If you are looking at warehouse rental on the Bangna-Trad corridor in 2026, this is what you will actually pay. We pull from our own pipeline of 18 leases in the past 2 years plus publicly available data from Frasers, WHA, JLL and CBRE.
The headline number: 158-182 THB per sqm per month
For 2,000-5,000 sqm ready-built warehouse on Bangna-Trad in 2026, the indicative rate range is 158-182 THB per sqm per month. The mid-point is around 168 THB/sqm. That puts:
- 1,000 sqm = ~165,000 THB/month
- 2,000 sqm = ~330,000 THB/month
- 3,000 sqm = ~495,000 THB/month
- 5,000 sqm = ~825,000 THB/month
That is base rent only. The total cost of occupancy is meaningfully more.
What gets added to the headline
10 cost items typically stack on top of base rent. Some apply only at industrial estates with shared facilities, some apply everywhere.
1. Common-area maintenance fees (CAM)
Industrial estates (Amata, WHA, Hemaraj) charge 10-25 THB/sqm/month CAM on top of rent. Private landlords on Bangna-Trad outside the estates typically charge zero. Over a 5-year lease on a 3,000 sqm unit, this gap is 1.8M-4.5M THB.
2. Security deposit
2-3 months of base rent, refundable but locked up. On a 1,000 sqm unit at 165K THB/month, that is 330-495K THB sitting in escrow.
3. Advance rent
1 month, standard. Applies to your final month rent.
4. Annual escalation
3-5% annually. The compounding effect matters: 4% compounded over 5 years means you pay 22% more in year 5 than year 1. Calculate the 5-year total before signing — sometimes a “free month” sweetener with 5% escalation costs you more than a flat 4% deal.
5. Fit-out / leasehold improvements
One-off cost for lighting, racking, office buildout, dock equipment. Typically 500-1,500 THB/sqm depending on use. A manufacturing fit-out is more expensive than pure storage.
6. Utilities deposit
Refundable deposit to PEA (electricity) and MEA (water). 50,000-200,000 THB depending on power capacity.
7. Insurance
Property + liability insurance is usually a lease requirement. 15,000-60,000 THB/year depending on use case and value of contents.
8. Stamp duty
0.1% of total rent value over the lease term. On a 1,000 sqm unit at 5-year lease, that is roughly 11-12K THB one-off.
9. Legal review
15,000-50,000 THB for a Thai lawyer to review the lease. Foreign tenants should always do this. Domestic tenants on standard landlord forms sometimes skip.
10. Restoration clause cost
The hidden one most tenants miss until it is too late. End-of-lease cost to return the space to original condition. Can be 200-600 THB/sqm without a cap. Always negotiate a per-sqm cap before signing.
5-year total cost — three real scenarios
Using mid-corridor rates, 4% annual escalation, CAM where applicable, fit-out 800 THB/sqm amortized over 5 years:
- 1,000 sqm SME manufacturer: ~10.92M THB on Bangna-Trad (no CAM) vs ~13.62M at Amata. Saving: 2.7M.
- 3,000 sqm logistics/3PL: ~32.69M Bangna-Trad vs ~40.86M Amata. Saving: 8.17M.
- 5,000 sqm large manufacturer: ~54.48M Bangna-Trad vs ~68.10M Amata. Saving: 13.62M.
The traps to negotiate out before signing
1. CAM creep. Some estates increase CAM 5-10% annually independent of rent escalation. Ask for a 5-year CAM cap.
2. The “painted floor” restoration clause. Vague restoration language costs 200-600 THB/sqm. Negotiate a per-sqm cap.
3. The Year-1 sweetener. A free month plus 5% escalation can total higher than a flat-4% deal. Model the 5-year cost, not the year-1 cost.
Get the full breakdown
The complete EEC Warehouse Cost Benchmark 2026 has the rate table for all 6 EEC corridors, the hidden costs map, BOI vs Free Zone vs IEAT comparison, and the 5-year TCO scenarios for 1,000 / 3,000 / 5,000 sqm. Download the free 8-page PDF →