Problems of Implementing Affordable Housing Through the Current Public–Private Partnerships Model in Thailand

Thailand is currently facing a significant challenge in meeting the demand for affordable housing, particularly among low- and middle-income populations in rapidly urbanizing areas. Traditional public-led housing initiatives, such as the Baan Eua-Arthorn (BEA) and Baan Mankong (BMK) programs, provided socially inclusive housing models but proved limited in terms of scalability and long-term sustainability. In response, the Thai Government launched a Public–Private Partnership (PPP) framework in 2022, aiming to leverage private sector capacity while meeting public policy objectives. This study employs a mixed-methods approach, combining qualitative interviews with twelve senior representatives from four publicly listed real estate development companies and quantitative assessment using the Relative Importance Index (RII). Findings reveal that the private sector contributes significant strengths in design innovation, construction efficiency, project management, and operational delivery. In contrast, the public sector is expected to provide land, trunk infrastructure, policy support, and regulatory oversight. Several roles—such as project financing, offtake risk, and cost recovery risk—are viewed as requiring joint responsibility, underscoring the importance of risk-sharing mechanisms. Key barriers identified include limited access to public land, rigid legal frameworks, fragmented regulatory processes, and insufficient fiscal incentives. The study highlights the need for stronger government facilitation, particularly in land access, streamlined approvals, and targeted tax incentives. By clarifying optimal role distribution and addressing systemic barriers, the research provides actionable insights for enhancing PPP frameworks and advancing sustainable, inclusive, and effective affordable housing solutions in Thailand.