3-Bedroom Villa for Sale in Black Mountain, Hua Hin

Price ฿13,900,000. Three bedrooms, three bathrooms, 290 sqm of living space on a 742.4 sqm plot in The Clouds III, Hin Lek Fai.

Completed in 2024, sold fully furnished , and held on a full Chanote title deed. Black Mountain Golf Club and Hua Hin International School are both about five minutes away.

Title deed and ownership options

The Chanote, the red Garuda deed, is the highest grade of land title in Thailand. It carries GPS-surveyed boundaries, can be mortgaged, subdivided and transferred without the ambiguity attached to lesser deed classes, and is what a Thai bank will want to see if financing ever enters the picture.

The seller is open to either freehold or leasehold structuring, which gives foreign buyers a choice rather than one fixed route, so the right structure comes down to the buyer’s residency plans and exit horizon.

Running costs and the solar system

The villa carries a photovoltaic system with its own inverter.

In Hua Hin the two costs that dominate a villa’s electricity bill are air conditioning and the pool pump, and both run hardest during daylight hours, which is exactly when a rooftop array produces. Households running a pool villa here typically face monthly bills in the ฿6,000 to ฿12,000 range, so a functioning array meaningfully changes the yearly figure.

Ask the agent for the system size in kWp and the current monthly bills before offering, since those two numbers turn a claim into a valuation input.

A 2024 build rather than a resale

Two years old means the structure has settled, any construction defects have surfaced, and the pool plant, air conditioning units and roof are all early in their service life.

Buyers comparing against a ten year old villa at a similar price should factor in that the older property will likely need air conditioning replacement and pool resurfacing within a few years, costs that do not apply here yet.

Space and layout

290 sqm of building on 742.4 sqm leaves roughly 60 percent of the plot open, laid out as garden , lawn and a covered poolside patio.

The pool runs 4 x 10 metres. Cooking is split between a premium European kitchen indoors and a built-in outdoor grill and bar area, which is the setup that actually gets used through the Hua Hin dry season.

Covered parking takes two cars.

Why Hin Lek Fai works for this buyer

Hin Lek Fai sits in the hills northwest of town, so the plots are larger and the views longer than anything closer to the beach at the same price.

Five minutes to Black Mountain suits golfers, five minutes to Hua Hin International School suits families with children, and 15 minutes covers both Market Village and Bangkok Hospital Hua Hin. The combination of school and golf access inside a five minute radius is unusual, and it is what makes the location work for a family buyer and a seasonal rental owner at the same time.