当中国新能源集体 “扎根”泰国， 未来5-10年，罗勇正在形成一个新的资产周期

很多人一听到罗勇，第一反应是——海边城市。但真正懂产业的人知道，罗勇的底色从来不是旅游，而是制造。

For many people, the first thing that comes to mind when they hear “Rayong” is a seaside city. But those who truly understand industry know that Rayong’s foundation has never been tourism—it has always been manufacturing.

它处在泰国东部经济走廊（EEC）的核心位置，是整个东部工业体系的发动机。这里聚集的不只是工厂，而是一整条完整的产业链条：PTT能源体系、SCG化工建材、日本汽车零部件体系，以及这几年快速集结的中国新能源产业链。

Located at the heart of Thailand’s Eastern Economic Corridor (EEC), Rayong serves as the engine of the entire eastern industrial system. What is gathered here is not merely factories, but a complete industrial chain: PTT’s energy system, SCG’s petrochemical and building materials network, Japan’s automotive parts ecosystem, and, in recent years, the rapidly assembling Chinese new energy industry chain.

比亚迪工厂落地之后，罗勇已经不再是“设厂试水”的阶段，而是开始承担区域制造中心的角色。尤其是2025年启动对欧洲出口，标志着这里不仅面向东盟，更在连接全球市场。

With the establishment of the BYD factory, Rayong has moved beyond the “trial production” stage and begun assuming the role of a regional manufacturing hub. In particular, the launch of exports to Europe in 2025 signifies that Rayong is not only serving ASEAN, but also connecting to global markets.

当产业从“组装加工”走向“体系落地”，它带来的就不只是产值，而是长期的人才、管理、技术团队的沉淀。

When industry evolves from “assembly processing” to “system localization,” what it brings is not merely output value, but the long-term accumulation of talent, management expertise, and technical teams.

一个城市真正的资产逻辑，从来不是靠短期流量堆出来的，而是靠产业结构支撑起来的常住人口。罗勇正在发生的变化，本质上不是房地产故事，而是制造业结构升级带来的城市重估。

A city’s true asset logic is never built on short-term traffic, but on a resident population supported by industrial structure. What is happening in Rayong is, at its core, not a real estate story, but a reassessment of the city driven by manufacturing upgrading.

制造业升级，谁会长期留下？

With Manufacturing Upgrading, Who Will Stay for the Long Term?

当产业开始“扎根”，人就不会只是短暂停留。早些年，很多企业在泰国设厂，只是把这里当作生产基地。管理在国内，研发在国内，核心决策也在国内。人是轮岗式外派，项目结束就回去。

When industry begins to “take root,” people no longer stay only temporarily. In earlier years, many companies set up factories in Thailand simply treating it as a production base. Management, R&D, and core decision-making remained in their home countries. Staff were dispatched on rotation and returned once projects ended.

但现在不同了。随着EV 3.0向EV 3.5过渡，本地化比例被明确要求，进口一辆必须配套两辆本地生产。政策在逼着企业把供应链、技术团队、管理层真正落地。2025年开始，很多企业已经在搭建本地研发和管理体系。

But the situation is different now. As the EV 3.0 policy transitions to EV 3.5, localization ratios are being strictly required: for every imported vehicle, two must be produced locally. Policies are pushing companies to genuinely localize their supply chains, technical teams, and management. Starting in 2025, many enterprises have already begun building local R&D and management systems.

意味着外派不再是三个月、半年，而是三年、五年，甚至家庭随迁。在罗勇长期停留的，主要会形成三类人群结构：

This means overseas assignments are no longer for three or six months, but for three to five years, often with families relocating. In Rayong, three main groups are forming for long-term residence:

第一类，是企业外派的中高层管理者、工程师、设备调试团队。他们对居住的要求不再是“能住就行”，而是体面、安全、安静、可长期生活。

The first group consists of mid- to senior-level managers, engineers, and equipment commissioning teams dispatched by enterprises. Their housing requirements are no longer “just livable,” but respectable, secure, quiet, and suitable for long-term living.

第二类，是频繁往返工业园区的商务人群——供应链负责人、采购高管、技术服务商。他们需要效率，需要形象，需要可以接待和交流的空间。

The second group includes business professionals frequently traveling to industrial parks—supply chain leaders, procurement executives, and technical service providers. They need efficiency, professional image, and spaces suitable for reception and communication.

