Hua Hin Pool Villas by Bedroom: What Each Size Costs

A household that types a bedroom count into a search box has usually done the hard part already. It knows who will live in the house and who will come to stay. What it rarely knows is what that number costs here, because a search returns villas one at a time and never sets the sizes side by side. So we sorted every pool villa we list for sale around Hua Hin on 30 October 2026, from Cha-Am in the north to Pranburi and Sam Roi Yot in the south, by the bedroom count on its listing. There are 111 of them, asking from 3.9M THB to 65.0M THB, with a median of 14.5M THB; four of them are also offered for rent, and a fifth is let on a long-term lease.

The answer is lopsided. Anyone looking for a 3 bedroom pool villa in Hua Hin is shopping in the deepest part of the market, with 58 to choose from, while we list only two two-bedroom pool villas around Hua Hin and no one-bedroom at all. Above three bedrooms each extra room costs more than the last, and past five the land and floor area set the price, not the room count. Two villas are left out of that count and everything below while we confirm their bedroom counts: October’s HV395, a newly built pool villa with a guesthouse asking 28.0M THB, and HV377 at Nantra Villa, whose title says three bedrooms and whose record says four.

How many pool villas are there at each size?

The table counts each villa once, by the bedrooms recorded on its listing. With only two villas at two bedrooms and two at seven, a median would say nothing, so those rows show the range alone; one three-bedroom villa records no plot size, so its row’s plot median is taken over the other 57.

Bedrooms	Villas we list	From	Median	Up to	Median house	Median plot
2	2	8.9M THB	–	12.8M THB	–	–
3	58	3.9M THB	12.825M THB	40.0M THB	260 sqm	704 sqm
4	29	8.5M THB	15.9M THB	42.5M THB	350 sqm	908 sqm
5	11	14.9M THB	25.9M THB	49.0M THB	450 sqm	1,440 sqm
6	9	18.0M THB	38.5M THB	65.0M THB	800 sqm	2,000 sqm
7	2	25.0M THB	–	25.5M THB	–	–

Read down the median column and the price climbs in uneven steps. At the median the fourth bedroom adds 3.075M THB to a three-bedroom villa, the fifth adds 10.0M and the sixth 12.6M. Read across the rows and the spread is wider than the steps: seven of the four-bedroom villas ask less than the median three-bedroom, and the dearest three-bedroom costs more than every five-bedroom villa we list but one. That overlap is the most useful thing in the table: a bedroom count tells you how many people a house sleeps, while the beach, the golf course and the size of the plot decide most of what it costs.

Can you still find a two-bedroom pool villa?

There are two in our Hua Hin stock, and neither is the budget option the size suggests. HV325 at Natural Lake Hill asks 8.9M THB for a 310 sqm house with three bathrooms on a 688 sqm plot, built in 2010. It is a large house with few bedrooms, and its listing records the land as leasehold and gives no title deed type, so ask about both first. HV214 at Panorama Resort in Pranburi is the opposite case: a compact 150 sqm Bali-style house on 648 sqm, built in 2013, on a Chanote, at 12.8M THB, with an estate fee of 90,000 THB a year.

Fifteen of the three-bedroom villas we list ask less than the cheaper of the two. So if the budget stops below 9M THB, the way in is a modest three-bedroom. If two bedrooms appeal because you want less house to run, a condominium with a shared pool may suit you better than a villa, and our guide to buying a condo in Hua Hin as a foreigner explains the foreign quota and the transfer costs.

What does a three-bedroom pool villa cost?

The 58 three-bedroom villas run from 3.9M THB to 40.0M THB, with a median of 12.825M THB, and 21 of them ask 10.0M THB or less. The cheapest is HV378 at Siri Village in Cha-Am, reduced from 4.5M to 3.9M THB: a 200 sqm house on a 324 sqm plot, built in 2020, on a Chanote and with no compulsory estate fee. It is the only three-bedroom pool villa we list below 6.0M THB.

Between 6.0M and 8.0M THB the choice widens, and several of the villas there carry a condition worth reading before the price. The three Woodlands Residences villas, from HV316 at 6.0M THB to 7.9M, and HV293 at Red Mountain Waterside, reduced to 7.3M THB, all record their land as leasehold; our guide to Red Mountain, Woodlands and Baan Phu Thara explains what that buys. At Aria, HV388 asks 7.89M THB in Estate 1 and HV389 7.9M in Estate 2, reduced from 8.9M, both freehold on a Chanote; our comparison of the Aria Estate stages explains how the stages differ. The three-bedroom villas at Mali Prestige and Orchid Palm Homes start at 7.9M THB on Nor Sor 3 Gor deeds, which our guide to Mali Prestige, Mali Residence and Orchid Palm Homes explains. All eleven three-bedroom villas below 8.0M THB have houses of 154 to 220 sqm, smaller than the median of 260 sqm, so the saving is paid for in floor area.

