The Eastern Economic Corridor (EEC) is the most ambitious special economic zone ever created in Thailand. It covers three provinces on the eastern seaboard, Chachoengsao, Chonburi and Rayong, over about 13,266 km². It is the spearhead of Thailand’s strategy to attract high value-added foreign investment. In 2026, the EEC is a mix of operating infrastructure, large projects under construction and others facing serious delays. This guide sets out the legal framework, incentives, target industries and procedures for investors considering a project in the zone.
Last updated: October 2026
Other zone-based schemes exist depending on your sector and location, such as the special economic zones on Thailand’s borders and the Free Zones in industrial estates. Our team helps foreign investors structure projects in the EEC, in industrial estates and in Free Zones.
What is the EEC?
The Eastern Economic Corridor was formally established by the Eastern Economic Corridor Act B.E. 2561 (2018), which gives it a legal framework separate from ordinary law. It is run by the Eastern Economic Corridor Office (EECO), which handles investment procedures, approvals and services to investors through its One Stop Service (EEC OSS).
The EEC builds on the Eastern Seaboard Development Programme of the 1980s, which had already turned the region into a major industrial hub. The current version goes much further: it is not just an industrial area, but an ecosystem that combines research zones, a new city, port and airport infrastructure, and a tailored regulatory framework for target industries.
Key figures: according to EECO data, the three provinces account for about 13% of Thailand’s GDP, while covering only around 2.6% of the country’s land area, with a population of about 3.2 million. In its first five years (2018–2022), the EEC attracted about 1.92 trillion baht of investment, above its initial target of 1.7 trillion baht. The government’s target for the second five-year phase (2023–2027) is 2.2 trillion baht.
The three provinces of the EEC
Chonburi
The most urbanised of the three provinces, Chonburi is home to clusters in electronics, data centres, digital services and medical services, as well as the EEC’s digital park (EECd) in Sriracha. It has well-developed logistics and a skilled workforce. Laem Chabang, Thailand’s largest container port, is located there, as is the site of the planned EEC capital city in Huay Yai (Bang Lamung district).
Rayong
The historical industrial heart of the EEC, Rayong is home to heavy industry, petrochemicals, automotive and electric vehicle production. Large industrial estates such as Map Ta Phut are located there. U-Tapao International Airport and the Eastern Airport City project are in Ban Chang district, and the EECi innovation zone is at Wangchan Valley, in Wang Chan district.
Chachoengsao
The province closest to Bangkok, Chachoengsao focuses on bio-economy, agriculture and food industries, logistics and residential and commercial projects linked to the development of the corridor.
EEC-specific incentives
EEC incentives come on top of standard BOI promotion. In practice, most investors in the EEC combine BOI promotion with the additional incentives of the zone. For the details of BOI promotion, see our complete guide to BOI promotion.
Tax incentives
- Corporate income tax exemption of up to 15 years for approved projects in target industries, compared with 13 years at most under the Investment Promotion Act. The longest periods are granted case by case.
- A 17% flat personal income tax rate for qualified executives, specialists and researchers working for a company in the EEC that receives a corporate income tax exemption in a target industry. Conditions apply, including residence in Thailand for at least 180 days a year and salary paid entirely in Thailand. Without this scheme, the progressive scale goes up to 35%.
- Import duty exemption on machinery, R&D equipment and raw materials for export manufacturing.
- Additional deductions such as a double deduction of transport, electricity and water costs, or a deduction of part of the construction costs.
- A 50% reduction of corporate income tax for up to 5 years after the exemption, for some projects.
Non-tax incentives
- Long-term land leases: in the special economic promotion zones (SEPZ), a lease can run up to 50 years, with a single renewal of up to 49 years. Under the Civil and Commercial Code, a lease is limited to 30 years, renewable. The Commercial and Industrial Property Lease Act also allows leases of up to 50 years for some commercial and industrial uses.
- Land ownership: approved projects can own land within the SEPZ for their business, within limits set by the EEC committee in charge.
- Condominium ownership: foreign investors can own condominium units in the EEC for business or residential use, subject to approval.
- EEC Visa: a visa of up to 10 years, approved by the Cabinet in May 2024, in four categories: Specialist (S), Executive (E), Professional (P) and spouses and dependents (O). The first stay can last up to five years. It comes with an EEC work permit.
- One Stop Service: the EEC OSS centralises applications and coordinates approvals with the agencies involved.
- Exemptions from certain rules: the EEC Act allows the EEC Policy Committee to grant projects in the zones exemptions from some ordinary regulations, including parts of customs law.
Target industries of the EEC
The EEC was originally built around 12 target industries: the 10 “S-Curve” industries, plus defence and education. The EECO now groups them into five clusters:
- Medical and comprehensive healthcare: hospitals, medical devices, health services.
