Does anyone know of any of have recommendations for any good commercial space in Central Bangkok?

I am looking for 100 - 200 sq m near the BTS or in a Shopping Mall.

It is for a new business for tourists and locals / expats so needs to be easy to find, get to and have parking etc.

Any help much appreciated.

Thanks

Eddie

Also, if anyone has any general advice on the typical contract, that would be much appreciated. I assume it is typically a 3 year lease and "key money" has to be negotiated!