Buying Land in Hua Hin: Price per Rai and Title Deeds

Anyone who sets out to buy land in Hua Hin has two things to learn before meeting a seller. Land here is priced by the rai, which is 1,600 sqm, and it is held under a title deed whose type decides what can be registered on it. We list 16 plots tagged Hua Hin, from 2,800,000 THB for two rai at Hin Lek Fai to 64,246,000 THB for HL131, a 24.71-rai parcel directly connected to Soi 112, with a median asking price of 10,925,000 THB. Our note on land measurement in Thailand converts rai into ngan and square wah.

Can a foreigner buy land in Hua Hin, and how can you build on it?

Section 86 of the Land Code means in practice that a foreigner cannot own land (Thailand Law Online), and a Thai company set up to hold it for you is no way round the rule, as our update on the 2026 nominee crackdown explains. What the law does allow is to separate the house from the land, usually by a registered lease of the land for up to 30 years with the house owned by you as a superficies; our page on whether a Thai lease can be renewed explains what a renewal promise is still worth. So HL131, a Chanote parcel in private Thai ownership, is a purchase for a Thai individual or a Thai developer, and a foreigner cannot buy it. For a finished house rather than a plot, read our guide to buying a villa in Hua Hin as a foreigner.

Chanote or Nor Sor 3 Gor: which title are you buying?

A Chanote, formally Nor Sor 4 Jor, is a full title: the plot is surveyed by GPS and marked with concrete posts at its corners, and any registered right, from a lease or mortgage to a superficies or usufruct, can be recorded on it. A Nor Sor 3 Gor is a confirmed right of possession whose boundaries come from aerial survey points rather than posts on the ground; it can still be sold, mortgaged and leased, its transactions are exempt from the 30-day public notice, and it can be upgraded to a Chanote by petitioning for a ground survey. A plain Nor Sor 3 has no surveyed boundaries, and every sale, lease or mortgage of it waits 30 days on public notice, while a Sor Kor 1 is only a notice of possession and cannot be transferred through the land office at all (Thai Law Online).

For a foreign buyer the difference is practical: a lease with separate ownership of the house can be registered on either, but a Sap-Ing-Sith, a registered right of up to 30 years that only a genuine owner of the land can create, is allowed over land only on a Chanote under section 3 of the 2019 Act, so the title decides whether that route exists at all. Of the 16 plots we list in Hua Hin, 15 carry a Chanote. The exception is HL101, 12,672 sqm next to Majestic Creek Country Club, on a Nor Sor 3 Gor at 4,750,000 THB, which is just under 600,000 THB a rai and the lowest price per rai on our Hua Hin list. Whichever deed you are shown, turn it over, because mortgages, leases and rights of way are recorded on the back.

What does land cost per rai around Hua Hin?

Across the 13 of our 16 Hua Hin plots whose listings record a size in square metres, the median is 3,125 THB per sqm, or 5,000,000 THB a rai; with the other three included it falls to about 3,770,000 THB a rai. Six of the 13 are on the Palm Hills estate, where a small plot to build a house or villa on costs more: HL109, a 1.25-rai golf-view plot at Palm Hills, asks 7,900,000 THB, about 6,320,000 THB a rai. In Cha-Am we list nine, from 6,000,000 THB for HL123 at Springfield Village Golf & Spa to 15,000,000 THB for HL113 at Palm Hills, with a median of 8,256,000 THB and 3,977 THB per sqm. Six Palm Hills plots carry both town tags, so the two lists hold 19 different plots between them, not 25. The eight golf-side plots we list have a median of 8,128,000 THB, set out course by course in our guide to golf course property in Hua Hin.

Large plots and development land away from the estates are priced very differently, as the four Chanote parcels we list on Soi 112, on the Thap Tai side of Hua Hin, show.

Listing	Location in its title	Size	Asking price	Price per rai
HL128	Thap Tai, at Soi 112	17,600 sqm (11 rai)	19,690,000 THB	1,790,000 THB
HL119	Next to Emerald Pond, at Soi 112	28,208 sqm (17.63 rai)	33,320,700 THB	1,890,000 THB
HL131	Directly connected to Soi 112	39,536 sqm (24.71 rai)	64,246,000 THB	2,600,000 THB
HL129	Directly adjacent to Soi 112	10,292 sqm (6.43 rai)	32,162,500 THB	5,000,000 THB

The two cheapest per rai are the two whose titles place them only "at" Soi 112, and HL129, directly adjacent to the road, asks nearly three times as much per rai as HL128. Road frontage is the likeliest reason, since it decides whether a parcel can be reached, divided and connected without a neighbour’s consent, but not the whole story: HL131 is on the road too, yet its price per rai sits far nearer the two "at" plots than that of HL129, a parcel about a quarter its size. The listings do not record frontage, so ask for the survey plan.