- Digital: digital industries, intelligent electronics, automation and robotics, defence. Data centres are part of this cluster.
- Next-generation automotive: electric vehicles, batteries and components. Rayong and Chonburi are home to much of Thailand’s automotive industry.
- BCG economy (Bio-Circular-Green): green and circular economy, biofuels and biochemicals, advanced agriculture and biotechnology, food for the future.
- Services: high-value and medical tourism, aviation and logistics, education and human resource development.
2025–2026 trends: data centres and digital activities are driving investment. In the first half of 2025 alone, data centres accounted for more than 520 billion baht of BOI promotion applications nationwide. Electric vehicles are moving from assembly to batteries and components, and the BCG economy is gaining weight in the EEC’s priorities.
Key EEC infrastructure
What sets the EEC apart is its level of infrastructure investment, both public and private. But timelines in 2026 vary a lot from one project to another.
Laem Chabang Port, Phase 3
Laem Chabang is Thailand’s largest container port. Phase 3, worth about 111 billion baht, aims to raise its capacity from 11 to 18 million TEU a year. Terminal F, operated by GPC International Terminal, is being built first: according to the EECO, F1 was due to open in 2027 and F2 in 2031. In April 2026, a technical dispute over the reclaimed land had delayed the handover of the site, and the Transport Ministry was then expecting F1 to open in 2028.
U-Tapao Airport and Eastern Airport City
U-Tapao International Airport, in Rayong, is set to become Thailand’s third major international airport. The Eastern Airport City project, worth about 300 billion baht, is run by U-Tapao International Aviation (UTA) under a public-private partnership. Construction officially started on 3 April 2026, after more than five years of delay. The first phase includes a passenger terminal for 3 to 4 million passengers a year, and a second runway, built by the Royal Thai Navy, is scheduled for May 2028.
High-speed rail linking three airports
This project would connect Don Mueang and Suvarnabhumi airports in Bangkok to U-Tapao. It was awarded to Asia Era One, a company linked to the Charoen Pokphand (CP) group. In 2026, the project is at a standstill: in August and September 2026, Asia Era One asked to terminate its contract, and the case has gone back to the EEC Policy Committee. No new timeline has been set. Asia Era One will keep running the existing Airport Rail Link until 31 January 2027, after which a subsidiary of the State Railway of Thailand will take over.
EEC Capital City (EECiti)
A new city is planned in Huay Yai, Bang Lamung district, Chonburi, on 14,619 rai (about 2,340 hectares). Phase 1 covers about 5,795 rai. The EECO opened public consultations on the public-private partnership at the end of 2025, with a first package worth about 74.5 billion baht, and is aiming for infrastructure construction from fiscal year 2027.
The EEC’s specific legal framework
The EEC Act B.E. 2561 (2018) gives the zone a legal framework that departs from several rules of ordinary Thai law:
- Long-term leases: up to 50 years plus a renewal of up to 49 years in the special economic promotion zones.
- Land and condominium ownership for approved projects, within the limits set by the EEC committees.
- Work and residence: executives, specialists and skilled workers of approved companies can work under an EEC work permit and obtain visas for themselves and their families.
- Exemptions: the EEC Policy Committee can grant exemptions from some regulations, including customs rules, for projects in the zones.
How to invest in the EEC: the procedure
Step 1: Choose the zone and the activity
The EECO lists 46 special economic promotion zones, in three categories:
- Zones for target industries: mainly industrial estates in Chonburi, Rayong and Chachoengsao, such as Amata, WHA, Pinthong or Eastern Seaboard.
- Zones for specific industries: for example EECi (innovation, Wangchan Valley), EECd (digital park), EECa (Eastern Airport City), EECmd (medical hub), EECh (around the high-speed rail line) and EECiti (the new city).
- Zones for specific businesses: for example a next-generation automotive zone in Ban Pho or an e-commerce zone in Bang Pakong.
Step 2: File with the EEC One Stop Service
Projects that want EEC-specific incentives, such as land ownership, condominium ownership or EEC visas and work permits, apply through the EEC One Stop Service (EEC OSS). The file includes the investment plan, the technical specifications, financial projections and company documents. The EECO coordinates approvals with the agencies involved.
Step 3: Coordinate with the BOI
Most EEC projects apply for BOI promotion at the same time, since the two systems are complementary. Tax incentives are mainly granted through BOI promotion, with additional incentives for projects in the EEC zones.
Step 4: Choose and secure the land
Industrial land in the EEC is available for sale or lease in industrial estates run by the IEAT or private developers. According to Cushman & Wakefield, average prices in the first quarter of 2026 were about 9.5 million baht per rai in Chonburi, 7.75 million in Chachoengsao and 7.5 million in Rayong, up 20% to 30% in two years in Chonburi and Rayong. Nationwide, about 6.2% of industrial estate land was still available.
