2026 Thailand BOI and IEAT Visa Policy Guide: Rules and Application Steps

Data updated: June 2026 | Sources: Thailand Board of Investment (BOI), Industrial Estate Authority of Thailand (IEAT). This article is a compilation of information and does not constitute legal or tax advice. If regulations change, follow the latest official announcements and consult a professional advisor.

Introduction: Why Understanding Thailand’s BOI and IEAT Policies Matters

With its distinctive geographic position, diverse industry policies, and efficient foreign investment administration, Thailand has attracted the attention of many international companies. Among the institutions driving foreign investment, the Thailand Board of Investment (BOI) and the Industrial Estate Authority of Thailand (IEAT) are the two core agencies. The BOI is mainly responsible for policy planning and investment promotion, while the IEAT focuses on managing industrial estates and building infrastructure.

2025-2026 has been a particularly active period for Thai BOI policy, with major adjustments across several visa systems and foreign-employee rules, including the restructuring of the Smart Visa framework, changes to LTR visa eligibility, new BOI-promoted-company requirements on foreign-employee salary and staffing ratios, and multiple promotional measures targeting specific industries or investment purposes. This guide sets out the main functions, investment incentives, visa and work-permit facilitation for foreign personnel, and the documents and process to watch for when applying under BOI and IEAT.

1. Institutional Overview and Core Responsibilities

1. Thailand Board of Investment (BOI)

The BOI sits under the Office of the Prime Minister of Thailand and aims to attract domestic and foreign investment and strengthen Thailand’s economic competitiveness, particularly in priority fields such as technology innovation, biomedicine, and green energy. Its main responsibilities include:

• Setting investment incentive policy: providing tax and non-tax incentives for priority industries.
• Approving investment promotion projects: ensuring investment projects meet policy goals.
• Providing visa and land support: arranging convenient work and residence terms for corporate executives, professional and technical staff, and their families.
• FastPass fast track (newly launched in 2025): covering 70 high-value investment projects, coordinating 7 government departments, with a target of cutting approval and permitting time by 20-50%.

2. Industrial Estate Authority of Thailand (IEAT)

The IEAT sits under the Ministry of Industry and is responsible for developing and managing industrial estates and industrial ports nationwide, providing infrastructure and operational support for manufacturing and export businesses. Its main tasks include:

• Industrial estate planning and management: ensuring infrastructure and logistics run efficiently.
• One-stop services: streamlining factory setup, permit approvals, and tax registration.
• Promoting green industry: accelerating low-carbon-emission and sustainable-development projects.

2. BOI and IEAT Investment Incentive Policies (2026 Update)

1. BOI Policy Highlights

On January 15, 2026, the BOI announced an updated investment promotion program to replace the plan that expired in 2025, open for applications until the end of 2027.

Tax incentives:

• Corporate income tax (CIT) exemption of up to 8 years; certain high-tech, R&D, or strategic industries may, under specific conditions, be eligible for longer or additional incentives.
• Exemption or reduction of import duties on machinery, equipment, and certain raw materials.
• Specific R&D, skills-upgrading, production-efficiency, or sustainable-investment projects may be eligible for additional incentives or subsidy measures; however, specific treatment must be determined case by case under individual BOI announcements and should not be understood as a blanket 30-50% tax credit or cash refund for all companies.
• A note on the OECD global minimum tax: Thailand has, since 2025, introduced a system related to the OECD’s 15% global minimum tax, mainly affecting large multinational enterprises with consolidated annual revenue over EUR 750 million. For companies below that threshold, the direct impact is generally limited; but for large multinationals, even where BOI tax incentives remain in effect, the impact of the global minimum tax and any top-up tax on actual tax burden needs to be reassessed.

Non-tax incentives:

• Foreign investors may hold 100% ownership of a Thai company (applicable to BOI-promoted projects).
• Foreign investors may hold land-use rights (for promoted business purposes).
• Convenient visa and work-permit arrangements (see Section 4 for details).
• Removal of foreign exchange transaction restrictions.

2. IEAT Policy Highlights

Tax incentives:

• Businesses located within IEAT industrial estates or free zones may, depending on the estate type, product flow, and business activity, be eligible for tax or customs facilitation related to importing machinery, equipment, and raw materials, and export processing.
• Businesses located within an IEAT free zone that engage in importing, processing, and re-exporting activities can generally have customs duties, VAT, and other tax treatment assessed under the free zone rules.

Non-tax incentives:

• Foreign investors may lawfully hold industrial-use land within industrial estates.
• Businesses within industrial estates can enjoy facilitation for infrastructure, logistics, factory setup, and certain operating permits.
• Qualifying foreign experts, technical staff, and their families can apply for residence and work-permit facilitation through IEAT-related systems.

