The key acceleration — we allowed the tenant to begin fit-out (racking install, battery testing area setup, office buildout) before formal lease execution, in exchange for a refundable deposit. This shaved 3 weeks off the typical timeline.
Days 22-28: Lease executed, BOI activated, production line installLease formally signed on day 23 once BOI approval came through. By day 28 the production line was installed and the first test batch ran.
What the client said
“We came in expecting a Korean-style process timeline of 8-12 weeks. Getting to operational in 4 weeks meant we hit our customer commitment without backup capacity costs. The willingness to start fit-out before legal close was the deciding factor.”
The pattern for foreign manufacturers
Three things consistently compress the timeline for foreign clients moving into the EEC:
- Sign before BOI approval. A lease conditional on BOI activation is the fastest path. Don’t wait for BOI confirmation to start the lease conversation.
- Run paperwork in parallel. BOI + customs broker introductions + utilities setup can all happen during legal review, not after.
- Choose landlords with decision authority. Family-run landlords approve same-day. Corporate landlords route through committees.
If you’re a foreign manufacturer evaluating warehouse space in the EEC and timing matters, we publish the 2026 EEC Cost Benchmark — 8 pages with rates, hidden costs, BOI/Free Zone breakdown and 5-year TCO scenarios. Download free →
Days 8-14: Lease drafted, BOI paperwork started in parallelWe worked with their local counsel on the lease while simultaneously introducing them to a BOI consultant we trust. BOI submission went in on day 11.
Days 15-21: Tenant fit-out begins during legal reviewThe key acceleration — we allowed the tenant to begin fit-out (racking install, battery testing area setup, office buildout) before formal lease execution, in exchange for a refundable deposit. This shaved 3 weeks off the typical timeline.
Days 22-28: Lease executed, BOI activated, production line installLease formally signed on day 23 once BOI approval came through. By day 28 the production line was installed and the first test batch ran.
What the client said
“We came in expecting a Korean-style process timeline of 8-12 weeks. Getting to operational in 4 weeks meant we hit our customer commitment without backup capacity costs. The willingness to start fit-out before legal close was the deciding factor.”
The pattern for foreign manufacturers
Three things consistently compress the timeline for foreign clients moving into the EEC:
- Sign before BOI approval. A lease conditional on BOI activation is the fastest path. Don’t wait for BOI confirmation to start the lease conversation.
- Run paperwork in parallel. BOI + customs broker introductions + utilities setup can all happen during legal review, not after.
- Choose landlords with decision authority. Family-run landlords approve same-day. Corporate landlords route through committees.
If you’re a foreign manufacturer evaluating warehouse space in the EEC and timing matters, we publish the 2026 EEC Cost Benchmark — 8 pages with rates, hidden costs, BOI/Free Zone breakdown and 5-year TCO scenarios. Download free →
Days 4-7: Term sheet signedWe signed the LOI with key economics agreed: 1-year minimum lease, 2-month deposit, no CAM, fit-out allowance for racking and power upgrade. Family-run structure meant the owner could approve same-day instead of waiting for committee.
Days 8-14: Lease drafted, BOI paperwork started in parallelWe worked with their local counsel on the lease while simultaneously introducing them to a BOI consultant we trust. BOI submission went in on day 11.
Days 15-21: Tenant fit-out begins during legal reviewThe key acceleration — we allowed the tenant to begin fit-out (racking install, battery testing area setup, office buildout) before formal lease execution, in exchange for a refundable deposit. This shaved 3 weeks off the typical timeline.
Days 22-28: Lease executed, BOI activated, production line installLease formally signed on day 23 once BOI approval came through. By day 28 the production line was installed and the first test batch ran.
What the client said
“We came in expecting a Korean-style process timeline of 8-12 weeks. Getting to operational in 4 weeks meant we hit our customer commitment without backup capacity costs. The willingness to start fit-out before legal close was the deciding factor.”
The pattern for foreign manufacturers
Three things consistently compress the timeline for foreign clients moving into the EEC:
- Sign before BOI approval. A lease conditional on BOI activation is the fastest path. Don’t wait for BOI confirmation to start the lease conversation.
- Run paperwork in parallel. BOI + customs broker introductions + utilities setup can all happen during legal review, not after.
- Choose landlords with decision authority. Family-run landlords approve same-day. Corporate landlords route through committees.
If you’re a foreign manufacturer evaluating warehouse space in the EEC and timing matters, we publish the 2026 EEC Cost Benchmark — 8 pages with rates, hidden costs, BOI/Free Zone breakdown and 5-year TCO scenarios. Download free →
Days 1-3: Site visit + spec confirmationFirst site visit on day 1. We had a 1,112 sqm unit on Bangna-Trad Km 38 that matched their requirements (2-ton load, 3-phase 200A, clear 8m ceiling). Day 2-3 we shared the property specs, BOI compatibility documentation, and a draft term sheet.
