Two changes take effect today, 1 July B.E. 2569 (2026), independent of the Cabinet. First, the Securities and Exchange Commission's revised material-transaction and connected-transaction rules apply to listed and public companies, changing how related-party and significant deals are approved and disclosed. Second, the Department of Business Development ends walk-in company and partnership registration and moves to online-only filing through its BizRegist system, so any Thai entity now needs DBD e-registration credentials and an e-signature to file an incorporation or a change.
Three more are close behind. BOI-promoted companies in the implementation phase must file their second-quarter e-Monitoring progress report by 30 July B.E. 2569 (2026); a missed filing automatically suspends BOI privileges, including visa and work-permit processing for foreign staff. Employee Welfare Fund contributions begin on 1 October B.E. 2569 (2026) for employers with ten or more staff that do not run a provident fund, at 0.25 percent of wages from the employer and 0.25 percent from each employee. And the 60-day to 30-day visa-exemption cut approved on 19 May B.E. 2569 (2026) is still unpublished in the Royal Gazette, so the current 60-day exemption still applies at the border.
Key Takeaways
- The reduced property registration fees lapsed on 30 June B.E. 2569 (2026). The Cabinet approved a renewal for 2026 that would again cut the transfer fee to 0.01 percent (from 2 percent) and the mortgage fee to 0.01 percent (from 1 percent) for homes and condominium units at or under THB 7 million, but those rates sit in two draft Interior Ministry announcements and are not in force. Until they are gazetted, the full fees apply.
- The amendment to the Act on Expropriation and Acquisition of Immovable Property B.E. 2562 (2019) has passed Parliament and awaits royal assent and Royal Gazette publication. It preserves a claimant's right to compensation even after the statutory deadline and, for the first time, lets tenants, sub-tenants, and occupants, not only owners, challenge a compensation award in court. It is not yet law.
- The National Economic and Social Development Council reported first-quarter B.E. 2569 (2026) growth of 2.8 percent and cut the full-year 2026 outlook to a range of 1.5 to 2.5 percent, flagging higher energy costs and the Middle East conflict as risks to transport, fishing, and construction.
- Company registration went online-only through BizRegist today, 1 July B.E. 2569 (2026). Separately, the Cabinet approved a draft Royal Decree restructuring the Digital Government Development Agency, a structural change that is not yet in force but points to more government services moving online.
- The Cabinet extended, by one year to 30 June B.E. 2570 (2027), the framework that fast-tracks nationality and legal status for long-resident migrants and their Thailand-born children, which matters to employers in migrant-labour-reliant sectors.
1. If you are buying or selling a home or condo, the fee break has lapsed; the renewal is not in force yet.
The reduced-fee scheme approved by the Cabinet on 8 April B.E. 2568 (2025) ran only to 30 June B.E. 2569 (2026) and has now expired. As of today, 1 July B.E. 2569 (2026), with nothing yet in the Royal Gazette, the standard 2 percent transfer fee and 1 percent mortgage fee apply, and a registration completed now will not qualify for the reduced rates. That is the fact most likely to catch a closing this week.
On 30 June the Cabinet approved a renewal for 2026, together with two draft Interior Ministry announcements, one under the Land Code for houses, commercial buildings, and land with such buildings, and one under the Condominium Act B.E. 2522 (1979) for condominium units. The renewed measure again reduces the transfer registration fee to 0.01 percent and the mortgage fee registered in the same transaction to 0.01 percent, for property whose sale price and appraised value both do not exceed THB 7 million and whose mortgage does not exceed THB 7 million per contract, covering detached, semi-detached, and townhouse homes, commercial buildings, land sold with those buildings, and condominium units, but not the sale of a partial interest. Those rates and thresholds are proposed terms in draft announcements and can change before publication; the measure takes effect only when both announcements appear in the Royal Gazette, and it is set to run to 30 June B.E. 2570 (2027). The Cabinet summary notes that the Bank of Thailand has separately relaxed its loan-to-value limits for housing loans contracted from 1 July B.E. 2569 (2026) to 30 June B.E. 2570 (2027), and foreign buyers of condominiums, who may own within the 49 percent foreign quota under the Condominium Act B.E. 2522 (1979), qualify for the fee reduction on the same terms as Thai buyers once it is in force.
Action: before registering any residential transfer at or under THB 7 million on or after 1 July B.E. 2569 (2026), check the Royal Gazette for both Interior Ministry announcements; if they have not appeared, the full 2 percent and 1 percent fees apply, so budget for them or ask us whether the closing can wait for the reduced rate.
2. If you own or occupy land near a state project, the expropriation law is being amended in claimants' favour.
The amendment to the Act on Expropriation and Acquisition of Immovable Property B.E. 2562 (2019) has passed both Houses of Parliament and is being submitted for royal assent before promulgation; the Cabinet this week only acknowledged the parliamentary committee's observations and prepared the reasons for Royal Gazette publication. It is not yet law, and the current B.E. 2562 (2019) Act governs any expropriation or compensation claim now in progress.
