A New Pool Villa on the Mill Hill School Run
On the renderings, a white two-storey house with grey-trimmed arches sits behind a low slatted fence, a gated carport for two cars on one side and a wide arched wall of glass looking onto the front garden on the other.
Round the back, an arched loggia steps straight out onto the pool deck, and a covered sala closes the far end of the water behind a screen of timber slats, so shade is never more than a few steps from the pool. Above the front door, a tall arched window runs up through both floors and lights the stairwell. The house is still being built and is sold furnished with its built-ins; everything here comes from the developer’s renderings, not from a walk through the finished rooms.
This new-build four-bedroom pool villa in Karnkanok 2, San Pu Loei, Doi Saket, asks 9.99M THB for 280 sqm usable, about 35,700 THB per sqm, 19% above the Doi Saket median of 29,900 (FazWaz, November 2026). Mill Hill International School is about five minutes away.
All images on this page are architectural renderings supplied by the developer, not photographs. The finished house, its furniture and its planting may differ, and we will show you the real rooms once they exist.
How long is the drive from the village gate to Mill Hill International School?
About five minutes by car, going by adverts for other houses in this village; we have not yet timed it ourselves at the morning drop-off. Bangkok Hospital Chiang Mai and Central Festival are both inside a quarter of an hour on the same side of the city, so the school, the doctor and the weekly shop sit close together.
Karnkanok 2 sits just off the outer ring road in San Pu Loei. See how it fits into the wider district on our Doi Saket area page, or compare other villas for sale in Chiang Mai.
What should be in the contract before the house is handed over in January 2027?
Three things: payments tied to finished stages of the build, the warranty period, and what happens to your money if handover slips. The developer’s listing gives the handover month but none of the three, so we ask for each of them in writing before a deposit changes hands.
Why does this new house cost less per square metre than older ones in the village?
Mostly because of its size: at 280 sqm usable it is larger than the village’s standard 155 to 187 sqm house models, and bigger houses usually ask less per square metre. A furnished 250 sqm villa in Karnkanok 2 is advertised at roughly 43,200 baht per sqm, but “usable area” can include covered terraces and the carport, so ask the developer for the indoor floor area before you compare.
The developer holds this property. A Thai buyer can buy it freehold; a foreign buyer is offered a leasehold, owning the house and holding the land on a registered lease. Our guide to foreign property ownership in Chiang Mai explains how that works, and our 30-year lease renewal guide covers what a lease can and cannot promise.
Goen notes: “If my child were starting at Mill Hill, I’d buy on this side of the city before I’d buy nearer town, because the school run is the drive you make twice a day for years. What I’d want first is the furniture list in writing, since ‘fully furnished’ on a rendering can mean very different things on handover day.”
On a new build, the power often runs on the builder’s temporary construction meter until handover. Ask the developer to apply for the permanent PEA meter in your name before transfer day, and to write the opening electricity and water readings on the handover sheet, so you never pay for the last months of construction.
| Category | Detail |
|---|---|
| Price | 9,990,000 THB, about 35,679 THB per sqm on 280 sqm usable area (developer-stated). About 19% above the Doi Saket house median of about 29,900 THB per sqm, and about 17% below a furnished 250 sqm villa in Karnkanok 2 advertised at about 43,200 THB per sqm.Usable-area basis. FazWaz Doi Saket asking prices (19 listings) and Hipflat advert, November 2026 |
| Rental income | Estimated 4.8% to 6.0% gross on monthly lets at 40,000 to 50,000 THB a month, before the common fee, pool and garden upkeep. Four-bedroom pool villas in Karnkanok 2 are advertised in that range. Nightly and weekly letting needs a hotel licence.Market estimate, November 2026, from advertised rents (Hipflat). Not an achieved rent |
| Getting around | Mill Hill International School, about 5 min. Bangkok Hospital Chiang Mai, 4.8 km, about 11 min. Central Festival Chiang Mai, 5.9 km, about 13 min. Chiang Mai International Airport, 11.6 km, about 25 min.By car. Developer’s listing figures; Mill Hill from portal adverts for this village. Not yet timed by us, November 2026 |
| Ownership and fees | Held by the developer. Freehold for a Thai buyer; leasehold for a foreign buyer, with the house in the buyer’s name and the land on a registered lease of up to 30 years. Transfer fee 2% of the appraised value for every buyer, because the price is above 7,000,000 THB. The buyer and seller split, and the seller’s business tax or stamp duty and withholding tax, are still to be agreed.Thai Land Department fee schedule; the 0.01% rate (Thai individuals, price and appraisal at or below 7M THB) runs to 30 June 2027 |
| Title and condition | Under construction, handover January 2027 (developer-stated); building permit, warranty terms and title deed type not yet supplied. Two storeys, 4 bedrooms and 4 bathrooms on 72 square wah (288 sqm), furnished with built-ins, private pool, covered sala and parking for 2 cars. Village completed 2019 by Karnkanok Property, with a shared pool, fitness centre, sports courts, clubhouse and 24-hour security; common fee 500 THB a month (developer-stated).Developer listing EH 6908 and FazWaz project data, November 2026. Title deed to be checked at the Doi Saket Land Office |
Does Karnkanok 2 flood in the rainy season?
Nothing in the developer’s papers covers flooding on this street. The village office can tell you how the roads fared in the last two monsoons, and a visit after a heavy downpour shows the rest.
Who is likely to rent a four-bedroom house here?
School families on year-long leases are the obvious tenants, given how close Mill Hill is. Keep any letting plan to monthly terms or longer, because nightly stays need a hotel licence, as our short-term rental guide explains.
What does the village common fee pay for?
It funds the shared facilities and the guarded gate, which portals list as a pool, fitness centre, tennis and basketball courts and a clubhouse. The developer’s figure is low for that list, so ask the village office for the current rate and its recent accounts before transfer.
Where do residents buy everyday groceries?
A 7-Eleven sits about 130 m from the village, and Tha Rua Market, the nearest local fresh market, is about 2.6 km from neighbouring Ornsirin City Park. For a bigger shop, Promenada Resort Mall is about 4.3 km away.
Drive the school run before the house is finished
This is a new four-bedroom pool villa, sold furnished, a few minutes from Mill Hill International School inside an established Doi Saket village. It suits a family with a child at Mill Hill who would rather move into a finished home than furnish an empty one.
Contact Goen at Chiangmai Properties on WhatsApp at +66 64 338 9597 to arrange a viewing.
We are real estate professionals sharing local market observations based on our experience in Chiang Mai. This is not legal or financial advice. Consult Thai Land Office, licensed attorney, or financial advisor for title deed, tax, and investment suitability.
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