Black Mountain, Hua Hin: Golf Condos, Villas and Land

Black Mountain is the 27-hole golf course in the foothills west of Hua Hin, and a good share of those who search for it are looking for somewhere to live rather than a tee time. This guide is a buyer’s map of Black Mountain golf course property and the valley around it. Of the 55 golf-tagged listings we have in Hua Hin and Cha-Am, 37 are at Palm Hills and six are at Black Mountain, so the valley is our second-largest golf cluster. Its six homes, though, run from a two-bedroom condo over the fairway at 6.45M THB to a four-bedroom house on 2,690 square metres near the course at 32.8M THB. Around them sit three listings of land near the course, a Balinese pool villa that was September’s featured home, and half a dozen estates that already have a guide or project page of their own. Every price and size comes from our listings as they stood on 30 October 2026, and the main ones are linked so you can check that nothing has moved since.

Where is the Black Mountain valley, and what is it like to live there?

Black Mountain Golf Club lies inland on the Hin Lek Fai side of town. It was founded in 2005, opened its first 18 holes on 20 April 2007 and added a third nine, the West course, in 2016 (Wikipedia). It has carried professional golf for most of that time: the Black Mountain Masters in 2009 and 2010, the Royal Trophy in 2011, the True Thailand Classic in 2015 and 2016, and the Black Mountain Championship we reported on in 2024.

The resort was planned as a place to live as well as to play. The European Tour’s destination guide describes course-side villas, townhouses and condominiums alongside the golf, other sports facilities and a water theme park (European Tour Destinations). Beyond the resort, the valley holds gated villa estates and open plots, which is where most of the choice lies. It suits people who want space, quiet evenings and a round before breakfast, and who accept that nearly every errand involves the car.

Can you buy a condo at Black Mountain?

You can, and the three we list show how far asking prices can drift inside one type of unit. All three are two-bedroom, two-bathroom golf condos at Black Mountain, built in 2010, sold fully furnished on Chanote title, with fairway and mountain views and golf membership among their listed features. HC321 asks 6.45M THB for 142 square metres, about 45,400 THB a square metre. HC402 asks 10.85M THB for 137 square metres and HC270 12M THB for the same 137, roughly 79,200 and 87,600 THB a square metre.

For a foreign buyer the label that matters is the quota. HC402 and HC270 are recorded under the foreign quota. HC321 is recorded as Thai/Foreign quota, so the first question for the building’s juristic person is whether its foreign quota still has room for a transfer into a foreign name. Nothing in the listings explains the spread, so treat it as a reason to view all three rather than a verdict on any of them.

The fee rate is the same for all three: 60 THB per square metre a month, which comes to 8,520 THB a month on HC321 and 8,220 THB on the two smaller units. How these prices compare with golf condos at the other courses is set out in our course-by-course guide to golf property in Hua Hin.

Villas on and near the course: what 16.5M to 32.8M THB buys

Four villas at or near the course fit this guide; a fifth, a 49M THB golf mansion next to the course, has sold since September. The two listed at Black Mountain Golf Resort are three-bedroom homes on modest plots, while the two whose listings place them near the course are bigger houses on much bigger land.

Listing	Location in the listing	Beds	Size	Plot	Built	Price
HV331	at Black Mountain Golf Resort	3	268 sqm	612 sqm	2020	16.5M THB
HV370	at Black Mountain Golf Resort	3	250 sqm	858 sqm	2008	24M THB
HV220	near Black Mountain	7	400 sqm	1,200 sqm	2020	25M THB
HV371	near Black Mountain Golf & Residences	4	580 sqm	2,690 sqm	2025	32.8M THB

HV331 is the value case: it has been reduced from 20.5M THB to 16.5M THB, which works out at 61,567 THB a square metre. Its fee is 14,400 THB a month, and its land is recorded as "Free/Leasehold", which is worth pinning down before an offer. HV370 asks 7.5M THB more for a slightly smaller house built in 2008, with a larger plot, a lake view, a jacuzzi and golf membership among its features, at a fee of 6 THB per square metre a month.

HV220, built in 2020, has seven bedrooms, a guesthouse and solar power on 1,200 square metres, but it is not tagged as golf property, which is why it is not among the six counted above. HV371, finished in 2025, puts four bedrooms, a gym room, a tennis court and a guesthouse on the largest plot of the four; it is sold unfurnished, has no compulsory maintenance fee, and at 32.8M THB is now the dearest of them.

What does a 21.9M THB Balinese pool villa west of town include?

