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Chaiwat Keratisuthisathorn

Partner

Biography

Chaiwat Keratisuthisathorn is a partner in Tilleke & Gibbins’ corporate and commercial group and head of the firm’s real estate practice in Thailand. He advises on the full spectrum of real estate transactions—including acquisitions, disposals, leases, and development—covering property law, legal and land due diligence, title searches and transfers, transaction documentation, and registration of property rights at the land office. He is ranked as a leading real estate lawyer in Thailand by Chambers Asia-Pacific, Asialaw Profiles, and The Legal 500 Asia Pacific.

Chaiwat is also active in M&A, regularly leading legal due diligence for major transactions, including supporting global clients in the acquisition of large land plots for industrial and manufacturing projects, and advising on cross-border investments and joint ventures. His corporate work includes advising on establishing and operating businesses in Thailand—such as limited companies, representative offices, and branch offices—obtaining foreign business licenses and certificates, providing corporate secretarial services, and advising on immigration and work permits. He is regularly sought after by multinational clients for his expertise in structuring complex real estate and commercial transactions, and is recognized for his practical, business-oriented approach.

He holds an LLB from Thammasat University and an LLM from Case Western Reserve University. Chaiwat is a member of the Lawyers Council of Thailand and the Thai Bar Association, and serves on the Board of Directors of the Australian-Thai Chamber of Commerce.

Experience

  • Successfully assisted BTicino (Thailand) Limited, the Thai subsidiary of an Italian metalworking company, in obtaining a factory expansion license from Thailand’s Ministry of Industry.
  • Assisted the Thai subsidiary of one of the world’s leading container transportation and shipping companies in the negotiation and review of a 20-year sublease agreement and related securities agreements/documents for a 36,700 sq.m. plot of land that the client will use as a container yard/depot. Notably, the agreed upon rental fee for the land was THB 600 million (approx. USD 18.7 million).
  • Advised a global diversified media and entertainment company on property lease agreements (valued at approx. USD 1 million total) for three separate filming sites in Bangkok, including careful drafting of lease agreements to include demolition and construction rights.
  • Worked with a major international law firm to advise a leading Japanese multinational conglomerate on tenancy termination issues stemming from lease agreements between the client and an American commercial real estate company that specializes in shared workspaces for tech start-ups.
  • Represented a Thai real estate company in the procurement of THB 390 million (approx. USD 12.23 million) in financing from a multinational investment bank in order to refinance a major real estate project.
  • Advised a major American manufacturer on its THB 220.3 million (approx. USD 7.34 million) land acquisition, transaction documents, and THB 4 billion (approx. USD 133.3 million) construction contract for a mega-factory in Thailand.
  • Assisted a global vehicle manufacturing conglomerate with land acquisition and the construction of a factory in an export processing zone, including extensive advice on construction contracts, obtaining licenses from the Thai Board of Investment and other government agencies, and related tax matters.
  • Assisted a subsidiary of a Korean manufacturing conglomerate in establishing a branch office in Thailand to operate a service business for a project of an international energy company.
  • Assisted a successful Malaysian trading company in establishing a representative office in Thailand to source consumable and non-consumable products, verify the quality of the products, and report to its head office.
  • Assisted a leader in branded lifestyle apparel on all aspects of establishing a Regional Operating Headquarters (ROH) in Thailand, including legal assistance on leasing approximately 1,000 square meters of office space.
  • Registered and documented the replacement of the board of directors of a foundation.
  • Assisted a medical center with company formation in a short period of time to facilitate the timely commencement of business operations.
  • Helped a global pharmaceutical client close a large commercial deal in Thailand and obtain an Alien Business License in a short period of time in order for the client to commence business operations per the client’s schedule.
  • Advised on a mixed development of an entire island, including land acquisition, development and construction permits, joint venture agreements, financing, customer and supplier contracts, and the legal and tax structure.
  • Represented a group of investors in their acquisition of beachfront properties for resort development.
  • Helped a U.S. enterprise that successfully bid for a large IT project to commence and continue operations in Thailand, including securing long-term visas and work permits for a number of IT specialists of various nationalities and providing general legal counsel.
  • Represented a group investing in various high-end villa projects targeting the European market in Hua Hin and Phuket.
  • Assisted a leading Korean cosmetics manufacturer to acquire shares from the Thai majority shareholder in its joint venture company, and eventually restructure and convert it into a wholly owned subsidiary. From reviewing relevant agreements, conducting a full due diligence, and correcting discrepancies found, to post-completion registration, the Tilleke & Gibbins team provided a complete range of services.
ABOUT Chaiwat