第三类，是已经在这里布局多年的工厂老板。他们开始考虑的不只是自住，而是员工安置、商务接待以及资产配置。

The third group comprises factory owners who have been operating here for years. They are now considering not only self-occupation, but also employee accommodation, business reception, and asset allocation.

当产业进入稳定阶段，城市的人口结构就会从“流动人口”转向“沉淀人口”。而一旦人口开始沉淀，住房需求就会从“功能型”升级为“品质型”。这一步，才是资产逻辑真正发生变化的起点。

As industry stabilizes, a city’s population structure shifts from “transient” to “settled.” Once people begin to settle, housing demand upgrades from functional to quality-oriented. This is the true starting point of asset logic transformation.

当供给结构错位，机会就出现了

When Supply Structure Mismatches, Opportunity Emerges

产业在升级，但市场上的产品，并没有同步升级。目前罗勇市场上的住宅供给，大致分为三类。

Industry is upgrading, but the housing supply has not upgraded in tandem. Currently, Rayong’s residential supply can be broadly divided into three categories.

第一类，是联排小别墅，多数分布在相对偏远的位置，适合本地家庭自住，但对于外派管理层来说，通勤成本和生活便利性并不理想。

The first consists of townhouses, mostly located in relatively remote areas. They suit local families for self-occupation, but are not ideal for expatriate managers due to commuting time and limited convenience.

第二类，是偏低端的厂区宿舍楼，满足基础居住需求，却很难承载中高层管理人群的生活品质。

The second category includes lower-end dormitory-style buildings near factories, which meet basic living needs but hardly match the lifestyle expectations of mid- to senior-level management.

市中心资产，才是结构升级的承接者

City-Center Assets: The True Beneficiaries of Structural Upgrading

当产业人群开始沉淀，真正被重新定价的，往往不是工业园区，而是市中心。原因很简单。中高层管理者不会选择长期住在厂区附近的宿舍楼；频繁往返的商务人群，也不会把接待安排在偏远区域。真正能够承载生活、社交、商务形象的，只能是城市核心地段。

When industrial professionals begin to settle, what tends to be repriced is not the industrial park itself, but the city center. The reason is simple. Mid- to senior-level managers will not choose to live long-term in dormitories near factories. Business professionals who travel frequently will not host meetings in remote areas. The only places capable of supporting lifestyle, social networking, and professional image are prime urban locations.

Atmoz Canvas Rayong 所在的位置，恰好踩在这个结构变化的节点上。项目落位在罗勇市中心主干道旁，步行1分钟直达 Central Rayong——整个府规模最大、业态最完整的购物中心。日常餐饮、咖啡、超市、影院，都在生活半径之内。Big C 距离约900米，Boonthavorn 建材生活馆不到5公里，Global House 与 Passion Mall 也在成熟商圈范围内。

Atmoz Canvas Rayong is precisely positioned at this turning point. The project is located along a main road in Rayong’s city center, just a one-minute walk to Central Rayong—the largest and most comprehensive shopping mall in the province. Restaurants, cafés, supermarkets, and cinemas are all within daily reach. Big C is about 900 meters away, Boonthavorn Home Center less than 5 kilometers, and both Global House and Passion Mall are within mature commercial districts.

这意味着什么？意味着居住在这里的人，不需要围绕“工厂”生活，而是可以围绕“城市”生活。而从通勤效率来看，项目距离 Map Ta Phut 等核心工业园区仅需约15分钟车程。工作与生活之间，形成一个刚刚好的距离——不远，但也不被工业环境包围。

This means residents here do not have to live around “factories,” but can live around “the city.” In terms of commuting efficiency, the project is approximately a 15-minute drive from core industrial parks such as Map Ta Phut. Work and life maintain an ideal distance—close, yet not surrounded by industrial environments.

再看产品本身。项目由三栋低密度八层建筑组成，总户数674套，主力户型为22㎡—34㎡的一居室设计。面积控制精准，功能布局紧凑，适合单人或双人长期居住，也方便出租给企业外派人员。

The project itself consists of three low-density eight-story buildings, totaling 674 units. The main unit types range from 22 to 34 square meters, designed as one-bedroom layouts. The size is precisely controlled, with compact and functional layouts suitable for single or double occupancy, and convenient for leasing to expatriate staff.

