The January 2026 rule applies to new incorporations — existing companies registered at virtual addresses are not required to change their registered address immediately. However, if your company applies for work permits, visa sponsorship, or certain business licences, the relevant government agency may conduct a site inspection and find that the address does not have a genuine physical presence. We recommend switching to a physical address if you are planning any government applications that involve an inspection.

The DBD requires a minimum of one year's lease agreement to be submitted as part of a new company incorporation. The lease must be for a physical premises, signed by both parties, and in a format acceptable to the DBD officer. All UnionSPACE physical office products — Serviced Office, DBD Compliant Office, and Mini Warehouse + Office — include a compliant lease agreement as part of the package.

A DBD Compliant Office provides a physical address with a signed lease agreement — meeting the DBD's minimum requirements for company registration. It is a shared space with co-working access, and is approved only for company registration (not VAT, SSO, work permits, or visa applications). It is the most affordable physical office option starting from THB 4,200/month.

A Serviced Office is a fully private, enclosed, furnished office with 24/7 access, all utilities included, front desk service, and internet. It is approved for company registration, VAT/SSO registration, work permit and visa applications, and business licence applications. If you need your team to work from the office, or if you plan to apply for work permits or visas, a Serviced Office is the appropriate choice.

Work permit and visa applications require a physical office that can pass an inspection by the Department of Employment or Immigration Bureau. Both the Serviced Office and Mini Warehouse + Office products meet this requirement. The DBD Compliant Office is not approved for work permit or visa applications — it is a shared space that does not meet the physical presence standards these agencies require. Virtual offices are not approved for work permits or visas under any circumstances.

FDA product registration in Thailand requires the applicant company to have a physical premises with storage facilities suitable for the product type — the FDA will not register a product for a company with no physical location. The Mini Warehouse + Office units provide a registered company address, enclosed storage space with shelving, a work area for packaging and paperwork, and 24/7 secure access. Units in Ekkamai and Sathorn are the most popular with e-commerce operators applying for FDA registration for food, cosmetics, and dietary supplements. Our team can advise on the minimum storage specifications the FDA requires for your specific product category.

The monthly fee is genuinely all-inclusive — there are no separate bills. It covers: private enclosed office space, 100 Mbps wired and wireless internet, electricity and utilities, daily cleaning service, front desk service to receive mail, parcels, and guests on your behalf, a Bangkok phone number for business use, and 15 hours of conference room usage per month. A physical lease agreement and company name signage are provided for government applications. All you bring is your team and your equipment.