Practices

Corporate/M&A

Real Estate

Location

Languages

    Thai

    English

Education

    LLM, Case Western Reserve University School of Law

    LLB, Thammasat University

Insights

November 14, 2025
Interest in data center land acquisition has increased significantly over the past year, with a notable rise in inquiries from investors seeking to establish digital infrastructure in Thailand. Although the sector is still in its early stages, this emerging wave of development represents a significant shift in Thailand’s technology infrastructure landscape, driven primarily by multinational technology companies and operators looking to expand their regional presence. Project Development The data center sector in Thailand is attracting a diverse range of international investors, though with clear geographic patterns. Most investors are from China, Singapore, and Japan, with some additional interest from countries outside Asia, including the United States and Europe. This investor base consists primarily of multinational tech companies and operators seeking to establish new facilities rather than acquire existing assets. Data center business activities are also a sector promoted by Thailand’s Board of Investment (BOI), which offers investors both tax and nontax privileges as well as exemptions to foreign investment and land-ownership restrictions. Projects currently underway are still largely in the land acquisition and construction phase. Unlike more mature markets where many facilities are operational and generating revenue, the predominant focus in Thailand remains on securing suitable land and beginning the building process. This means that while interest is high and land assembly is accelerating, the sector as a whole has not yet reached the operational phase that will ultimately drive licensing applications and full regulatory compliance. The licensing process itself remains at an early stage, as most projects must first complete their facilities before applying for the specific licenses required from the telecommunications authority. Once the facilities are built, the next critical step will be obtaining these telecommunications licenses, which are mandatory for data center operations. Legal and Regulatory Considerations The complexity of data center development in Thailand requires
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September 19, 2025
Over the past two years—particularly since Thailand announced incentives for EVs, including tax exemptions and reductions—there has been a clear trend of manufacturers relocating their facilities to Thailand. This shift is reshaping the country’s industrial landscape and creating significant opportunities in the real estate sector for companies looking to establish or expand EV manufacturing operations in Southeast Asia. Incentive-Driven Market Transformation The government’s tax exemptions and reductions have proven effective in attracting foreign investment, with Chinese manufacturers currently dominating the market. Most EV parts and car manufacturers operating in Thailand are from China, reflecting the prominence of Chinese EV brands that have already established a presence in the country. The sector encompasses manufacturers of electrical equipment as well as companies seeking to establish facilities for producing electric vehicle components, parts, and accessories. The surge in activity is evident across Thailand’s EV manufacturing sector, with legal practices handling these transactions experiencing unprecedented demand. Industrial Real Estate Framework and Market Dynamics Thailand’s industrial real estate framework provides compelling advantages for foreign manufacturers, who typically face restrictions on foreign land ownership under the Land Code. However, foreign investors can benefit from exemptions to these restrictions if the land is located within industrial real estate zones designated by the Industrial Estate Authority of Thailand (IEAT) or they obtain investment promotion from the Board of Investment (BOI) if the land is located outside an industrial estate area governed by the IEAT. Both the IEAT and BOI provide special tax and nontax incentives, including foreign land ownership, with even greater incentives available for land situated within the country’s Eastern Economic Corridor (EEC). This regulatory advantage has sparked a parallel trend in land development. Industrial real estate developers in the EEC are actively consolidating land into large plots to develop new industrial estate projects, recognizing that