Two changes matter. First, a person entitled to compensation keeps the right to claim it even after the statutory claim deadline has passed; the Cabinet summary ties this to Constitutional Court ruling No. 2/2564 (2021), which held that the right to compensation cannot be extinguished simply because a deadline expired. Second, the right to challenge a compensation award in court is widened from the owner alone to everyone entitled to compensation, including tenants, sub-tenants, and residents of the expropriated property. The joint House and Senate committee also urged that affected owners sit on the initial valuation committee and that expropriating agencies disclose project information transparently while observing the Personal Data Protection Act B.E. 2562 (2019), points that will shape the subordinate rules but are not yet binding.
Action: this month, owners and occupiers of land near planned roads, rail, or utilities should pull and date their current valuation, lease, and use records, so that if the amended Act reaches the Royal Gazette a compensation claim is supported from day one; ask us to check whether your lease or occupancy now carries a standalone right to challenge an award.
3. If you are setting second-half budgets, the official growth band has been cut to 1.5 to 2.5 percent.
The Cabinet acknowledged the National Economic and Social Development Council's report on the first quarter of B.E. 2569 (2026). Growth came in at 2.8 percent year on year, up from 2.5 percent in the final quarter of B.E. 2568 (2025), carried by private consumption, a sharp rise in total investment, and strong exports, with public debt at 66.38 percent of GDP. For the full year, the Council projects growth of 1.5 to 2.5 percent, supported by private demand, a larger public budget, continued exports, and the Emergency Decree Authorising the Ministry of Finance to Borrow to Address the Energy Crisis and Support the Country's Energy Transition B.E. 2569 (2026).
This is the government's own base case, and it names the risks that will shape the rest of the year: the conflict in the Middle East and higher energy costs, with targeted relief urged for transport, fishing, and construction. For any operation with energy-intensive logistics, that points to input-cost pressure rather than a tail risk.
Action: rebuild your second-half B.E. 2569 (2026) budget on the 1.5 to 2.5 percent band, stress-test an energy-cost spike, and review your key supply and logistics contracts now for price-adjustment and force-majeure terms before costs move.
4. If you file with Thai agencies, company registration went online-only today, with more to come.
The immediate change is operational and in force: from today, 1 July B.E. 2569 (2026), the Department of Business Development no longer accepts walk-in company and partnership filings and processes incorporations and changes only through its BizRegist online system, which requires e-registration credentials and an e-signature set up in advance. An entity without those in place risks a stalled filing this week.
Behind that shift, the Cabinet approved a draft Royal Decree restructuring the Digital Government Development Agency, the body that builds Thailand's shared digital-government platforms, on a proposal from the Ministry of Digital Economy and Society. The stated aim is to accelerate connected digital government and make more services convenient for business and the public. That decree is a structural change and is not yet enacted or in force, but it signals that the online-only direction now reaching company registration will extend to other agencies.
Action: this week, confirm each of your Thai entities holds active DBD e-registration credentials and a valid e-signature so incorporations and corporate changes are not held up, and ask us to identify which of your other routine government filings are moving online next.
5. If you rely on a migrant workforce, the fast-track nationality and status framework has another year.
The Cabinet approved a one-time, one-year extension, to 30 June B.E. 2570 (2027), of the framework set by its resolution of 29 October B.E. 2567 (2024) that accelerates the resolution of nationality and legal status for people who migrated into the Kingdom long ago and for their children born in Thailand, keeping the existing criteria and qualifications unchanged. It directed the Department of Provincial Administration to run the screening and update the civil-registration database, with Budget Bureau funding.
This is primarily a civil-status measure, and it changes none of an employer's existing work-permit or reporting duties. Its business relevance is indirect but real for sectors that draw on this labour pool, including manufacturing, agriculture, fishing, construction, and hospitality, because a continued, orderly path to legal status keeps workers documented and mobile for another year.
Action: over the next quarter, employers with significant migrant or stateless labour should identify which of their workers fall inside this framework and confirm their documentation is on track before the 30 June B.E. 2570 (2027) cut-off, so a lapse does not disrupt staffing.
Also worth noting
The Cabinet acknowledged two governance items rather than making new rules. It noted the Ministry of Transport's response to the National Anti-Corruption Commission's recommendations on the Suvarnabhumi Airport development project, of interest to aviation, construction, and airport-concession contractors, and the Treasury Department's report on measures to increase transparency in the use of state treasury land, of interest to businesses that lease state land.
Where we can help
Our Corporate and Commercial team advises buyers, sellers, and developers on the residential fee measure, structures property and share transactions, and helps companies set up for online-only DBD registration and the new SEC transaction rules. Our Taxation team advises on the fee and fiscal-discipline aspects of the property measure and on transfer and mortgage cost planning. Our Litigation and Dispute Resolution team advises owners and occupiers on expropriation and compensation under the Act on Expropriation and Acquisition of Immovable Property. Our Immigration team advises employers on workforce status, work permits, and reporting, including the extended nationality and status framework. Our Intellectual Property team supports brand owners across the retail and property touchpoints these changes affect. To arrange a 30-minute strategy call, contact [email protected].
Disclaimer: This publication is intended for general informational purposes only and does not constitute legal advice. The information contained herein should not be relied upon as a substitute for specific legal counsel. For advice tailored to your circumstances, please contact Dej-Udom & Associates directly.