The lowest Chanote price per rai we list in Hua Hin is away from Soi 112 altogether: HL127, two rai at Hin Lek Fai near Black Mountain Golf, at 1,400,000 THB a rai. Two newer listings near the same course, HL132 and HL133, are selections of Chanote plots from one rai, listed at 3,200,000 and 3,980,000 THB; our guide to Black Mountain’s golf condos, villas and land covers the golf estate nearby. Near the sea, HL122 by Springfield Beach Condominium in Cha-Am asks 10,500,000 THB for 1,200 sqm, or 14,000,000 THB a rai; our guide to beachfront property in Hua Hin covers that coast.

What makes a plot buildable: access, utilities, zoning?

Access comes first. A plot that touches a public road has it by right, but one that reaches the road over a neighbour’s land needs a right of way registered at the land office as a servitude, because an unregistered one binds only the original parties and not whoever later buys the neighbouring land. The Civil and Commercial Code does give a landlocked plot a way of necessity, but that right is not registered and lasts only while the land stays landlocked (Thai Law Online). Pipes and power lines that must cross a neighbour’s land should be registered the same way, so find out before you pay where mains water and electricity run and who pays to bring them to the plot. On an estate plot such as HL109 the road, the security and the neighbours are already there to see; on an open parcel each is a question for your lawyer and surveyor.

Zoning decides what the plot may carry. The comprehensive plan for the area, the colour-coded zoning map known as the pang mueang ruam, sets what can be built and at what density, and a clean Chanote tells you nothing about it. Our article on what Prachuap Khiri Khan’s plan to 2042 means for buyers explains how to read the colours and why Cha-Am, in Phetchaburi province, follows a different plan. The building permit comes last. Under section 21 of the Building Control Act, anyone building a house needs a licence from the local competent official, or must notify that official and proceed under section 39 bis, and section 25 allows 45 days to decide on a licence, extendable twice by up to 45 days each. Because the permit is checked against the zoning, the colour matters before you pay rather than after.

What does it cost to build on it?

The most useful published benchmark is the Thai Appraisal Foundation’s schedule of construction costs, updated quarterly and used by valuers. Its 2026 rates, based on June 2026 material prices, put a single-storey masonry detached house at 12,900 THB per sqm at the low grade, 14,700 THB at the middle and 17,200 THB at the high, and a house of two or three storeys at 12,100, 13,900 and 17,200 THB (Thai Appraisal Foundation). They cover the construction contract, including the contractor’s profit and 7% VAT, but not design, supervision or finance, and they are set for Bangkok and its surrounding provinces, so users elsewhere are told to adjust for transport, local labour and ground conditions.

At the middle rate, a 250 sqm single-storey house comes to 3,675,000 THB before a pool, walls, landscaping, an architect and an engineer. Put it on HL109, the 1.25-rai Palm Hills plot at 7,900,000 THB, and land and shell together reach 11,575,000 THB. Against the 14,500,000 THB median of the finished villas and houses we list in Hua Hin, building saves money only if the extras and the adjustment from Bangkok rates come to less than the 2,925,000 THB difference, and you are willing to wait out the permit and the build. Whoever owns the land also pays land and building tax each year, and unused land is charged more than land that is lived on or farmed, rising by 0.3 percentage points for every three consecutive years it stays unused, up to 3% (Forvis Mazars). Our 2025 property tax guide and our note on full enforcement of the land and building tax in 2026 give the current rates.

Everything on this page is general information, not legal advice; have a Thai property lawyer check the deed and draft the contracts before you commit. When you know what you want to build and how you intend to hold it, tell us, and we will say which of our plots fit before you view any of them.

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Looking for land around Hua Hin?

Every plot we list records its title deed and its size, so you can see before a viewing which of them can carry a lease, a superficies or a Sap-Ing-Sith.