Days 4-7: Term sheet signedWe signed the LOI with key economics agreed: 1-year minimum lease, 2-month deposit, no CAM, fit-out allowance for racking and power upgrade. Family-run structure meant the owner could approve same-day instead of waiting for committee.
Days 8-14: Lease drafted, BOI paperwork started in parallelWe worked with their local counsel on the lease while simultaneously introducing them to a BOI consultant we trust. BOI submission went in on day 11.
Days 15-21: Tenant fit-out begins during legal reviewThe key acceleration — we allowed the tenant to begin fit-out (racking install, battery testing area setup, office buildout) before formal lease execution, in exchange for a refundable deposit. This shaved 3 weeks off the typical timeline.
Days 22-28: Lease executed, BOI activated, production line installLease formally signed on day 23 once BOI approval came through. By day 28 the production line was installed and the first test batch ran.
What the client said
“We came in expecting a Korean-style process timeline of 8-12 weeks. Getting to operational in 4 weeks meant we hit our customer commitment without backup capacity costs. The willingness to start fit-out before legal close was the deciding factor.”
The pattern for foreign manufacturers
Three things consistently compress the timeline for foreign clients moving into the EEC:
- Sign before BOI approval. A lease conditional on BOI activation is the fastest path. Don’t wait for BOI confirmation to start the lease conversation.
- Run paperwork in parallel. BOI + customs broker introductions + utilities setup can all happen during legal review, not after.
- Choose landlords with decision authority. Family-run landlords approve same-day. Corporate landlords route through committees.
If you’re a foreign manufacturer evaluating warehouse space in the EEC and timing matters, we publish the 2026 EEC Cost Benchmark — 8 pages with rates, hidden costs, BOI/Free Zone breakdown and 5-year TCO scenarios. Download free →
In Q1 2026 we leased a 1,112 sqm warehouse unit on Bangna-Trad to a Korean EV battery components company. They came to us with 60 days to operational, having just walked away from a Frasers Property process that quoted 4-6 months to handover.
They moved in on day 28. Here’s how — and what other foreign manufacturers can learn from it.
The situation
Mid-sized Korean EV battery components supplier expanding into the Thai market alongside a confirmed OEM contract. They needed:
- 1,000-1,500 sqm warehouse with office
- 3-phase power (200A+) for battery testing
- Bangna-Trad area (proximity to OEM in Chonburi)
- BOI-suitable for tax incentives
- Move-in within 60 days to align with first production batch
What slowed them down with the big landlords
The institutional landlords (Frasers, WHA, etc.) quoted 4-6 months because:
- Lease approval cycle: 4-6 weeks for the legal team plus parent company sign-off
- Custom fit-out lead time: 8-12 weeks for any modifications
- Minimum lease size: 3,000 sqm minimum for new builds (the client only needed 1,112)
- BOI paperwork: sequential, not parallel, with their internal process
The 28-day playbook
Days 1-3: Site visit + spec confirmationFirst site visit on day 1. We had a 1,112 sqm unit on Bangna-Trad Km 38 that matched their requirements (2-ton load, 3-phase 200A, clear 8m ceiling). Day 2-3 we shared the property specs, BOI compatibility documentation, and a draft term sheet.
Days 4-7: Term sheet signedWe signed the LOI with key economics agreed: 1-year minimum lease, 2-month deposit, no CAM, fit-out allowance for racking and power upgrade. Family-run structure meant the owner could approve same-day instead of waiting for committee.
Days 8-14: Lease drafted, BOI paperwork started in parallelWe worked with their local counsel on the lease while simultaneously introducing them to a BOI consultant we trust. BOI submission went in on day 11.
Days 15-21: Tenant fit-out begins during legal reviewThe key acceleration — we allowed the tenant to begin fit-out (racking install, battery testing area setup, office buildout) before formal lease execution, in exchange for a refundable deposit. This shaved 3 weeks off the typical timeline.
Days 22-28: Lease executed, BOI activated, production line installLease formally signed on day 23 once BOI approval came through. By day 28 the production line was installed and the first test batch ran.
What the client said
“We came in expecting a Korean-style process timeline of 8-12 weeks. Getting to operational in 4 weeks meant we hit our customer commitment without backup capacity costs. The willingness to start fit-out before legal close was the deciding factor.”
The pattern for foreign manufacturers
Three things consistently compress the timeline for foreign clients moving into the EEC:
- Sign before BOI approval. A lease conditional on BOI activation is the fastest path. Don’t wait for BOI confirmation to start the lease conversation.
- Run paperwork in parallel. BOI + customs broker introductions + utilities setup can all happen during legal review, not after.
- Choose landlords with decision authority. Family-run landlords approve same-day. Corporate landlords route through committees.
If you’re a foreign manufacturer evaluating warehouse space in the EEC and timing matters, we publish the 2026 EEC Cost Benchmark — 8 pages with rates, hidden costs, BOI/Free Zone breakdown and 5-year TCO scenarios. Download free →