What's a typical lease term in Bangkok?

3 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.

How is rent quoted in Bangkok?

In THB/sqft/year. We also publish a USD-normalised view ($31/sqft/yr) for cross-market comparison.

Net leases.

Typical lease length: 3 years.
Typical rent-free: 4 months.
Vacancy: 24.6%; trend softening.
Net leases.

Bangkok office lease norms

Net leases.

TL;DR

Typical lease length: 3 years.
Typical rent-free: 4 months.
Vacancy: 24.6%; trend softening.
Net leases.

Structure

Net leases. 3-year terms with renewal options standard (Thai property law caps standard registered lease at 3 years; longer leases require land department registration). Free rent of 3-6 months on a 3-year deal.

Negotiating levers

Free rent and TI remain the most negotiable line items; landlords prefer concessions to face-rent cuts because they preserve headline rent and implied valuation. Always model effective rent (face minus PV of concessions).

Key facts

city	Bangkok
country	Thailand
region	APAC
classARentLocal	1100 THB/sqft/yr
classARentUsd	$31/sqft/yr
vacancy	24.6%
typicalLeaseYears	3
typicalRentFreeMonths	4
submarkets	5
primeYieldPct	5.6%

Frequently asked questions

What's a typical lease term in Bangkok?: 3 years for institutional Class A. Shorter terms are achievable on smaller floor plates with stronger covenants.
How is rent quoted in Bangkok?: In THB/sqft/year. We also publish a USD-normalised view ($31/sqft/yr) for cross-market comparison.

Editorial provenance

Reviewed by Kenji Watanabe — APAC contributing editor. Last updated 2026-04-15. See our methodology and editorial standards.

Primary sources for this page

CBRE Marketview reports — CBRE
JLL Office Insight — JLL
Cushman & Wakefield Marketbeat — Cushman & Wakefield
Savills World Research — Savills
Colliers Global Office Outlook — Colliers

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