Pool villas and houses for sale in Hua Hin

Hua Hin price per square metre, area by area

Most portals give you one average for the whole of Hua Hin. That number is useless: a villa in Hin Lek Fai and a beachfront house in Khao Takiab are two different markets. The table below is built from our own catalogue, not from a national index. It covers the 340 villas and houses currently listed for sale with Five Stars in the Hua Hin and Pranburi area, grouped by location and reported as a median, so a handful of trophy properties cannot distort the figure.

Median of the asking prices published in our catalogue in August 2026, divided by the built area declared for each property. Land is not included in the price per square metre. Areas with fewer than seven listings are not shown.

How to read these numbers

The spread from Hin Lek Fai to Pak Nam Pran is roughly one to one and a half, and it is almost entirely a distance-to-beach premium. Inland, west of Petchkasem Road, you buy space: the median house is 256 m² on a private plot with a pool, under 10 million THB. Move to Khao Takiab or Nong Kae and the same building costs around 30 % more per square metre, because you are minutes from the sea and inside the rental catchment area.

Two things this table does not price. First, land tenure: an identical villa held on a 30 year registered lease will typically be marketed below a freehold-equivalent structure, and part of what looks like a bargain is really a tenure discount. Always ask which structure the seller is offering before comparing two prices. Second, rental yield: Khao Takiab, Nong Kae and the beachfront are the only areas in Hua Hin with a real short-term rental market. Inland villas are lifestyle and retirement purchases, not yield plays.

Hua Hin condominiums follow a different curve entirely, with a median around 112,000 THB per m² across the 140 units we list, and they matter here for one reason: a condominium is the only property type a foreigner can hold freehold in their own name. See our apartments and condos for sale in Hua Hin.

What a foreigner can legally own in Hua Hin

Thai law is not ambiguous on this point, and no amount of creative structuring changes it: a foreign national cannot own land in Thailand in their own name. What you can own is set out below. Every villa in the table above is sold under one of these structures.

Freehold, but only for a condominium

Under the Condominium Act, a foreigner may hold a condominium unit in full freehold ownership, in their own name, with a title deed at the Land Office. The constraint is at building level, not buyer level: no more than 49 % of the total saleable floor area of a given building may be foreign-owned. When that quota is full, remaining units can only be sold to Thai nationals or on a leasehold basis. Before you commit, the condominium juristic person must issue a letter confirming that foreign quota is available for your specific unit.

The second condition is financial. The purchase money must arrive in Thailand from abroad, in foreign currency, and be converted into baht by the receiving Thai bank. For transfers of USD 50,000 or more the bank issues a Foreign Exchange Transaction Form, which the Land Office requires at registration. Money already sitting in a Thai account, or transferred in baht, will not satisfy this rule and the transfer will be refused on the day. This is the single most common reason a remote condominium purchase fails.

The 30 year registered lease, for a house or a villa

For a landed property, the standard route is a lease of the land registered at the Land Department. Thai law caps a registered residential lease at 30 years. Renewal clauses are common in contracts and are enforceable between the parties, but they do not automatically bind a subsequent owner of the land, so a renewal promise is worth exactly what the counterparty is worth. Any lease longer than three years must be registered on the title deed itself to be effective against third parties. If it is only in a private agreement, you do not have what you think you have.

Owning the building even when you cannot own the land

A point most buyers miss: land and building are legally separable in Thailand. A foreigner may hold the house itself in their own name, registered separately at the Land Office or built under a construction permit issued in their name, while the land underneath is leased. Combined with a right of superficies, which allows you to own a structure on someone else's land for up to 30 years or for life, and a usufruct, which grants a right of use and enjoyment that can be granted for life, this gives a landed purchase a genuine legal spine rather than a single contract.

The Thai company structure, and the honest warning

A Thai limited company may own land, and a foreigner may hold up to 49 % of its shares and control it through the articles and share classes. This is a legitimate structure for a company that genuinely trades. It is not legitimate when the Thai shareholders are nominees holding shares on your behalf with no real economic interest: that arrangement is illegal under Thai law, has been the subject of Land Department scrutiny for years, and exposes the buyer to forced sale. Anyone who offers you a company with ready-made Thai shareholders as a shortcut is selling you a risk, not a solution. We will tell you the same thing in writing before you sign anything.

Buying a Hua Hin villa without flying to Thailand

Roughly half of our completed sales are signed by a buyer who never set foot in the Land Office. The process is well established. It is also unforgiving about paperwork, so here is exactly how it runs.

1. Shortlist and live viewing. We film each shortlisted property on a video call, not a pre-edited clip: you direct the camera, ask for the ceiling in the second bedroom, the noise from the road, the state of the pool plant. Where a property is off-plan or under construction we send the developer's licence, the approved plans and the construction permit.
2. Reservation and sale agreement. A reservation deposit, usually 100,000 to 200,000 THB, takes the property off the market for the due diligence period. The sale and purchase agreement is drawn in English and Thai. In Thailand the Thai version prevails in court, so both versions must be checked by your own lawyer, not the seller's.
3. Due diligence, before any large payment. Title deed search at the provincial Land Office: type of deed, exact registered area, chain of ownership, mortgages, servitudes and any registered lease. For a condominium: foreign quota certificate and a debt-free letter from the juristic person. For a villa: construction permit, building compliance, and confirmation that access to the plot is a registered right of way rather than a neighbourly arrangement.
4. Transferring the funds. Foreign currency, from your account abroad, into the Thai account, with the stated purpose recorded. Keep the bank's Foreign Exchange Transaction Form: it is your proof of foreign-sourced funds and, for a condominium, your right to repatriate the sale proceeds later.
5. Power of attorney. If you are not attending, you sign the Land Department power of attorney form together with certified copies of your passport, witnessed at a Thai embassy or consulate, or notarised and legalised in your country. The form must name the specific transaction and the specific plot or unit. A generic power of attorney is routinely rejected at the counter.
6. Registration day. Transfer is done in person at the Land Office and takes a few hours. Payment is by cashier's cheque issued to the seller, released only once the officer confirms the registration. The new title deed is handed over the same day.

What it costs on top of the price

Talk to someone who lives here

Five Stars has been selling property in Thailand since 2006, from an office on South Sathorn Road in Bangkok, with listings across Hua Hin, Koh Samui, Phuket and Pattaya. We answer in English and in French. Tell us your budget, whether you are buying to live, to retire or to rent out, and we will come back with the three or four properties in the table above that actually fit, along with the tenure structure each one is sold under.

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