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August 26, 2025
Thailand’s consumer protection authorities have strengthened oversight of residential leasing businesses following numerous complaints about unfair lease terms, including unjustified deposit forfeitures and excessive utility charges. The Contract Committee of Thailand’s Office of the Consumer Protection Board issued the Notification of the Contract Committee Re: The Stipulation of Residential Property Leasing as a Contract-Controlled Business B.E. 2568 (2025), published in the Government Gazette on June 6, 2025. The notification becomes effective on September 4, 2025, and repeals the prior notification issued in 2019. The notification prescribes two types of standard residential lease contracts: short-term residential lease contracts (for leases of not more than three years) and long-term residential lease contracts (for leases of more than three years up to 30 years or for the lessee’s lifetime). However, use of these standard contract forms is not compulsory, and parties may use any form as long as the terms do not contradict the notification’s requirements. Expanded Scope The notification expands the scope of enforcement to include any lessor with at least three residential units, while the 2019 notification applies only to businesses leasing five or more residential units. Hotels and dormitory operators are excluded, as they are regulated under other specific laws. Residential lease contracts entered into under the 2019 notification will remain valid and enforceable until the expiration of the contract. Any residential lease contract executed from September 4, 2025, onward must comply with the new notification. The notification also expressly extends its applicability to lease contracts made through online platforms. Electronically executed lease contracts must comply with the required and prohibited terms specified in the notification as well as applicable laws governing electronic transactions in Thailand. Mandatory Terms and Conditions Residential lease contracts must contain clearly legible Thai text no smaller than two millimeters in size and no more
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August 21, 2025
Tilleke & Gibbins is pleased to announce that the firm has adopted Harvey, a leading enterprise-grade AI platform for the global legal industry. The firm is proceeding with a rollout of Harvey’s legal AI solutions, which are supported by robust security and confidentiality protections, across the firm’s full-service regional practice in Southeast Asia. This initiative builds on the firm’s recent deployment of Microsoft Copilot and represents another advancement in Tilleke & Gibbins’ commitment to leveraging technology for enhanced legal service delivery. Under the program, legal professionals across the firm’s offices in Cambodia, Indonesia, Laos, Myanmar, Thailand, and Vietnam will have access to the full Harvey platform, equipping them to deliver practical, impactful, and results-driven legal services for clients throughout the region. The firm will also develop bespoke agentic workflows within Harvey tailored to the firm’s core practices and the unique requirements of Southeast Asian legal markets. Commenting on the initiative, Managing Partner Tiziana Sucharitkul stated, “At Tilleke & Gibbins, we have consistently invested in developing and adopting technology to improve the speed, precision, and overall excellence of our legal services. The firm’s decision to invest in Harvey exemplifies our commitment to innovation, further differentiating Tilleke & Gibbins within Southeast Asia’s legal landscape.” Managing Partner Darani Vachanavuttivong remarked, “By combining the deep regional expertise of our lawyers with Harvey’s market-leading domain-specific AI, we are empowering our regional team to streamline drafting, research, and review processes for complex legal matters, all while maintaining the high standards of quality and security our clients expect from us.” Harvey’s Chief Business Officer John Haddock added, “It’s clear Tilleke & Gibbins is investing heavily in innovation, and it’s clear their global clients will benefit significantly from their focus and investment. The Harvey team is thrilled to support the firm’s journey with our platform.”
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Awards & Rankings

