On the plans, the double-height living room opens through full-height glass onto the pool terrace, so the garden reads as part of the room.
Glass, water and garden are drawn to share one line of sight, with the pool four metres by eight just beyond the terrace. A ground-floor bedroom means a visiting parent or guest never has to climb the stairs, and the family still ends up around the same long table.
This new-build four-bedroom pool villa in San Phak Wan, Hang Dong, starts at 11.3 million baht: 445 square metres built, about 25,500 baht per square metre, below the 29,900 district average (FazWaz sample, October 2026). Lanna International School is 3 km away, the airport 8.
Is a new pool villa in San Phak Wan good value at around 12 million baht?
It sits close to the district average rather than far below it: most Phase 1 plots work out at about 27,700 to 28,700 baht per square metre built, against a district sample average of 29,900, and the smallest plot is about 25,500. In our experience a 445 square metre house will always look cheaper per square metre than a 300 square metre one, so the land you choose matters as much as the headline price.
Construction has only just started, so the villa has not been seen on site and these figures come from the developer’s price list dated 21 September 2026, which can change. The optional furniture package is an extra 1,800,000 baht. You can compare it with other homes on our property search.
Can a foreigner buy a pool villa in San Phak Wan, Hang Dong?
A foreign buyer cannot hold the land in their own name, and the developer’s sheet says foreign buyers can acquire a leasehold. We have observed that the lease term, renewal rights and who owns the building are what decide whether this works for a foreign family, and a registered lease is capped at 30 years.
The land is Thai freehold on a Chanote title deed, the full title in Thailand. Check each plot’s deed at the Land Office, have a Thai attorney set out the lease structure before you sign a reservation, and compare the closing costs with our transfer fee calculator.
How far is this San Phak Wan pool villa from international schools and the airport?
Yes, it sits in the Hang Dong school corridor: the developer lists The Far Eastern University at 1 km, Lanna International School at 3 km, SBS International School at 5 km and Chiang Mai International Airport at 8 km by road. We have not yet timed these drives from the plot, so allow for ring-road traffic at school drop-off hours; our guide to international schools in Chiang Mai covers the curricula and fees.
Goen notes: “In the October 2026 price list the Phase 1 plots run from 112.6 to 216 square wah, and the price moves by about 1.4 million baht between the smallest plot and the dearest of the larger ones. I would choose the plot first and fix the budget second.”
Insider TipBecause construction has only just started, ask for the completion date, payment stages and a long-stop date in writing before paying a reservation deposit. Ask for the 5-year structural and 2-year architectural warranty on paper too, with the issuing company named and a note on whether it passes to a later owner.
Advisory Box: 4-bed pool villa, San Phak Wan| Category | Detail |
|---|
| Listing Price | From 11,336,488 baht (smallest plot); most Phase 1 plots 12,330,000 to 12,750,000 baht, or about 25,500 to 28,700 baht per sq m built (445 sq m) against a district sample average of 29,900Developer price list, 21 Sep 2026; FazWaz San Phak Wan sample of 19 asking prices, Oct 2026 |
| Investment Alpha | Indicative gross yield 5% to 7%, about 3.5% to 4.5% net, on monthly lets only; an estimate, not completed lettingsDeveloper sheet, based on asking rents of 55,000 to 78,000 baht a month, Oct 2026 |
| Contextual Logistics | Lanna International School 3 km; Makro 4 km; Chiang Mai International Airport 8 km by road (drive times not yet timed from the plot)9 Morakot project page, The Koji Premium Plus, Oct 2026 |
| Ownership Status | Chanote title. Foreign buyers: leasehold only, structure to be confirmed. Transfer fee is 2% of the appraised value for Thai and foreign buyers alike, because the price is above 7,000,000 baht; the developer’s sheet splits Land Office fees and taxes equallyThai Land Department rates; the 0.01% rate applies only to Thai individuals at 7,000,000 baht or below, measure runs to 30 Jun 2027 |
Does this part of San Phak Wan flood, or is it noisy?
We are not aware of any flooding at this project, but there is some aircraft noise, because it sits close to the flight path into Chiang Mai International Airport. In our experience the right check is to visit at different times of day, and to ask the developer for plot levels, before choosing a plot.
Is it a good investment for rental income?
The developer’s sheet puts the gross yield at about 5% to 7% on monthly lets, based on asking rents of 55,000 to 78,000 baht a month for four-bed pool villas in Hang Dong. We would treat that as an estimate to verify, because asking rents run above what tenants finally pay and the sheet rates demand as medium.
Does it suit a family with parents who find stairs difficult?
On the plans, one of the four bedrooms is on the ground floor beside the living area, and the other three are upstairs. We have observed that this layout works well for multi-generational families, but it is worth walking the final floor plan with the developer before you choose.
What will the monthly common-area fee be?
The fee and the project facilities will be confirmed at the site viewing, so we have no figure to quote yet. Ask for the amount, what it covers and who manages it in writing before you reserve a plot.
Ready to see it in person?
A new four-bedroom pool villa with a ground-floor bedroom, two kitchens and a saltwater pool, in the San Phak Wan school corridor. It suits a family or a retired couple who want a home planned around one shared living space and a garden.
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.