EEC vs standard BOI: comparison
| Criterion | Standard BOI | EEC + BOI |
|---|---|---|
| Maximum corporate income tax exemption | 13 years | Up to 15 years |
| Personal income tax for foreign experts | Progressive scale (up to 35%) | 17% flat rate, under conditions |
| Land lease | 30 years (Civil Code), up to 50 years under the commercial and industrial lease law | 50 years + 49 years renewal in the SEPZ |
| One-stop service | TIESC (Bangkok) and BOI offices | EEC One Stop Service |
| Exemptions from certain rules | No | Possible, case by case |
| Specific visa | BOI visa | EEC Visa (up to 10 years) |
| Dedicated infrastructure | None specific | Ports, airport, industrial and innovation zones |
Key points
- The EEC covers Chachoengsao, Chonburi and Rayong: about 13% of Thailand’s GDP on around 2.6% of its land area.
- Its incentives go beyond standard BOI promotion: corporate income tax exemption of up to 15 years, a 17% personal income tax rate for qualified experts, 50 + 49-year leases, land and condominium ownership in the zones, and a 10-year EEC Visa.
- The EECO now groups its target industries into five clusters: medical, digital, next-generation automotive, BCG economy and services.
- Infrastructure is progressing unevenly: construction has started at U-Tapao, Laem Chabang Terminal F is delayed, and the high-speed rail line is at a standstill.
- The EEC One Stop Service handles EEC-specific incentives, and most projects combine EEC incentives with BOI promotion.
Frequently asked questions about the EEC in Thailand
Is the EEC open to SMEs or only to large groups?
The EEC is open to investments of all sizes in eligible activities. Foreign and Thai SMEs can invest there, as long as their project fits the target industries. Larger projects naturally get more incentives, but there is no general minimum investment for the EEC as a whole. Thailand FastPass, by contrast, is reserved for BOI projects of at least 1 billion baht: see our article on Thailand FastPass.
Can you invest in the EEC without the BOI?
Yes, EEC incentives are separate from BOI promotion. In practice, almost all investors in the EEC also apply for BOI promotion to get the full range of incentives, and the two procedures are coordinated.
Can a foreign company own land directly in the EEC?
The general rule remains that foreigners cannot own land in Thailand, but three separate legal exceptions exist. The first, Section 27 of the Investment Promotion Act, applies to any BOI-promoted company, wherever it is located. The second, Section 44 of the IEAT Act, applies to companies located in an IEAT industrial estate. The third is specific to the EEC: the EEC Act allows approved projects to own land within the designated special economic promotion zones, with the approval of the EEC committees. This is a narrower area than the three provinces as a whole. In all three cases, ownership is tied to the approved project, and the land must be sold if the activity ends. Outside these cases, long-term leases remain the standard solution. For more details, see our article on BOI vs IEAT land ownership.
What is the 17% personal income tax rate for foreign professionals in the EEC?
Qualified foreign executives, specialists and researchers working for a company in the EEC that receives a corporate income tax exemption in a target industry can be taxed at a flat 17% rate instead of the progressive scale, which goes up to 35%. Conditions apply, including at least 180 days of residence in Thailand per year, salary paid entirely in Thailand and prior notification to the Revenue Department by the employer.
What is the difference between the EEC and an IEAT Free Zone?
The IEAT (Industrial Estate Authority of Thailand) runs industrial estates, some of which include customs Free Zones located in the EEC. IEAT Free Zones offer specific customs benefits, such as the suspension of duties and taxes on imported goods. The EEC is a broader framework that includes industrial estates but also other types of zones (digital, medical, aviation, innovation). The two can be combined. See our article on the IEAT Free Zone.
Do global trade tensions affect the EEC’s appeal?
Trade tensions, especially US tariff policies, have led many companies to relocate or diversify their production to Thailand, and in particular to the EEC, for electronics, automotive and data centres. Thailand’s network of free trade agreements, which keeps expanding, supports this trend. Competition from Vietnam, Malaysia and Indonesia remains strong, however.
Where can I find official information on the EEC?
The EECO website publishes incentives, target industries and the list of special economic promotion zones. Applications for EEC incentives go through the EEC One Stop Service.
Conclusion
In 2026, the Eastern Economic Corridor is much more than an industrial area. It combines major infrastructure, strong tax incentives, a special legal framework and clearly defined target industries. Some flagship projects are running late, but the industrial base, the ports and the incentives are already there. For a foreign investor looking to set up in high value-added industries in Southeast Asia, the EEC is one of the most complete frameworks in the region.
If you want to assess whether the EEC fits your investment project or need support with the EECO and the BOI, contact our team. Our offices in Chonburi and Rayong are located in the heart of the EEC.