September 12, 2025
The 2025/2026 edition of the IFLR1000 Asia-Pacific rankings, released by International Financial Law Review (IFLR), highlights Tilleke & Gibbins’ continued excellence in financial and corporate transactional work. The firm has maintained its strong rankings across multiple jurisdictions and practice areas while achieving notable upgrades and new recognitions, reaffirming its position as a leading firm in the Asia-Pacific region. This year, Tilleke & Gibbins received firmwide rankings in key jurisdictions, including: Thailand Banking & Finance—Tier 3 Capital Markets: Debt—Tier 3 Capital Markets: Equity—Tier 3 M&A—Tier 2 Project Development—Tier 2 Restructuring & Insolvency—Tier 3 Vietnam Banking & Finance—Tier 4 M&A—Tier 3 Project Development—Tier 3 Cambodia Financial & Corporate—Tier 2 Project Development—Tier 2 Laos Financial & Corporate—Tier 2 In addition to these firmwide rankings, Tilleke & Gibbins had several standout individual recognitions, with 12 lawyers honored in the 2025/2026 individual rankings—an increase from last year’s 10. This year’s results include upgraded rankings for John Frangos and new rankings for Charupat Boon-Long, Derrick Khoo, Prisna Sungwanna, and Saravut Krailadsiri. The full list is as follows: Charunun Sathitsuksomboon—Highly Regarded, M&A, Thailand; Women Leader Charupat Boon-Long—Rising Star, M&A, Thailand (new ranking) David Mol—Rising Star, Corporate and M&A, Cambodia Derrick Khoo—Rising Star (Partner), Financial and Corporate, Thailand (new ranking) Jay Cohen—Highly Regarded, Banking, Cambodia John Frangos—Highly Regarded, Restructuring & Insolvency, Thailand (upgraded ranking) Niti Muangkote—Rising Star, Financial & Corporate and Project Development, Laos; Highly Regarded, Banking & Finance, Thailand Prisna Sungwanna—Highly Regarded, Financial & Corporate, Laos (new ranking) Saithong Rattana—Notable Practitioner, Project Development and M&A, Laos Santhapat Periera—Highly Regarded, Banking & Finance and M&A, Laos; Highly Regarded, Banking & Finance, Thailand Saravut Krailadsiri—Notable Practitioner, Thailand (new ranking) Tram Ngoc Bich Nguyen—Highly Regarded, M&A, Vietnam To see the full set of IFLR1000 rankings for Tilleke & Gibbins’ jurisdictions, please see the Cambodia, Laos, Thailand, and Vietnam pages
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May 13, 2025
Tilleke & Gibbins has been recognized in the In-House Community (IHC) Firms of the Year 2024, earning accolades across 19 categories in Thailand and Vietnam. The results, based on surveys of in-house counsel across Asia, reflect client perspectives on the quality and responsiveness of legal services in key practice areas. The firm received 11 Firm of the Year awards and two honorable mentions in Thailand, along with six Firm of the Year awards in Vietnam. Notably, Tilleke & Gibbins was named “Most Responsive International Law Firm” in both jurisdictions—an acknowledgment that underscores the firm’s longstanding commitment to client service. Firm of the Year – Thailand Most Responsive International Law Firm Antitrust/Competition Banking and Finance Employment Energy and Projects Intellectual Property International Arbitration Litigation and Dispute Resolution Real Estate and Construction Taxation Technology, Media, and Telecommunications Honorable Mention: Capital Markets Honorable Mention: Corporate and M&A Firm of the Year – Vietnam Most Responsive International Law Firm Employment Intellectual Property International Arbitration Litigation and Dispute Resolution Technology, Media, and Telecommunications The IHC Firms of the Year rankings are determined through responses from thousands of in-house counsel and corporate decision-makers in Asia and the Middle East. Tilleke & Gibbins is honored to receive this recognition from the clients and peers it serves across the region.
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April 18, 2025
Asian Legal Business has released its 2025 “Employer of Choice” rankings, and Tilleke & Gibbins has once again secured top honors as a premier employer in the legal sector in both Thailand and Vietnam. This marks the 13th consecutive year that the firm has been recognized as Employer of Choice in Thailand and the 11th time in Vietnam.
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