公共区域面积超过3000平方米，泳池、健身房、瑜伽室等配套齐全。它并不是传统意义上“能住就好”的功能型公寓，而更接近度假式城市社区。

The common area exceeds 3,000 square meters, featuring a swimming pool, fitness center, yoga room, and comprehensive amenities. It is not merely a functional apartment, but closer to a resort-style urban community.

当产业升级带来人群升级，真正能承接这批人群的，一定是市中心、可持有、品质稳定的资产形态。这也是结构变化下的核心逻辑。

When industrial upgrading leads to demographic upgrading, the assets capable of accommodating this group will inevitably be city-center, holdable, and quality-stable properties. That is the core logic behind structural change.

未来5-10年，资产周期正在形成

Over the Next 5–10 Years, an Asset Cycle Is Taking Shape

判断资产，从来不是看当下热度，而是看趋势的持续性。2026年开年，泰国汽车市场交出一份罕见的成绩单。1月轻型车销量达到92,503辆，同比增长43.5%，创下2022年3月以来的新高。电动化渗透率突破45%，市场格局首次出现中国品牌整体超越日系阵营的局面。

Evaluating assets is never about current hype, but about the sustainability of trends. At the beginning of 2026, Thailand’s automotive market delivered a remarkable performance. In January, light vehicle sales reached 92,503 units, a year-on-year increase of 43.5%, the highest since March 2022. EV penetration surpassed 45%, and for the first time, Chinese brands collectively overtook Japanese brands.

在纯电车型销量榜单中，2025年比亚迪以32,680辆排名第一，市占率达到36.3%。同年8月，比亚迪罗勇工厂正式启动对欧洲出口，首批超过900辆海豚车型通过自有滚装船发往英国、德国、比利时等核心市场。

In the pure electric vehicle sales ranking, BYD topped the list in 2025 with 32,680 units sold, capturing a 36.3% market share. In August of the same year, the BYD Rayong factory officially began exports to Europe, with over 900 Dolphin models shipped via its own Ro-Ro vessels to key markets including the UK, Germany, and Belgium.

这已经不是单一工厂的故事，而是区域制造能力被全球市场验证的过程。与此同时，罗勇工业园已吸引约180家中国制造企业和30多家配套企业落地，如今园区内中企数量接近300家。集群化发展意味着什么？意味着供应链协同、人才长期驻扎、本地管理体系搭建。

This is no longer the story of a single factory, but the validation of regional manufacturing capacity by global markets. Meanwhile, Rayong Industrial Park has attracted approximately 180 Chinese manufacturing enterprises and over 30 supporting companies, with nearly 300 Chinese firms now operating in the park. Clustered development implies supply chain collaboration, long-term talent settlement, and the establishment of localized management systems.

而政策层面，EV 3.0计划向EV 3.5过渡，对本地生产比例提出更高要求。企业要满足1:2的生产补偿比例，就必须把更多制造与配套能力放在泰国本土。

On the policy side, the transition from EV 3.0 to EV 3.5 imposes higher localization requirements. To meet the 1:2 production compensation ratio, enterprises must allocate more manufacturing and supporting capabilities to Thailand.

当产业开始真正“本地化”，人、团队、家庭都会留下来。资产周期往往在产业周期之后启动。先有企业扎根，再有人才沉淀，随后才是居住结构升级，最后形成稳定的租赁与持有市场。从这个逻辑看，罗勇的资产变化并不是短期炒作，而是制造业升级外溢出来的自然结果。

When industry truly localizes, people, teams, and families will remain. Asset cycles typically follow industrial cycles. First enterprises take root, then talent settles, followed by residential upgrading, and finally a stable leasing and holding market forms. From this perspective, Rayong’s asset transformation is not short-term speculation, but a natural outcome of manufacturing upgrading.

当中国新能源在泰国扎根，城市结构已经发生改变。而市中心可持有型公寓，正在成为这个结构变化中最直接的承接载体。

As Chinese new energy enterprises take root in Thailand, the city’s structure has already changed. Holdable city-center condominiums are becoming the most direct carriers of this structural shift.

这不是追逐风口。这是顺着产业确定性，去做资产的长期配置。

This is not about chasing trends. It is about aligning long-term asset allocation with industrial certainty.