The short version
- We hold nine units at Veranda Residence this month, from a 45 sqm one-bedroom at 6.29M THB to a top-floor 150 sqm with its own pool at 24M.
- This is beachfront in the literal sense — the sand, not a sea glimpse from the eighth floor.
- Common area fee is 70 THB per sqm per month, above the ordinary band, and salt is a running cost nobody advertises.
- The 49 per cent foreign quota bites harder in a small beachfront building than in a large inland one.
Jump to
- Where it actually is, and what that does to your daily life
- What Veranda Residence is as a building
- The nine listings, and what separates the cheapest from the dearest
- Running costs: 70 THB per square metre, and what else
- The part nobody advertises: salt
- The 49 per cent question, and why it bites harder here
- Who Veranda Residence genuinely suits
The word beachfront does more work in Thai property advertising than any other, and most of the time it is doing that work dishonestly. A building four hundred metres back from the sand is beachfront. A tower with a road, a row of shophouses and a car park between it and the water is beachfront. So when someone types Veranda Residence Hua Hin into a search box, the first thing worth saying is the plainest: this one is not doing that. Veranda Residence sits on the beach at Khao Takiab, with its own direct access to the sand. You walk from the pool deck onto the shore. There is nothing in between.
That single fact governs everything else about the building — what it costs, what it costs to maintain, why its foreign-ownership quota is tighter than an inland project’s, and why a 45 square metre one-bedroom here asks more per square metre than a 66 square metre two-bedroom in the same development. DanSiam currently holds nine live listings inside Veranda Residence, running from 6,000,000 THB at the entry point to 24,000,000 THB at the top, in one, two and three-bedroom layouts. That is an unusually deep position in a single building, and it means the comparisons below are drawn from real asking prices rather than a developer’s price list.
Where it actually is, and what that does to your daily life
Veranda Residence stands in the Nong Kae area at Khao Takiab, the headland at the southern end of Hua Hin’s beach — the one everybody knows as Monkey Mountain, crowned by Wat Khao Takiab. It is roughly a ten-minute drive from the centre of Hua Hin and about five kilometres from Sea Pines Golf Course. A minibus shuttle runs into town.
Be honest with yourself about what that means. Khao Takiab is not walkable to Bluport, to Market Village, or to the night market. You will drive, or you will use the shuttle and accept its timetable. What you get in exchange is the part of the coast that still behaves like a beach village: the Fisherman’s Village with its fresh fish market and the row of restaurants along the water, Air Space around the corner, La Mer, a scatter of minimarts, and a stretch of sand that is quieter in February than the town beach will ever be. There is a temple on a hill and there are monkeys, and the monkeys are a genuine consideration rather than a charming detail — they are bold, they are organised, and anyone leaving a balcony door open on a low floor learns this quickly.
For buyers whose picture of Hua Hin is a walk to dinner and a stroll home along the shopfronts, Khao Takiab is the wrong end of town. For buyers whose picture is stepping out of the pool and being on the beach in under a minute, it is precisely right.
What Veranda Residence is as a building
The project was developed by Veranda Resort and completed in 2020, which by Hua Hin standards makes it new — new enough that the structure, the lifts, the pool plant and the waterproofing are all still in their first decade, and old enough that the common areas have been through five full monsoon seasons and you can see how they have held up. Ask to walk the plant rooms and the rear service areas, not just the lobby. Five years in is exactly when a beachfront building starts telling the truth about itself.
It is a low-rise scheme, not a tower: five buildings, four to seven storeys, holding 270 residential units in total. The standard layouts run from one-bedroom apartments of 41 to 46 square metres, through two-bedroom units of 63 to 72 square metres, to three-bedroom units of 85 to 148 square metres, with a small number of penthouse, beachfront suite and jacuzzi suite types above that band. Titles are Chanote.
The facilities are the resort-operator part of the story and they are considerably more elaborate than a typical Hua Hin condominium’s pool-and-gym pairing. There is a beach pool and a dual lap pool, a family lagoon with twin sliders, a sun deck, a Cloud Terrace carrying the sky fitness room and a steam room, a spa room, a leisure room with a game station, a work-and-play space with a fully equipped meeting room, and a reception and lobby staffed with twenty-four-hour security and CCTV. Every unit in our listings comes with one covered car park.
