IRR Projection
10.4%
Hybrid Model · 25yr
Net Profit
฿108.97M
25-year total cashflow
Active Listings
284 assets
38 Industrial Estates
Thailand Industrial Investment Platform

High-yield
industrial
assets. นิคมอุตสาหกรรมทั่วประเทศ

แพลตฟอร์มสำหรับนักลงทุนที่ต้องการเข้าถึงโรงงานในนิคมอุตสาหกรรม ทั้งรูปแบบ Freehold, Leasehold และ Hybrid Structure พร้อม Financial Model ครบถ้วน

284+
Active Listings
38
Industrial Estates
10.4%
IRR (Hybrid Model)
฿40M+
Entry Price
อมตะนคร — โรงงาน A1 · ฿185M · Hybrid
WHA ชลบุรี — Zone C · ฿185K/mo · Leasehold
IRR 10.4% · Payback 11.6 yrs · Net ฿108.97M
นวนคร — Food Grade · ฿95M · Freehold
อีสเทิร์นซีบอร์ด — ระยอง · ฿320M · Hybrid
Investment Score 52/100 · Borderline
ลาดกระบัง — Logistics · ฿220K/mo · Leaseback
Tranche 1: 50% · Tranche 2: 50% minus vacancy
อมตะนคร — โรงงาน A1 · ฿185M · Hybrid
WHA ชลบุรี — Zone C · ฿185K/mo · Leasehold
IRR 10.4% · Payback 11.6 yrs · Net ฿108.97M
นวนคร — Food Grade · ฿95M · Freehold
อีสเทิร์นซีบอร์ด — ระยอง · ฿320M · Hybrid
Investment Score 52/100 · Borderline
ลาดกระบัง — Logistics · ฿220K/mo · Leaseback
Tranche 1: 50% · Tranche 2: 50% minus vacancy
Investment Overview
Financial Model
Full Cashflow Table
Investor Brief · Bangkok · Confidential
Hybrid 25-year high-yield platform
+ freehold corner unit with capital upside.

A structured leasehold investment with scenario-dependent IRR, vacancy cost economically transferred through reduced Tranche 2 pricing, and an optional freehold corner acquisition for investors seeking longer-term upside.

Lease Term
25 yrs
Registered leasehold
Initial Sublease Rent
฿600K/mo
From month 13
Headline Price
฿40–50M
Each tranche = ฿22.5M gross
Freehold Option
Corner Unit
Unit 4A — separate
// TRANSACTION STRUCTURE
01
Formation
Investor 75% + BMB 25%
NewCo becomes the transaction vehicle. Investor holds 75%, BMB retains 25% until Tranche 2 is paid.
NewCo SPV
75 / 25 Split
02
Registration
25-year leasehold registered
BMB delivers the 4-building leasehold platform and the lease is formally registered.
Legal Registration
25 Years
03
Payment
Tranche 1 paid — 50%
50% of headline price minus lease registration fee. NewCo takes operational control immediately.
฿22.5M Gross
Operational Control
04
Lease-up
First tenant signs → Tranche 2
First qualifying tenant deposit triggers Tranche 2. Every month of prior vacancy reduces the amount owed.
Capped 36 months
Max deduct ฿9.98M
05
Completion
BMB exits · Investor takes full control
Upon payment of Tranche 2, BMB exits and the investor assumes 100% ownership and control of NewCo.
100% Ownership
Full Control
Why This Asset Stands Out
High initial yield
฿600K/mo vs ฿260K/mo lease cost — 2.3× coverage ratio from day one.
Escalating income
Both costs and rents escalate at 10% every three years, protecting real returns over 25 years.
Capped downside
Vacancy deduction capped at 36 months — maximum Tranche 2 reduction ฿9.98M at ฿40M headline.
Optional freehold corner
Unit 4A available separately — capital gain opportunity not in base model.
Billboard income
Rooftop and facade billboard rights — additional unmodelled revenue stream.
Anchor-driven footfall
Adjacent to major retail and transit anchors supporting sublease marketability.
Lease Cost Escalation Timeline
YR 1
฿260K
Months 1–12
YR 2–4
฿286K
+10% from month 13
YR 5–7
฿315K
+10%
YR 8–10
฿346K
+10%
YR 11+
Continues
Every 3 years
Standard Acquisition
✗ Full purchase price paid regardless of lease-up speed
✗ Investor carries 100% of vacancy holding costs
✗ No price adjustment mechanism if building sits empty
✗ Delayed lease-up directly erodes investor returns
This Structure
✓ Tranche 2 reduced by every month of vacancy lease cost
✓ Vacancy deduction capped at 36 months for certainty
✓ Total price paid to BMB falls if lease-up takes longer
✓ Cashflow timing is affected — but not total outlay
Investment Analysis
Leasehold cashflow calculator