3. Priority Industries and Key Industrial Estates

1. BOI Priority Industries (2026)

BOI policy gives priority support to the following fields:

• New energy and electric vehicles: attracting global EV and supply-chain manufacturers; under the EV 3.5 program, beneficiary companies must begin local production starting in 2026.
• Data centers and cloud services: eligibility criteria were revised starting November 2025, prioritizing projects that adopt advanced computing technology and high energy efficiency; high-efficiency data centers outside the EEC can receive an 8-year CIT exemption.
• Biotechnology and health care: pharmaceuticals, medical devices, and biotechnology R&D.
• High-value-added manufacturing: aerospace technology and robotics.
• Digital economy and AI innovation: smart manufacturing, artificial intelligence, and blockchain technology.
• SME productivity improvement (added in May 2025): CIT exemption of up to 5 years, capped at 100% of investment value (previously 3 years, capped at 50%).

2. IEAT’s Core Industrial Estates

• Eastern Economic Corridor (EEC): focused on developing high-tech, logistics, and export industries, currently being advanced as an ASEAN digital hub (2024-2027 digital infrastructure program).
• Map Ta Phut Industrial Port: focused on petrochemicals and heavy industry, with well-developed logistics infrastructure.
• Bangkok-area and major eastern industrial estates: including Bangchan Industrial Estate, Laem Chabang, and several industrial estates around the Eastern Economic Corridor, suited to manufacturing, warehousing, export processing, auto parts, and supply-chain companies.

4. BOI-Related Visa Systems (Major Updates for 2025-2026)

Long-Term Resident Visa (LTR) — Eligibility Eased (Effective February 2025)

The LTR visa is a 10-year long-term residence visa administered by the BOI, and is currently the BOI’s core visa tool for attracting high-end foreign talent.

Main easing measures approved by Cabinet on January 13, 2025, and taking effect February 12, 2025:

• The prior work-experience requirement was removed for the Work-From-Thailand Professional and Highly-Skilled Professional categories.
• The scope of eligible dependents was expanded to include a lawful spouse, parents, lawful children under 20, and other legal dependents.
• Eligibility conditions for some categories were adjusted, allowing more foreign professionals, high-net-worth individuals, and retirees to reassess their LTR eligibility.

The four LTR visa categories:

Smart Visa — Framework Restructured (Major Change in 2025)

**Note: most Smart Visa categories were abolished in 2025.**

The BOI restructured the Smart Visa framework in 2025 to reduce overlap with the LTR visa. The scope of the Smart Visa has been significantly narrowed, with the current focus shifting to the SMART-S (Startup) route, mainly aimed at founders who have already set up a startup in Thailand and obtained certification from a qualified Thai institution. Applicants who were originally considering the former SMART-T, SMART-E, or SMART-I categories should re-check the BOI’s latest announcements rather than continuing to apply the old rules directly.

SMART-S application requirements (as updated in 2025):

• The applicant must have already set up a company in Thailand (pure business-plan applications are not accepted).
• The applicant must hold official certification from a qualified Thai institution.
• The applicant must hold at least 25% of the company’s shares or serve as a director.
• The applicant must show proof of adequate finances and hold valid health insurance.

If you were originally considering applying under another Smart Visa category (such as SMART-T for technical talent or SMART-E for executives), these categories are no longer being accepted, and it is recommended to assess eligibility under the LTR visa instead.

Non-Immigrant B Visa (Work Visa) — New Rules for Foreign Employees (2025-2026)

For foreign employees working at BOI-promoted companies, the BOI issued new regulations on June 5, 2025 (Por. 8/2568), taking effect in two phases:

• From October 1, 2025: applies to companies that obtained BOI promotion certificates after June 5, 2025.
• From January 1, 2026: applies to all companies holding BOI promotion certificates (including existing projects).

Main new requirements:

Companies that fail to meet these requirements will have all new applications blocked in the BOI system, including new applications and renewals for foreign employees’ work permits, until the issue is resolved.

5. Documents Required for Application

BOI Visas (LTR / Non-B)

LTR Visa (Long-Term Residence):

• Original and copy of passport.
• Proof of finances (depending on category: bank deposits, proof of income, or proof of investment).
• Health insurance documents (must meet Thai Immigration requirements).
• Proof of health.
• Proof of employment or retirement income (depending on category).
• Family information (if applicable: marriage certificate or birth certificate, with certified translation).

Non-Immigrant B Visa (Work Visa):

• Passport.
• Employment contract (must state salary — a new requirement from 2025).
• Company registration documents and BOI promotion certificate.
• Proof of education and professional qualifications.
• Recent photo.
• Proof of social security contributions (a new requirement for 2025-2026).

IEAT Visa

Industrial estate work visa:

• Passport.
• Invitation letter and employment contract from a company within the industrial estate.
• Company documents (industrial estate recognition documents, factory permit).
• Proof of health.
• Environmental Impact Assessment (EIA) report (if applicable).

