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Thailand Retail Guide

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Cushman & Wakefield Global Cities Retail Guide Thailand is a country located in a strategic location, serving as a gateway into the heart of Asia at the centre of the Indochina peninsula in Southeast Asia. It has a market of some 66 million people as of 2018. Thai culture has been influenced by many countries over the years, including Indian, Lao, Burmese, Cambodian and Chinese. Tourism is an important component of the Thai economy with over 38 million visitors per annum; the majority from China, Malaysia, Korea, Japan and India. Thailand’s economy grew by 2.8% in Q1 2019, compared with 3.6% in the previous quarter. In 2019, the Thai economy is projected to grow by 3.3%-3.8 driven by favourable growth in domestic demand, improvements to the export sector, recovery of the tourism sector, and a low base effect in the second half of the year. The retail sales index in Thailand has been steadily rising over recent years, and this trend is expected to continue in 2019. Though significant e-commerce growth, Thai retail developers continue to enlarge their physical footprint aggressively, with more than 1 million square meters in the pipeline. A change of lifestyle has been impacting retail developers, including low consumer purchasing power in the past year. The THAILAND overall retail sector is still growing however, and online is becoming more popular among the younger generation. Significant growth in the value of Thai e-commerce has been OVERVIEW enlarged by 14% in 2018 to 3.2 trillion baht according to the Electronic Transactions Development Agency (ETDA). Cushman & Wakefield | Thailand | 2019 1 THAILAND ECONOMIC OVERVIEW ECONOMIC SUMMARY ECONOMIC INDICATORS* 2018 2019F 2020F 2021F 2022F GDP growth 4.1 3.4 3.2 3.0 2.9 Consumer spending 4.6 3.6 3.2 2.9 2.8 Industrial production 3.7 2.4 3.0 3.4 3.6 Investment 3.8 3.7 3.8 3.6 3.3 Unemployment rate (%) 1.1 1.1 1.2 1.2 1.2 Inflation 1.1 1.0 1.4 1.6 2.0 Baht฿/€ (average) 38.1 36.2 37.5 38.5 38.6 Baht฿/US$ (average) 32.3 31.7 31.5 31.2 30.8 Interest rates Short Term (%) 1.5 1.8 2.1 2.6 2.8 Interest rates 10-year (%) 2.6 2.6 2.9 3.3 3.4 ECONOMIC BREAKDOWN RETAIL SALES GROWTH: % CHANGE ON PREVIOUS YEAR Population 69.2 Million (2018) GDP (nominal) US$ 505.1 Billion (2018) THAILAND 2018 2019F 2020F 2021F 2022F Public Sector Balance -1.6% of GDP (2018) Retail Volume* 6.8 6.2 5.1 4.8 4.6 Public Sector Debt 34% of GDP (2018) Current Account Balance 6.9% of GDP (2018) Constitutional monarchy Parliament under military junta Head of State King Maha Vajiralongkorn Prime Minister Gen.Prayut Chan-o-cha Election Date November 2018 NOTE: *annual % growth rate unless otherwise indicated. Figures are based on local currency and real terms. E estimate F forecast. Cushman & Wakefield | Thailand | 2019 SOURCE: Oxford Economics Ltd. 2 CITY POPULATION (2018) Bangkok 5,676,648 Nakhon Ratchasima 2,646,401 Ubon Ratchathani 1,874,548 Khonkaen 1,805,895 Chiang Mai 1,763,742 Buriram 1,594,850 Udon Thani 1,586,666 Nakhorn Si Thammarat 1,560,433 Chon Buri 1,535,445 Srisaket 1,473,011 THAILAND LARGEST CITIES Cushman & Wakefield | Thailand | 2019 3 THAILAND RETAIL OVERVIEW MAJOR DOMESTIC FOOD RETAILERS Gourmet Market, Villa Market, Foodland, Tops supermarket MAJOR INTERNATIONAL FOOD RETAILERS Mark & Spencer, Donkihote, Fuji Supermarket MAJOR DOMESTIC NON-FOOD RETAILERS SuperSport, PowerBuy, Office Mate, B2S, SE-ED INTERNATIONAL RETAILERS IN THAILAND (Selection) H&M, Uniqlo, Sephora, Zara, IKEA, Boots FOOD AND BEVERAGE OPERATORS McThai, Minor Food, PTTRM, ZEN Corporation Group, MK Restaurant Group, ThaiBav, CRG Group, Central Food Retail TYPICAL HOURS MONDAY - FRIDAY SATURDAY SUNDAY 10:30 - 21:00 10:00-22:00 10:00-22:00 NEW ENTRANTS TO MARKET Gram Apple Store Irvins Song Fa Bak kut Teh Karl Lagerfeld The Alley Taco Bell RAPL ELLE Café CPS Café Cushman & Wakefield | Thailand | 2019 4 THAILAND RETAIL SCENE The retail market in Thailand continues The trend of international brands entering the Thai retail market has moved on from mid-range fashion to more F&B operators, to expand and not only in the capital of such as coffee shops and restaurants. This influx of F&B began Bangkok. In every large city in Thailand in 2016. Additionally co-working space is booming in Thailand. there are new retail developments Some of the new shopping mall developments are adding co- working space into their schemes. underway of all sizes. It normally takes 3-6 months for retailers to occupy retail space, The retail market in Thailand is dominated by shopping malls and however this can vary depending on the space selected. a couple of large developers. Many international brands are located in prime shopping areas