25-year leasehold · Bangkok · Adjust assumptions to model your scenario

Headline Price
฿45M
Gross purchase price
Net Paid to BMB
฿40.6M
T1 net + T2 net
Total Cash Outlay
฿45M
Fees & deposit incl.
Net Profit
฿109M
25-yr total
IRR
10.4%
Internal rate of return
Total ROI
242%
Net profit / outlay
NPV
฿1.55M
At 10% discount rate
Payback
11.6 yrs
Years to recover outlay
Tranche 1 net = 50% of purchase price minus registration fee. Tranche 2 net = 50% minus vacancy lease-cost deduction. Total cash outlay changes depending on tenant start month.
Investment Score
52
/100
BORDERLINE
Score based on headline price and achievable income. Detailed returns shown in the financial model.
NON-INVESTABLEEXCEPTIONAL INVESTABLE
See the full year-by-year breakdown
Cost, revenue, net cashflow and yield for all 25 years
Scenario Inputs
First Tenant Signing Timing
Monthly Sublease Rent (฿)
฿300K฿600K฿900K
฿600,000
Annual: ฿7,200,000
Headline Purchase Price
Each tranche = ฿22.5M gross
Fixed Deal Terms — Not Adjustable
A · Contractual Deal Terms
Lease term25 years
Initial lease cost฿260,000 / month
Escalation+10% every 3 years after Year 1
Registration fee1.1% of total lease value
Refundable deposit12 months
B · Valuation Assumption
NPV discount rate
10%
Used only for NPV. Does not affect IRR, payback, or investment score.
NPV
฿1,554,301
Total ROI
242.2%
Full Cashflow Analysis
Full Cashflow Table

25-year leasehold · ฿45,000,000 · ฿600,000/mo · Tenant from month 13

฿45M
Total Cash Outlay
Capital deployed
฿108.97M
Net Profit
Total net cashflow
10.4%
IRR
Internal rate of return
11.6 yrs
Payback
Years to recover outlay
Yield on invested capital shown on final row of each year only.
YearItemCost (THB)Revenue (THB)Net CashflowYield on Invested Capital
Industrial Properties
Featured Listings

คลิกที่โรงงานเพื่อดูรายละเอียด Financial Model และโครงสร้างการลงทุนได้เลย

อมตะนคร
Hybrid
โรงงานผลิตชิ้นส่วนอิเล็กทรอนิกส์ A1
AMATA NAKORN · CHONBURI
12,000 ตร.ม. · 500 kVA · 2 ชั้น
฿185,000,000 IRR ~14%
WHA ชลบุรี
Leasehold
โกดังอุตสาหกรรม WHA Zone C
WHA CHONBURI · CHONBURI
8,500 ตร.ม. · 30 ปี
฿185,000 /เดือน
อีสเทิร์นซีบอร์ด
Freehold
โรงงานเหล็กอีสเทิร์นซีบอร์ด
EASTERN SEABOARD · RAYONG
18,500 ตร.ม. · 1,000 kVA
฿320,000,000 Freehold
Showing 3 of 284 listings — คลิกเพื่อดูทั้งหมดในแพลตฟอร์ม
Coverage
38 Industrial Estates
อมตะนคร
Chonburi
42
listings
WHA ชลบุรี
Chonburi
38
listings
นวนคร
Pathumthani
29
listings
บางปู
Samutprakarn
24
listings
ลาดกระบัง
Bangkok
31
listings
อีสเทิร์นซีบอร์ด
Rayong
27
listings
ปิ่นทอง
Chonburi
18
listings
เหมราช
Rayong
22
listings
304 Industrial
Chachoengsao
16
listings
โรจนะ
Ayutthaya
19
listings
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