September’s featured home is not in the golf valley itself but on the Thap Tai side of town, which our July guide to the numbered Hillside Hamlet estates places beside Pineapple Valley Golf Club. It stands in the seventh of those estates. HV391 is a Balinese-style pool villa with three bedrooms and four bathrooms, asking 21.9M THB for 452 square metres of usage area on an 840 square metre plot. The listing splits that into 380 square metres of living area and 207 of enclosed interior, which is the usual shape of a Balinese house: much of what you pay for is covered terrace, pavilion and pool deck rather than air-conditioned rooms. At about 48,500 THB per square metre of usage, it sits at about the median for the villas we list in Hua Hin.

Outside, a 4 by 10 metre pool lies beside a Thai-style BBQ pavilion, with an extra-large jacuzzi on the terrace, a landscaped garden and a covered double carport with an electric gate. The house has 7 kW of solar power, a fitness area and CCTV, and it is sold fully furnished. The estate adds a tennis court, a communal pool and gym, a shuttle service and 24-hour security. Fees are 5,000 THB a month in compulsory maintenance plus 5,000 THB for pool and garden service, so 10,000 THB a month all in.

The listing records the land as "Free/Leasehold", so the route by which a foreign buyer would hold this house should be settled in writing, with the title and any lease in front of a lawyer, before a deposit is paid; our guide to buying a villa in Hua Hin as a foreigner sets out the lawful routes.

Is there land for sale in the valley?

There are three listings, and the cheapest is also the lowest asking price of the 16 plots we list in Hua Hin. HL127 is 3,200 square metres, or 2 rai, at Hin Lek Fai near Black Mountain Golf, on Chanote title, asking 2.8M THB. That is about 1.4M THB a rai, or 875 THB a square metre, against a median of 3,125 THB a square metre across the 13 Hua Hin plots with a recorded size. Since October two more listings near Black Mountain Golf offer selections of plots on Chanote title from one rai, 1,600 square metres: HL132 at 3.2M THB, about 2,000 THB a square metre, and HL133 at 3.98M THB, about 2,490. Prices that low leave the usual questions to answer before anyone gets attached to the view: how the road reaches the plot, whether water and power reach the boundary, and what the zoning lets you build. In practice a foreigner cannot own any of them. Our guide to buying land in Hua Hin works through title deeds, prices per rai and those checks.

Which estates in and around the valley have their own guides and pages?

Six estates in and around the valley already have a guide or a project page of their own. The first, the numbered Hillside Hamlet estates, lies mostly in tambon Thap Tai by the official subdistrict map; the seventh, where September’s featured home stands, falls inside Hin Lek Fai, though outside the golf valley itself. The Clouds II and III sit at Hin Lek Fai about three kilometres from the club, as our guide to The Clouds’ three phases sets out.

The Barai Pool Villas, a fourteen-villa off-plan estate on Nong Hieng Road effectively at the gates of Black Mountain, is listed from 13.9M THB, which our July comparison of five pool-villa estates judged the lowest price then available for a new villa of its specification in the Black Mountain corridor. Highland Villas is a run of three-bedroom estates whose starting prices climb from 8.5M THB at Highland Villas II to 9.6M THB at the newest, Highland Villas 4. Birdie Pool Villas, tagged as golf property, is selling off-plan from 14.5M THB, reduced from 16.5M THB, and our guide to new and off-plan villas in Hua Hin sets out what to check before paying for a house that is not yet built.

Red Mountain has a project page listed from 7.5M THB and resale villas from 7.3M to 14.5M THB. The cheapest, HV293 at Red Mountain Waterside, is the lowest-priced villa anywhere in this guide. Most of them carry a Nor Sor 3 Gor title rather than a Chanote, which narrows the routes a foreign buyer can use; our guide to Red Mountain, Woodlands and Baan Phu Thara sets out which deed each section sells on.

How far is it to the beach and to town?

The club is about ten kilometres west of Hua Hin, a drive the European Tour’s guide puts at 15 minutes, while the numbered estates on the Thap Tai side are ten to fifteen minutes from the centre depending on the estate and the time of day, as our July guide notes. The beach lies on the far side of town, so every swim, market run or evening on the seafront starts with a drive, and none of the six Black Mountain listings records a sea view. What you get in exchange is room: plots of 612 to 2,690 square metres among the villas above, and a course, clubhouse and gym close by.

If that trade suits you, the valley is worth a full day of viewings. For more villa estates on the Pineapple Valley side of town, where HV391 stands, our guide to Mali Prestige, Mali Residence and Orchid Palm Homes covers the villa estates west and south-west of town, and Palm Hills, our largest golf cluster, has its own Palm Hills estate guide. This article is general information, not legal advice, and any purchase, above all of a villa or of land, should be checked by an independent Thai property lawyer before a deposit is paid.

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See every golf property we list

Black Mountain is one of several courses around Hua Hin with homes beside it. Search every golf condo, villa and plot we have, or browse the villas if the valley’s space is what draws you.