The objective of this research is trying to analyze how Thailand attracts foreign direct investment by looking at the strategies that is being implemented and the affectivity of their strategies in the eyes of investors in Thailand. Having used qualitative research, the result of this study shows that the Thai government have done an enourmous effort to attract and retain investors stay in Thailand. Their effort ranging from providing several kind of incentives, abandon many regulation till providing after sales services to investors. They also developed geographic cluster, worked together with their neighboring countries to develop SEZ near the borders to improve the prosperity of borders region, and devide their SEZ based on their level of prosperity. The lower the prosperity and welfare in a region, the higher the incentives will be in that region. Unlike other ASEAN countries, SEZ in Thailand is managed by private sectors which apparently provide positive impact to the development of SEZ.