especially in Bangkok and also A registered Thai company is required to operate in Thailand. have flagship stores in other large cities. Prime shopping malls Foreign companies will need to register as a Thai company, with help to promote brand image, particularly in the Rajprasong and 51% Thai shareholding, before business can commence, unless Sukhumvit areas. Demand is high for prime space, so in many the company is registered with the Board of Investment (BOI). malls there is a waiting list which can take a while to get off. E-commerce in Thailand is now booming, with the biggest player Lazada using social media and other platforms to promote their products at a low cost. According to A.T. Kearney’s Consumer Industries and Retail Practice in APAC study, the online retail market in Thailand has growth potential of $12-15 billion, or approximately 1% of total retail sales in Thailand. Cushman & Wakefield | Thailand | 2019 5 THAILAND SHOPPING CENTRES TOP TEN SHOPPING CENTRES BY SIZE NAME CITY SIZE (GLA SQM) YEAR OPENED Central World Bangkok 192,500 1989, 2007 renovated Mega Bangna Bangkok 185,000 2012 Siam Paragon Bangkok 170,000 2006 Seacon Bangkae Bangkok 170,000 2012 Seacon Square Bangkok 135,000 1994 Future Park Rangsit Pathumthani 132,000 1994 Fashion Island Ramindra Bangkok 106,000 1995 Central Nakhon Ratchasima Bangkok 104,000 2017 Paradise Park Bangkok 90,000 2009 Central Grand Rama 9 Bangkok 89,600 2011 Cushman & Wakefield | Thailand | 2019 6 THAILAND KEY FEATURES OF LEASE STRUCTURE SUBKEY -FEATURESHEADING OF LEASE ITEM COMMENT Lease Terms Typical term of 1-3 years is a short term lease. A lease of 4-30 years is defined as long term lease and it is needed to have Lease Registration at land department office. A 30-year lease is the highest number of years that can be registered at a time. Rental Payment Rents are payable monthly in advance. Fixed monthly rents are the most practical in the market. Percentage rents are seen in some shopping centres especially in food & beverage zones. For long lease retailers (maximum of 30-year lease term), they pay all the rent at once when they occupy the premise and pay common area charge by monthly. A security deposit is required for a tenant for guaranteed; it practically requires 3- 6 months’ rent equivalent commonplace for a 3-year lease term. Rent Review Indexation is not common practice but is being seen on an increasing basis. It is practical to up rent to 5%-15% in every lease term of 3-year, the increasing is upon negotiation. Service Charges, Repairs and Tenant is responsible for service charges; it covers utility charges and VAT of rented accommodation. Repairs and insurance of rented Insurance accommodation is tenant’s responsibility. Landlord is responsible for repairs and insurance of building structure and common area. Property Taxes and other costs Tenant is responsible for property tax (12.5% of rent), VAT at 7% and Common area charge. Common area charge covers the maintenance of external rented accommodation, cost of utilities in common area, cost of management fee, security, cleaning, landscaping, air-conditioning, servicing of elevators and escalators. Disposal of a Lease Sub-letting is usually possible under the terms of the lease, subject to landlord’s approval. Assignment rights are not normally barred in the lease but will also be subject to consent – which should not be unreasonably withheld. Early termination is only by break clause – to be negotiated at outset of lease by mutual consent upon negotiation. At lease end, the tenant is responsible for re-instating the premises to the same condition as at the start of the lease, subject to normal wear and tear. All tenant improvements must be approved by the landlord subject to the alteration covenant in the lease and the fact that approval should not be unreasonably withheld. Valuation Methods Retail measurements are normally quoted in sqm on a Net Internal Area basis, which excludes walls, restrooms, elevators and common areas. Legislation Lease must be in writing and the lease document forms the standard documentation is required. Lease term over 3-year, maximum 30-year, is needed to be registered at land department office. Cushman & Wakefield | Thailand | 2019 7 TEERAWIT LIMTHONGSAKUL Managing Director Nexus Real Estate Advisory Co., Ltd. 31st Floor, Bangkok Insurance Building/Y.M.C.A 25 South Sathorn Road, Thungmahamek Sathorn, Bangkok 10120, Thailand Tel: +662 286 8899 Mob: +6681 803 8841 [email protected] No warranty or representation, express or implied, is made to the accuracy or completeness of the information contained herein, and the same is submitted subject to errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions imposed by our principals.
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