Red Mountain, Woodlands and Baan Phu Thara Villas

A buyer who types Red Mountain Hua Hin, Woodlands Residences or Baan Phu Thara into a search box has usually chosen the estate already and wants to know what is for sale there. The asking prices are the easy part. On 30 October 2026 we listed three-bedroom pool villas at Woodlands from 6.0M to 7.9M THB, villas at Red Mountain from 7.3M to 14.5M THB beside a project page from 7.5M THB, and villas at Baan Phu Thara at 11.9M and 17.0M THB. What separates them matters more to a foreign buyer and is harder to see: the title deed each plot sits on, and whether the land is sold freehold or on a lease. At Red Mountain both change from one section to the next; at Baan Phu Thara the deed is the same Chanote but the land tenure is not; and at Woodlands every villa we list sits on a Chanote with the land recorded as leasehold. Together they decide what you can register in your name.

This guide takes the estates villa by villa, with the deed and the tenure as each listing records them; our guide to buying a villa in Hua Hin as a foreigner sets out the ownership routes in full.

Where are Red Mountain, Woodlands and Baan Phu Thara?

All three are inland estates west of the town, and by the official subdistrict map they fall into two different tambons. Red Mountain, in the village of Nong Phran Phuk, and Woodlands Residences both lie inside tambon Thap Tai, while Baan Phu Thara, its numbered phases and Baan Phu Thara Mountainside lie inside Hin Lek Fai, the next subdistrict north, which also holds Black Mountain Golf Club. We tested the estates’ mapped outlines against the Royal Thai Survey Department’s boundaries, published on the UN’s Humanitarian Data Exchange, and FazWaz files them the same way: Red Mountain Luxury and Woodlands Residences under Thap Tai, Baan Phu Thara under Hin Lek Fai.

REIC, the Government Housing Bank’s Real Estate Information Center, reports villa sales by market zones that carry these names, and its zones may not follow the tambon boundaries; our 2026 guide to the Hua Hin villa market maps Thap Tai and explains why a soi number alone does not place a house. Our guides to Hillside Hamlet and Mali Prestige, Mali Residence and Orchid Palm Homes cover other estates on this side of town.

Woodlands Residences: some of the cheapest pool villas here, on leased land

Woodlands has the lowest asking prices of the three estates, and its listings are close to identical on paper. Each is a three-bedroom, two-bathroom pool villa of 165 square metres on a 456 square metre plot, with 24-hour security, a shuttle bus and a mountain view among its listed features. HV316 asks 6.0M THB as a Hot Deal and was built in 2018; HV306 asks 7.39M THB and HV180 7.9M THB, reduced from 8.2M THB, both built in 2017.

All three sit on a Chanote, the full Thai title deed, but at Woodlands the deed is not the whole story. Each listing records the land as leasehold, and its ownership field reads Foreign Ownership; on our listings leasehold means the seller holds a lease of the plot together with the house, so what you buy is the house and the rest of that lease, not the plot. Ask to see the lease as registered on the deed, the years left on it, and whether the landowner will sign the transfer or grant a fresh lease, because the remaining term is a large part of what the price buys. Thai law allows a registered lease of land for up to 30 years with the house owned separately, and a promise to renew binds less than it seems: in a 1998 judgment, No. 6763, the Supreme Court held that a renewal option did not bind a buyer of the land. Our page on whether a Thai lease can be renewed covers what such a clause is still worth, and our guide to buying land in Hua Hin and its title deeds explains the deeds.

The estate fee is recorded as 6 THB a square metre a month. Villa fees are often charged on the land, as our guide to common area fees in Thailand explains, and on a 456 square metre plot that would be about 2,740 THB a month. Woodlands is not the only way in under 8M THB, though: Red Mountain Waterside’s HV293 asks 7.3M THB and the Red Mountain Residences project starts at 7.5M THB. REIC’s Thap Tai zone sold its cheapest villas fastest in the first half of 2026, though its figures appear to count developers’ project units rather than resales like these; our villa-market guide has the bands and what they tell a buyer.

What does a villa at Red Mountain cost, section by section?

Red Mountain is sold in sections under one name, and our listings name three of them: Waterside, Luxury and the Red Mountain Residences project, while others are listed simply as at Red Mountain. The table sets them out by asking price on 30 October 2026, with each listing’s deed and its land tenure as recorded.

Listing	Section as listed	Beds	House / plot	Built	Title deed	Land recorded as	Asking price
HV293	Waterside	3	198 / 536 sqm	2015	Chanote	Leasehold	7.3M THB
HP016	Red Mountain Residences (project)	–	from 200 / 450 sqm	2015	Chanote	Free/Leasehold	from 7.5M THB
20000078	at Red Mountain	3	250 / 750 sqm	2015	Chanote	Freehold	9.0M THB
HV393	Luxury	4	350 / 752 sqm	2010	Nor Sor 3 Gor	Freehold	13.5M THB
HV382	Luxury	4	350 / 752 sqm	2010	Nor Sor 3 Gor	Freehold	13.5M THB
HV351	Luxury	3	310 / 1,200 sqm	2010	Nor Sor 3 Gor	Freehold	14.5M THB
HV139	at Red Mountain	3	313 / 1,200 sqm	2013	Nor Sor 3 Gor	Freehold	14.5M THB

At the lower end, HV293 at Red Mountain Waterside asks 7.3M THB as a Hot Deal, reduced from 7.8M THB, with a fee of 3,500 THB a month. It is on a Chanote, but like Woodlands its land is recorded as leasehold and its ownership field reads Foreign Ownership, so the same lease questions apply. The Red Mountain Residences project page, HP016, starts at 7.5M THB with a fee of 9,750 THB a month including pool and garden care; its record shows both tenures, so ask which one the price buys. Villa 20000078 is the Red Mountain villa we list with freehold land on a Chanote, at 9.0M THB.