October’s HV396 at Baan Phu Thara shows the middle of the band. It asks 11.9M THB, a little under the median, for a three-bedroom, three-bathroom house of 190 sqm on an 824 sqm corner plot, built in 2023, freehold on a Chanote, with an estate fee of 3,000 THB a month. Against the median it trades house for land, and gains a building only three years old. Two three-bedroom villas were built in 2026, at Oxygen for 8.5M THB and at Sivana Hills for 13.9M; our guide to new and off-plan villas in Hua Hin covers what to check when buying new. At the top of the band, HV116 at Boulevard Tuscany in Cha-Am asks 40.0M THB for 275 sqm on a 322 sqm plot, which is a price for the beachfront, not for the bedrooms.

What does a fourth or fifth bedroom add?

The 29 four-bedroom villas run from HV381 at Sunset Village II, 8.5M THB for 296 sqm on 908 sqm, built in 2009, to HV317 at Palm Hills, reduced from 57.0M to 42.5M THB for 680 sqm on 2,400 sqm. At the median of 15.9M THB, the fourth bedroom buys 90 sqm more house and 204 sqm more land than the median three-bedroom, for 3.075M THB more. It is the smallest step in the table. October’s HV393 at Red Mountain Luxury sits right on the median house at 350 sqm, on a 752 sqm plot, with four bedrooms and three bathrooms, built in 2010, at 13.5M THB. It is one of the five four-bedroom villas, at Mali Residence, Red Mountain Luxury, La Lua and Orchid Palm Homes, that sit on Nor Sor 3 Gor, a point the last section returns to.

The fifth bedroom is a different purchase. The 11 five-bedroom villas run from HV206 at Mali Residence, 14.9M THB for 400 sqm on 800 sqm on a Nor Sor 3 Gor, to HV337 at Panorama Resort, reduced from 59.0M to 49.0M THB for 772 sqm on 2,046 sqm. At the median of 25.9M THB the fifth bedroom adds 100 sqm of house and 532 sqm of land to the median four-bedroom, but 10.0M THB, more than three times what the fourth cost. The reason is where five-bedroom houses are built: on larger plots in golf and resort estates, and three of the eleven are at Palm Hills. October’s HV394 at Palm Hills is one of them, a five-bedroom villa on a 2,400 sqm plot, on a Chanote, at 29.0M THB; our Palm Hills estate guide sets out what the estate costs to buy into and to run, including its land levy of 2 THB per square metre a month.

Six bedrooms and up: estate villas

Past five bedrooms the count stops explaining the price. The nine six-bedroom villas run from 18.0M to 65.0M THB, with a median of 38.5M THB, a median house of 800 sqm and a median plot of 2,000 sqm. The cheapest, HV384 on Soi 70, asks 18.0M THB for 650 sqm on an 828 sqm plot, built in 2013, with a guesthouse, maid’s quarters and no common fee. It costs less than the median five-bedroom villa, and the plot is the likeliest reason: 828 sqm against the 2,000 sqm median at six bedrooms. The dearest, HV386 at Palm Hills, asks 65.0M THB for 900 sqm on 1,600 sqm, built in 2024, and is the most expensive pool villa we list around Hua Hin.

The two seven-bedroom villas make the same point from the other side. HV220 near Black Mountain asks 25.0M THB for 400 sqm on 1,200 sqm, built in 2020 with a guesthouse, and HV222, also near Black Mountain Golf Resort, 25.5M THB for 495 sqm on 1,600 sqm, built in 2023 and reduced from 30.0M. With houses about the size of a median five-bedroom, they ask about what a five-bedroom does and far less than the six-bedroom median. At this end of the market, compare square metres and plots rather than rooms; our comparison of five luxury pool-villa estates in Hua Hin covers the upper end estate by estate.

What should you check whatever the size?

Start with the deed, because it decides how a foreign buyer can hold the villa. Of the 111, 96 are on a Chanote, 11 on a Nor Sor 3 Gor and four record no deed type. The Nor Sor 3 Gor villas are five three-bedrooms and five four-bedrooms at Mali, Orchid Palm, La Lua and Red Mountain, plus the five-bedroom HV206. A Sap-Ing-Sith, the registered right of up to 30 years, can be registered only on a Chanote (section 3 of the Act as published), so on the 11 Nor Sor 3 Gor villas the route is a registered lease of the land with the house owned separately. Our guide to buying a villa in Hua Hin as a foreigner sets out both routes.

Then read the land field. Twenty of the 111 record their land as leasehold or as free/leasehold, Woodlands, Red Mountain Waterside and HV325 among them. Where the field says leasehold you are buying what remains of an existing lease, so ask how many years are left and who will sign a new one, and where it says free/leasehold, ask which of the two the price buys; our page on whether a Thai lease can be renewed explains what a renewal promise is worth. Finally, read the fee and what it is charged on. HV396’s 3,000 THB is a flat monthly sum, while HV394 records 2.0 THB per square metre a month. On a villa such a rate is often charged on the plot, so ask which area it applies to. Our guide to common area fees in Thailand explains how each basis works.

This article is general information about how titles and fees work, not legal advice: a lawyer acting for you should check the title of any villa before you pay a deposit. For where new villas are selling fastest across the province, see our update on the Hua Hin villa market in 2026. Then start from the bedrooms your household needs and let the deed, the land and the fee shorten the list.

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Start from the bedrooms you need

Browse every villa and house we list around Hua Hin, set Min Beds to the number your household needs, then ask us for the deed, the land tenure and the estate fee of the ones that fit before you view.