Thailand's Next Frontier: Unveiling the EEC City in Huay Yai

Executive Summary

The Eastern Economic Corridor (EEC) City in Huay Yai is a key part of Thailand's "Thailand 4.0" strategy. This project, known as "Bangkok 2," spans 14,619 rai (2,340 hectares) in Chonburi, with a projected investment of 1.34 trillion baht (USD 36.5 billion) by 2037.  
The EEC City aims to boost economic growth by attracting "new S-curve" industries and create a sustainable urban environment. It seeks to become a global top-10 smart city. Its location near U-Tapao International Airport is crucial for connectivity via air, sea, rail, and digital systems. This report covers its strategy, master plan, infrastructure, economic impact, sustainability, and challenges.   

1. Introduction: The Eastern Economic Corridor (EEC) and its Flagship Smart City

Contextualizing the EEC Initiative
The Eastern Economic Corridor (EEC), launched in 2017 by the EECO, aims to drive investment, innovation, and technology in Thailand. It's a core element of the "Thailand 4.0" policy, shifting the economy towards innovation and high technology.
The EEC covers Chonburi, Chachoengsao, and Rayong provinces (13,266 sq km or 8.3 million rai). Its goals include attracting investment, fostering economic growth, developing infrastructure, and promoting sustainable urban development.   

Introducing EEC City Huay Yai: "Bangkok 2"
EEC City Huay Yai, located in Huai Yai, Chonburi, is the most ambitious smart city project. Dubbed "Bangkok 2," it's envisioned as a new urban and economic hub.
This project aims to support regional economic growth and address urban development issues like congestion seen in older cities. It signifies a shift towards planned smart cities and a national commitment to balanced regional development.
While the Eastern Seaboard has been an industrial hub for over 30 years , EEC City Huay Yai focuses on "new S-curve industries" like digital technology, biotechnology, and advanced healthcare, aligning with "Thailand 4.0". The smart city provides the ecosystem for these advanced sectors.   

2. Strategic Location and Vision: A Hub for Future Growth

Geographical Advantages
Huay Yai was chosen for its strategic location in Banglamung district, Chonburi. It's about 15 km from U-Tapao International Airport and 10 km from Pattaya's high-speed train station. Its proximity to major roads like the motorway and Highway 331 further boosts accessibility. This location is vital for seamless transportation and logistics within the EEC and for broader connectivity.  
The emphasis on U-Tapao Airport and the "EEC Aerotropolis" plan highlights an airport-centric development model. The airport acts as an economic engine, attracting aviation, logistics, and high-value manufacturing businesses.   

Vision and Aspirations
The EEC smart city aims to be a global top-10 smart livable city, a model for Thailand, meeting international standards like Singapore or Hong Kong. This positions Thailand to attract foreign investment and talent by offering world-class infrastructure and quality of life.
The city envisions becoming a regional financial and innovation hub, improving residents' quality of life. It's designed as a place where "nature, people, and technology converge," with a focus on the Bio-Circular-Green (BCG) economy. This holistic approach balances economic growth with environmental responsibility and well-being.   

3. Master Plan and Phased Development

Overall Scope and Land Allocation
EEC City Huay Yai covers 14,619 rai (2,340 hectares). A notable 30% is dedicated to green spaces and water resources, earning it the name "Lung of EEC". The remaining 70% is for mixed-use development, including infrastructure, commercial, and residential areas. This green space allocation enhances livability, attracting skilled professionals and businesses.  
The project may expand to 70,000 rai, extending into Pong and Khao Mai Kaew subdistricts.  

Phased Development and Key Milestones
Development is phased until 2037 , allowing for flexibility and adaptation.   
Phase 1 (2025–2030): This phase covers 5,795 rai (927 hectares) with a 534.9 billion baht investment. It includes basic infrastructure, utility systems, a central business district, a healthcare and wellness center, and mixed-use zones.  

Key Milestones for Phase 1:

• Late 2025: Construction starts for road networks.
• 2026: Infrastructure tenders open (PPP model); land preparation begins.
• 2027: Land clearance starts.
• 2028: Private sector leasing and long-term development (50+49-year leases) begin.
• 2029: First phase of the new city opens.
• 2030: Phase 1 completion, coinciding with the high-speed rail network completion.  