That facility list is a real asset and it is also a real liability, and the honest version of this guide has to say both. It is why the building holds its rental appeal and why families with children choose it over quieter blocks along the same coast. It is also a lot of pumps, filtration, chlorination, steam plant and soft landscaping to keep running in salt air, and somebody pays for that every month. That somebody is you.
The nine listings, and what separates the cheapest from the dearest
Six of the nine current listings are set out below with their sizes and floors, which is the only way to see what is actually being charged.
| Unit | Beds | Size | Floor | Asking | Per sqm | Notes |
|---|---|---|---|---|---|---|
| HC410 | 1 | 45 sqm | Ground | 6,290,000 THB | ~139,800 THB | New this month; terrace onto the pool |
| HC333 | 2 | 66 sqm | Ground | 7,500,000 THB | ~113,600 THB | Direct private access to the lagoon pool |
| HC267 | 2 | 64 sqm | 3rd | 7,900,000 THB | ~123,400 THB | Reduced from 8,900,000; pool and distant sea view |
| HC375 | 2 | 64 sqm | 2nd | 7,990,000 THB | ~124,800 THB | Reduced from 8,500,000; sea view |
| HC409 | 3 | 100 sqm | Ground | 13,900,000 THB | ~139,000 THB | New this month; terrace onto the pool |
| HC177 | 3 | 150 sqm | 7th | 24,000,000 THB | ~160,000 THB | Top floor; private 21 sqm pool; reduced from 35,000,000 |
The project entry opens at 6,000,000 THB.
Read the per-square-metre column and the building’s logic falls out immediately. Floor area is not what you are paying for at Veranda Residence. Position is.
The cheapest square metres in the building belong to HC333 at roughly 113,600 THB — a 66 square metre ground-floor two-bedroom with its own private access to the lagoon pool. The dearest square metres in the ordinary range belong to HC410, the 45 square metre one-bedroom, at roughly 139,800 THB. A one-bedroom apartment is costing about 23 per cent more per square metre than a two-bedroom in the same scheme, and that is not a mispricing. Small units are scarce, they are the natural rental unit, and there is a floor below which a buyer simply cannot get into a beachfront building at all. Below roughly six million baht, on this stretch of coast, the answer is no. HC410 is what the yes costs.
The three-bedroom stock explains the other end. HC409, at 100 square metres on the ground floor with the terrace opening straight onto the water, asks 13,900,000 THB — about 139,000 THB per square metre, essentially the same rate as the one-bedroom. You are buying a family-sized flat at small-flat pricing because it sits on the pool. And then HC177 breaks the pattern completely: 150 square metres on the seventh and top floor, with a genuine sea view over the pools to the Gulf, a mountain view behind, and its own 21 square metre swimming pool measuring three by seven metres on the terrace. At 24,000,000 THB that is roughly 160,000 THB per square metre, and it was asking 35,000,000 THB before the reduction.
So the gap between 6.29M and 24M is not really a gap in space, though the larger unit is more than three times the size. It is the difference between a well-made apartment inside a beachfront resort and the single best position in the building — top floor, private pool, uninterrupted water. One of those is a home and a sound letting proposition. The other is a scarce thing that will be scarce again when you sell, which is the only durable argument for paying a premium in a market with as much new supply as Thailand’s.
Two other things in that table are worth noticing. HC267 and HC375 are near-identical 64 square metre two-bedrooms 90,000 THB apart, on the third and second floors respectively — and both have already been reduced, by a million and by half a million. HC177 has come down by eleven million. Sellers here are negotiating. Anyone paying an asking price at Veranda Residence in 2026 without testing it has not been paying attention.
Running costs: 70 THB per square metre, and what else
The common area fee at Veranda Residence is 70 THB per square metre per month. That is a resort-grade charge and it should be read as such — considerably above the 30-to-40 baht band you will find at a plain inland Hua Hin block, and it is buying the pools, the plant, the security, the landscaping and the staffed lobby described above.
In money: the 45 square metre one-bedroom runs to about 3,150 THB a month, roughly 37,800 THB a year. The 64 to 66 square metre two-bedrooms sit between about 4,480 and 4,620 THB a month. The 100 square metre three-bedroom is around 7,000 THB a month, some 84,000 THB a year. And HC177, at 150 square metres, costs about 10,500 THB a month — around 126,000 THB annually before you have switched on a light.