Above 10M THB the deed changes. HV393 and HV382 in the Luxury section each describe a four-bedroom, three-bathroom villa at 13.5M THB on Nor Sor 3 Gor, with the land recorded as freehold and the ownership field as Thai Ownership. HV393 records a fee of 7,400 THB a month and HV382 one of 4,000 THB. HV351, also in the Luxury section, was reduced from 17.99M THB to 14.5M THB, and HV139, listed as at Red Mountain, from 18.0M THB to 14.5M THB; its fee of 10,000 THB a month includes pool and garden care. None of the Luxury-section listings carries a mountain-view tag, while HV293, 20000078 and HV139 do, so if the view of the hills matters, check the listing rather than the estate name.

Why does the title deed change inside one estate?

A title deed is issued for a plot of land, not for an estate, so a development built across different parcels can carry different deeds from one section to the next, whatever the name on the gate. At Red Mountain the split in our listings falls at about 10M THB: Waterside, the Residences project page and 20000078 are on Chanote, while the Luxury villas and HV139 are on Nor Sor 3 Gor, a certificate of use rather than a full title, and the deed the Mali Prestige, Mali Residence and Orchid Palm villas also sit on.

For a foreign buyer, a Sap-Ing-Sith, the transferable right of up to 30 years introduced in 2019, can be registered over land only on a Chanote, under section 3 of the Act (the Act as published, via the Thai Senate). A registered lease of the land with separate ownership of the house works on either deed, and that is the route left for the Luxury section and HV139. Our guide to Sap-Ing-Sith and how it compares with a lease explains the right.

One field is easy to over-read. "Thai Ownership" or "Foreign Ownership" never means a foreigner can hold the land: HV139’s ownership field reads Foreign Ownership on a Nor Sor 3 Gor, while the Luxury villas’ reads Thai Ownership, and our villa-buying guide explains what each ownership label on a listing means. Have your own lawyer read the back of the deed as well, where mortgages, leases and rights of way are entered, as our checks on a resale villa title set out.

Baan Phu Thara: two villas, two kinds of tenure

Baan Phu Thara lies in Hin Lek Fai, and we list two villas there that look alike and are not. HV396, which came onto our books in October 2026, is a three-bedroom, three-bathroom villa of 190 square metres on an 824 square metre corner plot, built in 2023, with a private pool, clubhouse and 24-hour security, asking 11.9M THB. Its land is recorded as freehold on a Chanote, and its ownership field reads Thai Ownership. HV348 at Baan Phu Thara Mountainside, recorded as built in 2020, is a three-bedroom, four-bathroom villa of 206 square metres on 875 square metres, asking 17.0M THB. It is also on a Chanote, but its land is recorded as Free/Leasehold and its ownership field reads Foreign Ownership. Both carry an estate fee of 3,000 THB a month and a mountain-view tag.

The tenure gap matters more than the 5.1M THB price gap. HV396’s freehold Chanote lets a Thai buyer take the land outright, and leaves a foreign buyer to agree a lease or a Sap-Ing-Sith with whoever owns the land after the sale. HV348’s record holds two tenures at once, so the first question is which structure 17.0M THB buys; if it is a lease, the remaining term and who holds the land decide its value, as at Woodlands. HV396 asks 5.1M THB less, on land recorded as freehold, though its house is 16 square metres smaller on a plot 51 square metres smaller, which is reason enough to view both.

Can you build your own on this side of town?

Some buyers who come for the hills would rather build. A foreigner cannot own land in their own name, but the plots listed near Black Mountain Golf are on Chanote, so a lease or a Sap-Ing-Sith from a genuine owner is open: HL132 and HL133 are selections of plots from one rai (1,600 square metres), listed at 3.2M and 3.98M THB, and HL127 offers 2 rai at Hin Lek Fai for 2.8M THB. Our guide to Black Mountain’s golf condos, villas and land and our land guide cover the plots near the course, the price per rai and what to check about road, water, power and zoning before you buy.

Which of the three estates suits which buyer?

If the budget stops below 8M THB and a lease is acceptable, Woodlands and Red Mountain Waterside are where to look, and the remaining lease term is the number to ask for first, ahead of the price. If you want freehold land on a Chanote, which a Thai buyer can take outright and which leaves a foreign buyer both the lease and the Sap-Ing-Sith routes, the candidates are 20000078 at Red Mountain at 9.0M THB and HV396 at Baan Phu Thara at 11.9M THB. If the house and the plot matter more than the paper, Red Mountain’s Luxury section and HV139 offer 310 to 350 square metres on plots of 752 to 1,200 square metres for 13.5M to 14.5M THB, but on Nor Sor 3 Gor, where a Thai buyer can take the land outright and a foreign buyer’s only route is a lease. HV348 sits apart until its structure is settled, because only then can its price be compared.

For how these prices sit against pool villas across town, see our guide to Hua Hin pool villas by bedroom and what each size costs. Inland, the flood question is rain rather than the sea, and our guide to Hua Hin flood risk shows what past storms did to estates on low ground. This guide is general information about Thai property law, not legal advice, so have a Thai property lawyer check the deed and any lease before you pay a deposit.

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Ask for the deed before the viewing

Browse the villas and houses we list around Hua Hin, and ask us for the title deed, and for the registered lease where there is one, on any villa in this guide before you view it.