6. Application Process

BOI Visa Application Process

1. Confirm eligibility: assess whether your investment or work project meets BOI promotion conditions, and choose the appropriate visa category (LTR or Non-B).
2. Apply for BOI project approval (Non-B route): submit an investment plan and related documents to obtain a BOI promotion certificate.
3. Prepare and submit visa documents: apply for the work permit and residence visa together through the BOI’s One Stop Service Center (OSOS).
4. Approval and collection: LTR visa review takes about 1-2 weeks; the timeline for the Non-B work visa depends on individual circumstances.

IEAT Visa Application Process

1. Choose an industrial estate and set up the business: submit a factory setup plan and Environmental Impact Assessment (if applicable).
2. Obtain IEAT recognition: ensure the company has obtained formal recognition from the IEAT-managed industrial estate.
3. Submit the work visa application: submit the required documents to the IEAT and Immigration Bureau.
4. Review and approval: review generally takes 3-4 weeks.
5. Collect the visa and complete the work permit process.

7. Frequently Asked Questions (FAQ)

Q1: Who are the BOI visa and the IEAT visa each meant for?

The BOI visa is for foreign executives, professionals, and high-net-worth individuals working on BOI-supported projects in Thailand, covering the LTR long-term residence visa, the Non-B work visa, and the (now narrower) Smart Visa; the IEAT visa targets foreign personnel working within IEAT-managed industrial estates or ports, particularly in manufacturing, export-related roles, and factory management.

Q2: What conditions must a BOI-supported investment project meet?

The BOI only supports specific priority industries, including electric vehicles, data centers, biomedicine, AI, and high-value-added manufacturing. Applicants need to submit an investment plan demonstrating that the project meets the BOI’s policy goals and industry requirements. The 2026 incentive program is open for applications until the end of 2027.

Q3: Can I still apply for the Smart Visa?

Most Smart Visa categories (SMART-T, SMART-E, SMART-I, and others) were abolished in 2025. Currently, only the SMART-S (Startup) category is still being accepted, and it requires the applicant to have already set up and certified a company in Thailand. If you were originally considering another Smart Visa category, it is recommended to assess eligibility under the LTR visa instead.

Q4: Will the BOI’s tax incentives be affected by the OECD global minimum tax?

The BOI has confirmed that tax incentives under existing promoted projects are not affected by the OECD’s 15% global minimum tax rule. This rule, effective from January 1, 2025, only applies to large multinational enterprises with consolidated annual revenue over EUR 750 million. The BOI has also announced it will prepare supplementary incentive measures for affected companies to maintain Thailand’s investment appeal.

Q5: Can BOI visas be extended?

Both the Non-B work visa and the LTR visa can be renewed, depending on the validity of the BOI promotion certificate and the holder’s employment contract or investment project status. From 2025-2026, renewals require additional proof of social security contributions and salary documents.

Q6: What happens if a BOI-promoted company fails to meet the new foreign-employee requirements?

Companies that fail to meet the new requirements (such as the salary threshold or Thai-employee ratio) will have all new applications immediately blocked in the BOI system, including new work-permit applications and renewals for foreign employees. The company must resolve the compliance issue before it can resume submitting applications.

Q7: If I already hold BOI approval, how do I apply for visas for my family members?

The BOI’s Non-B route supports family members applying for residence visas, and the LTR visa allows a spouse and children under 20 as dependents, up to a maximum of 4 dependents in total per LTR visa holder. Required documents include a copy of the main applicant’s BOI approval and visa proof, the family member’s passport, and marriage or birth certificates (with certified translation), and health insurance documents.

8. Conclusion: Keeping Up With the Latest Changes for Effective Planning

Thailand’s BOI and IEAT policies offer multi-layered support for international investors and foreign professionals, but there have been numerous system updates in 2025-2026 — particularly the restructuring of the Smart Visa framework, the easing of LTR conditions, and new requirements on foreign-employee salaries and staffing ratios — all of which directly affect companies’ workforce planning and individuals’ visa choices.

Before applying, it is recommended to carefully check the latest BOI announcements or consult a professional advisor familiar with Thai investment regulations, to ensure eligibility and documents meet current requirements.

*Disclaimer*

*This article is current as of June 2026. Actual regulations are subject to the latest official announcements from the BOI and IEAT. This article does not constitute legal or investment advice; consult a professional for your specific situation.*

Have a question about this guide? Leave a comment below, or ask Zagdim directly.

Sources

Thailand Board of Investment (BOI) – 2026 Investment Promotion Update (January 2026) / BOI Announcement Por. 8/2568 – New Rules on Foreign Employee Salary and Staffing Ratio (June 2025) / BOI Announcements Por. 5/2568 and Por. 6/2568 – Smart Visa Revisions (February 2025) / BOI/Cabinet – LTR Visa Eligibility Easing (approved January 2025, effective February 2025) / Industrial Estate Authority of Thailand (IEAT) official materials