Future Phases (Post-2030): Future phases aim to house 350,000 residents and create 200,000 jobs by 2030 or 2032. The 1.34 trillion baht investment is largely private sector-driven (87.5%), with government and state enterprise contributions. This reliance on private investment and PPP tenders shows the government's role as a facilitator. The "EEC Holding" with local shareholders promotes long-term local engagement.  

Key Components and Facilities

• A central business district, regional headquarters, government complex, and financial center.
• A healthcare and wellness center, including precision medicine.
• Residential and commercial mixed-use zones, with smart affordable housing.  
• A research and development hub, education-R&D center, and start-up community.  
• A 1,500-rai (240-hectare) sports complex with a potential 80,000-seat stadium.
• A "Future Businesses Center" for clean energy, digitalization, logistics, and sport sciences.  

Table 1: EEC City Huay Yai: Key Facts & Projections

Feature	Data
Location	Huay Yai, Banglamung District, Chonburi
Total Project Area	14,619 rai (approx. 2,340 hectares / 24 sq km)
Phase 1 Area	5,795 rai (approx. 927 hectares)
Total Investment (Overall)	1.34 trillion baht (approx. USD 36.5 billion)
Investment (Phase 1)	534.9 billion baht
Projected Residents	350,000
Projected Jobs Created	200,000
Green Space Allocation	30%
GDP Boost (within 10 years)	2 trillion baht
Target Completion (Overall)	2037
Target Completion (Phase 1)	2030

4. Transformative Infrastructure: Building Connectivity and Efficiency

Extensive infrastructure development in the EEC aims to cut travel times, lower logistics costs, boost connectivity, and expand business capacity. Transport projects alone total 652 billion baht (US$18.3 billion). This investment in air, sea, rail, and digital networks is designed to facilitate trade and position Thailand as a key player in regional and global commerce.  

1. Airports: U-Tapao International Airport Expansion
U-Tapao International Airport's expansion is central to the EEC's infrastructure. It aims to become Thailand's third major international airport, handling 60 million passengers annually. Development includes new terminals, cargo facilities, and MRO centers (Thai Airways considering 210 rai). An Aviation Training Center and Free Trade Zone are also planned. A second runway, taxiways, and utilities are under construction. Operations are expected to begin in 2028.  

2. Seaports: Laem Chabang and Map Ta Phut

• Laem Chabang Deep Seaport Phase 3: This expansion in Chonburi will increase container capacity to 18 million TEUs/year and automobile handling to 3 million vehicles/year. It's becoming a "Green Port". Infrastructure work is 41.35% complete, with operations expected in 2027.
• Map Ta Phut Industrial Port Phase 3: In Rayong, this port will have two terminals for natural gas and liquid materials, handling 31 million tonnes/year. It's also slated for operation in 2027.  

3. Railways: High-Speed Rail Linking 3 Airports
A critical 220-km high-speed rail project will connect Don Mueang, Suvarnabhumi, and U-Tapao airports, reducing travel time to under an hour. It will boost rail transport efficiency in the EEC. Despite delays from global factors, land transfers are complete, and private contractors are seeking investment promotion certificates. Service is expected to start in 2029. The EECO's pragmatic approach allows the Airport City project to proceed independently of the railway's completion.   4. Digital Infrastructure
The EEC's smart city vision relies on IoT, AI, and 5G networks for traffic, energy, safety, and services. The Digital Park in Chonburi promotes "new S-curve industries" like robotics and digital businesses. Investments are also going into digital services for monitoring and sustainability, such as the Omega Bangna Logistic Campus. Digital data centers are a key investment area.   

Table 2: Major EEC Infrastructure Projects & Timelines

5. Economic Impact and Investment Landscape

Projected Economic Value and Job Creation
EEC City Huay Yai is set to attract 1.34 trillion baht (USD 36.5 billion) over 10 years. It's projected to create 200,000 jobs and house 350,000 residents by 2030 or 2032. The project is expected to add 2 trillion baht to Thailand's GDP within a decade. The broader EEC aims for 100,000 new jobs annually and 5% yearly economic growth.

