A Pool Villa on Over One Rai, With a Guest House of Its Own
What I notice first is where the eye goes: the arched window frames the weeping willow, and the glass carries the view straight out to the pool terrace.
Under the heat-insulating roof and double-wall construction, the room stays cool at midday, and in the afternoon the light streams in through the glass. Garden, water and room read as one space, which is where a household gathers without being asked.
This new-build four-bedroom pool villa in San Phak Wan, Hang Dong, costs 18.9 million baht: 690.9 square metres built on 1.07 rai. At about 27,400 baht per square metre it matches the FazWaz district asking-price average (October 2026), just 1 kilometre from Lanna International School.
How much does a pool villa with a guest house cost in San Phak Wan?
This villa is listed at 18.9 million baht, about 27,356 baht per square metre of built area, which is level with the district asking-price average of roughly 27,400 baht (FazWaz, October 2026). In our experience a large house lowers that per-square-metre figure, so we also check the land: 426.3 sq wah works out at about 44,300 baht per sq wah.
That average comes from asking prices on 21 of 190 San Phak Wan houses, mixed in age and size, not from sold prices. See more houses for sale in Hang Dong to compare.
Can a foreigner buy a villa in San Phak Wan?
Yes, but not as freehold land in their own name, because Thai law does not let a foreigner hold a Chanote title directly. We have observed that buyers usually use a registered leasehold or usufruct arranged with a Thai attorney, while a purchase in a Thai name is the simplest route.
Above 7,000,000 baht, Thai and foreign buyers both pay the standard 2% transfer fee on the appraised value, and the 0.01% reduced rate does not apply. Our property tax and transfer fee calculator shows how a 50/50 split works out.
Is the villa finished, and what does the warranty cover?
The house is under construction, with completion estimated for the end of December 2026. The seller states a 5-year structural and 2-year architectural warranty, and in our experience it is worth getting that in writing, with the issuing company named, before you pay a deposit.
Goen notes: “In October 2026 I compared two Mooban Wangtan pool villas asking about 31,300 and 40,200 baht per square metre. This villa asks about 27,400 on 690.9 square metres, well above the 285 to 420 square metre houses in that sample, so I look at the land and the guest house too.”
Before you commit, ask for the as-built area breakdown, so the 690.9 square metres is itemised across the main house, guest house and covered areas. Then ask for the meter types for electricity and water, and whether the pool, court lighting and gate share one meter. Both answers are quick to get and hard to change later.
| Category | Detail |
|---|---|
| Listing Price | 18,900,000 THB, about 27,356 THB per sqm of built area, against a district asking-price average of roughly 27,400 THB per sqmFazWaz, San Phak Wan houses for sale (asking prices), Oct 2026 |
| Investment Alpha | Estimate, not a guaranteed return: 5.1% to 7.0% gross on monthly lets (80,000 to 110,000 THB per month), about 4% to 5% netSeller estimate; asking rents for large Hang Dong pool villas run 60,000 to 170,000 THB per month, Oct 2026 |
| Contextual Logistics | Lanna International School, 1 km; North Hill Golf Club, 2 km; Chiang Mai International Airport, 9 to 10 km (about 18 minutes by car)Project location data and FazWaz, Oct 2026 |
| Ownership Status | Chanote title. Foreign buyers cannot hold land in their own name; leasehold or usufruct via a Thai attorney. Transfer fee 2% of appraised value for Thai and foreign buyers (price above 7,000,000 THB): about 189,000 THB each at asking price under the stated 50/50 splitThai Land Department; the 0.01% rate applies only to Thai individuals at or below 7,000,000 THB (measure runs to 30 June 2027) |
| Build Status | Under construction: completion estimated end of December 2026; 5-year structural and 2-year architectural warranty stated by the seller, to be confirmed in writingSeller information, Oct 2026 |
Is the area around this villa prone to flooding or road noise?
We have not yet verified wet-season drainage on this plot or measured road noise at the house, so we make no claim either way. Before any offer we ask neighbours and the municipal office about drainage and listen on site at different times of day, and we suggest you do the same.
Is a pool villa at 18.9 million baht in San Phak Wan a good investment?
We see it as a family home first: our estimate is 5% to 7% gross on monthly lets, about 4% to 5% net after pool, court and garden upkeep. In our experience asking rents run above achieved rents, so treat that range as an estimate to check, not a promise.
Does it suit a family with visiting relatives or a live-in helper?
Yes: besides the four-bedroom main house there is a separate guest house and a maid’s room, each with its own bathroom. The saltwater pool and the private 6 by 13.5 metre sports court give everyone room to spread out.
How far is the villa from international schools and the airport?
Lanna International School is about 1 km away, SBS International School Chiang Mai about 5 km and Panyaden International School about 8 km. The airport is 9 to 10 km, about 18 minutes by car, and our guide to Chiang Mai international schools compares fees and locations.
Ready to see it in person?
A 1.07-rai plot with a four-bedroom house, its own guest house, a saltwater pool and a private sports court. It suits a family that wants room for visitors and a garden to come home to.
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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