B2 hotels include

  • Permit to bring in foreign skilled workers and experts to work,
  • Permit to own land in order to carry on the promoted activity, and
  • Permit to take out or remit money abroad in foreign currency.

Therefore, each and every BOI promoted hotel company can have 100% foreign shareholders.

Professional services

PUGNATORIUS advises and assists hotel developers, owners, and buyers with respect to the following BOI tasks:

  1. Design and construction of BOI compliant hotels
  2. BOI application for hotel businesses 
  3. Due diligence of BOI promoted hotel businesses
  4. Acquisition of BOI promoted hotel businesses 
  5. BOI promotion for the change of use of buildings as a hotel business 

More information regarding a successful BOI promotion application is available at pugnatorius.com/category/boi


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