That last figure is the one to sit with. A 24-million-baht purchase carries a six-figure annual service charge, and it is charged on floor area whether you are in residence or not. Add electricity, which in a beachfront unit with air-conditioning running against humidity is not a small line, add internet, add building insurance, and add a realistic allowance for replacing furniture that lives in salt air. Ask for the sinking fund balance and the last two years of the juristic person’s accounts before you commit. Ask what the fee was in 2021 and what it is now. A five-year-old building with a large plant inventory is approaching its first serious replacement cycle, and a sinking fund that has not been built up properly turns into a special levy on owners. That question is free to ask and expensive to skip.
The part nobody advertises: salt
Salt air is the tax on a beachfront address, and it is levied continuously. Air-conditioning condensers corrode faster here than three hundred metres inland. So do balcony railings, door furniture, window hardware, lift running gear, satellite fittings and anything chrome-plated on a terrace. Glazing seals work harder. Exterior paint has a shorter life. Cars in the covered park pick up more than they would in town.
None of that is a reason not to buy at Veranda Residence, and it is not unique to this building — it is the condition of every genuinely beachfront property on this coast, and the ones advertising beachfront from four streets back are simply not paying it. But it should change your budgeting. Assume a shorter replacement cycle on air-conditioning units than a European instinct suggests, treat outdoor furniture as a consumable, and weight the building’s maintenance culture far more heavily than you would inland, because at the beach a badly run juristic person shows up on the façade within a few years rather than a few decades. Walk the exterior of all five buildings before you view a single apartment. If they are being kept properly, you will see it.
The 49 per cent question, and why it bites harder here
Thailand’s Condominium Act caps foreign freehold ownership at 49 per cent of a building’s total saleable floor area. The remaining 51 per cent is Thai quota, held either by a Thai national or through a Thai company structure with the annual accounting and compliance that entails.
In an inland project this is often a formality. In a beachfront building it is the central practical issue of the purchase, because beachfront stock is what foreign buyers want most, so the foreign 49 per cent is the first thing to fill and the last thing to come free. Every one of the DanSiam listings above is currently held in Thai quota, with foreign quota noted as available.
Understand exactly what that phrase means before you rely on it. It means a foreign-quota slot is believed to exist in that building for a unit of that size — not that it has been reserved, and not that it will still be there next month. Foreign quota is measured in square metres of floor area, so a 150 square metre unit consumes over three times the allowance of a 45 square metre one. If foreign freehold in your own name is non-negotiable for you, make that the first question you ask rather than the last, get written confirmation from the juristic person of the available foreign-quota floor area before any deposit changes hands, and be prepared for the answer to be no on the specific unit you fell in love with. That is not a criticism of Veranda Residence. It is arithmetic, and it applies to every desirable beach building in the country.
Buyers already operating a Thai company, or buying jointly with a Thai spouse, have a materially wider choice here and often a better price, because Thai-quota units in a foreign-favoured building meet thinner competition.
Who Veranda Residence genuinely suits
It suits the buyer who wants the beach itself and is honest that they want it — who will use the sand, the pools and the sea most days, and for whom a fifteen-minute drive to a supermarket is a fair trade for that. It suits families, because the lagoon with the sliders, the game room and the low-rise layout make it one of the few Hua Hin condominiums that a ten-year-old actually enjoys. It suits part-time owners who intend to let, because a 2020 resort-standard beachfront building with a facility list this long rents itself in a way that an inland block does not. And it suits anyone who has understood that a small, well-positioned unit in a scarce building tends to be a better asset than a large one in a common building.
It does not suit anyone who wants to walk to Hua Hin town, anyone allergic to a service charge with a resort attached to it, or anyone buying purely on price per square metre — Veranda Residence will always lose that comparison to an inland project, and the entire point of it is the thing the comparison ignores. It also does not suit a buyer who needs foreign freehold, has no flexibility on unit size, and no patience for the quota conversation.
If you are still reading, view three units on the same day: one ground-floor unit that opens onto the pool, one mid-floor with the sea view, and HC177 if it is still available. Twenty minutes in each will settle a question that no amount of floor plan reading ever does — whether you would rather step out onto the water or look down on it.
See the Veranda Residence units in full
Prices, floor sizes, quota and photographs for every unit we currently hold — and for the other genuinely beachfront addresses along the same stretch.