Focus on "New S-Curve" Industries

• Medicine and Healthcare: Including integrated medicine and health tourism.
• Digital: Covering data centers, AI, and 5G.
• Modern Automotive: Emphasizing electric vehicles (EVs).  
• Bio-Circular-Green (BCG) Economy: Focusing on sustainable food, biofuels, renewable energy, and waste management.
• Services: Including high-income tourism, financial services, education, and logistics.  

Table 3: Key Target Industries in EEC City Huay Yai

Foreign Direct Investment (FDI) Trends
FDI in Thailand rose 43% in Jan-Apr 2025, with 363 foreign companies approved. The EEC attracted 108 foreign companies (30% of total FDI) and 31.36 billion baht (54% of nationwide total), a 40% increase in companies from last year. This rise validates the EECO's efforts.  

Top Investing Countries in EEC (January-April 2025):

• Japan: 32 companies, THB 10.01 billion.
• China: 25 companies, THB 3.87 billion.
• Singapore: 10 companies, THB 5.93 billion.  

Key FDI sectors include digital data centers, industrial molds, refrigeration/machinery repair parts, metal coating, tech platforms, and contract manufacturing.  

Table 4: Foreign Direct Investment (FDI) in EEC (Jan-Apr 2025)

Incentives and Facilitation
The EEC offers tax and non-tax incentives: corporate income tax exemptions, tariff reductions on imported machinery, land ownership for foreign entities, and streamlined visas/work permits. The EEC One-Stop Services (EEC-OSS) streamlines permits, with the EEC Secretary-General authorized to issue building and factory permits to reduce delays.
A "skillful workforce" is a key advantage. The EECO collaborates to develop human capital for targeted industries. 

6. Sustainability and Livability: A Model for Green Urban Development

EEC City Huay Yai prioritizes sustainability and livability, aiming for a new urban development standard. It adopts a "Net Zero concept," aligning with Thailand's 2050 net-zero emissions goal.

Commitment to Sustainability
30% of the city is green space, including parks and water resources, making it the "Lung of EEC". This green infrastructure attracts foreign investment and positions Thailand as a desirable place to work and live.
AI-managed smart systems will handle waste recycling and water management. Infrastructure will include recycled water systems, smart waste treatment, underground utility tunnels, and energy-efficient public transport. Renewable energy is also central to the city's strategy.  

Enhancing Quality of Life and Livability
The project focuses on improving quality of life for residents and workers, aiming to surpass Bangkok's current offerings. Human-centric planning promotes walkability, mixed-use development, and green spaces for active lifestyles and community building. Residents will have easy access to schools, green spaces, and healthcare. The city is designed to be inclusive for all income groups.  

7. Conclusion: The Promise and Potential of EEC City Huay Yai

EEC City Huay Yai embodies Thailand's "Thailand 4.0" vision for economic transformation. It aims to be a high-value, innovation-driven economy, setting a new urban development standard in Southeast Asia. The city's strengths include its strategic location, integrated infrastructure for connectivity, and focus on "new S-curve" industries. It is also committed to sustainability and livability, creating a green, smart, and human-centric urban environment. The project's economic potential is significant: 1.34 trillion baht investment, 200,000 jobs, and a 2 trillion baht GDP boost within a decade. Rising FDI, especially from key Asian economies, confirms its attractiveness. The EECO's proactive approach to challenges like land expropriation and infrastructure delays, through solutions like regulatory streamlining, reinforces the project's long-term viability. EEC City Huay Yai is an integrated ecosystem designed to foster innovation, attract global talent and investment, and set a new standard for sustainable smart cities in the region. Its success can reshape Thailand's economic landscape and global standing.

Sources: Eastern Economic Corridor Office of Thailand (EECO), SEC (Securities and Exchange Commission, Thailand), BOI (Board of Investment, Thailand), and the U.S. Department of State. Additionally, news agencies and economic publications like Pattaya Mail, Nation Thailand, Bangkok Post, Money & Banking Magazine, Global Construction Review, Kaohoon International, and Greater Mekong contributed to the content. Other sources include Expeditors, BCCThai (British Chamber of Commerce Thailand), Wikipedia, Atlas of Urban Tech, and Mass.gov.

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