Virtual office vs serviced office for Thai company and VAT registration
Quick answer
Both are accepted for incorporation; the difference shows up at VAT registration, where the district Revenue office checks that the premises exist and can be pinpointed. A virtual office that issues a lease over a defined area, displays the company signboard and lets officers photograph the unit normally passes. A serviced office has real desks, so fewer questions arise, at several times the annual cost.
Side-by-side facts
| Aspect | Virtual office — an address for registration and mail | Serviced office — a leased workspace that also provides the address |
|---|---|---|
| DBD incorporation | Accepted once the owner's consent and the building ownership copy are attached | Accepted with the in-building lease |
| VAT registration | Passes when the area is defined, signposted and inspection-ready | Smoother, since desks and staff are physically there |
| Indicative yearly cost | Low tens of thousands of baht, by location and inclusions | Six figures of baht a year per seat and upward |
| Official mail | Reception plus notification — agree the forwarding method | Reception takes it on the office floor at once |
| Somewhere staff can work | Generally no — meeting rooms by the purchased hour | Yes, as a permanent desk |
| Risk to watch | A provider stacking dozens of companies in one unit with no division | Long lock-ins and early-exit penalties |
Choose Virtual office — an address for registration and mail when
- Your team works remotely and you need a registered address that survives a Revenue inspection
- You are incorporating now and want first-year fixed costs low
- You need someone to receive official mail on working days
Choose Serviced office — a leased workspace that also provides the address when
- You have Thailand-based staff who need a desk daily
- Clients or partners visit your office regularly
- The business must keep original files or equipment on site
Documents to prepare
- Service or lease agreement stating the area and the term
- Consent-to-use letter from the property owner
- Copy of the title deed or the building's house registration
- ID card or passport of the person giving consent
- Map, photo of the building frontage, and photo of the company signboard
Step by step
1. Vet the provider before signing
Ask how the unit is partitioned, how many companies are registered there, and whether past inspections passed
Typical duration: 1–3 days
2. Assemble the premises pack
Collect the consent letter, ownership copies and photos up front so nothing is chased later
Typical duration: 2–5 days
3. Incorporate
File the incorporation with the office location exactly as written in the agreement
Typical duration: 1–3 working days
4. File for VAT and prepare for inspection
Put up a clearly visible signboard, make the area photographable, and have a representative on site
Typical duration: 1–4 weeks
What usually goes wrong
- Signing an agreement with no defined area, so officers will not treat it as premises
- No company signboard on the day officers arrive
- Addresses filed with DBD and the Revenue Department that do not match
- Moving without filing the change, so official letters never arrive
Why an adviser beats a template
We advise against choosing on annual price alone. Before signing we review the floor plan and the provider's inspection history, then prepare the premises pack from incorporation day so the VAT step does not stall.
Frequently asked questions
Can a virtual office really get VAT registration?
Yes, provided the address genuinely serves as premises: a locatable area, a signboard, and a representative the officer can meet. Refusals usually involve an empty room with nobody present and no signage.
Can I use the condominium where I live instead?
Some buildings prohibit using a residential unit as an office under the condominium juristic person's rules, and some will not issue the consent letter at all. Ask building management in writing before you commit.
Is switching from a virtual office to a real office later difficult?
Not difficult, but you file the location change with DBD, notify the Revenue Department, and correct the address on tax invoices before issuing the next one.
Can a company with foreign shareholders use a virtual office?
Yes — the address rules are not tied to shareholder nationality. If the company will sponsor a work permit, though, the authorities also look at staff ratios and real working space.
Official sources
Not sure which route fits your case?
Call +66-92-017-0000, email contact@tla.co.th, or message us on LINE. Monday to Saturday, 09:00–18:00 Bangkok time, in English or Thai.