A 4-bedroom, 5-bathroom pool villa of 420 sqm on 161 sq wah in San Phak Wan, Hang Dong: renovated in 2024, private saltwater pool, and about five minutes to Lanna International School.
The kitchen and dining area open onto the pool, so the morning gathering spot looks straight out at the water. High ceilings and large windows pull the garden indoors, and the house stays cool and quiet.
This 4-bedroom, 5-bathroom pool villa in San Phak Wan, Hang Dong is priced at 16,900,000 THB for 420 sqm built. That is about 40,238 THB per built sqm, in line with the 2026 Hang Dong average of 40,200 (Hipflat), and close to Lanna International School.
Is a 4-bedroom pool villa in San Phak Wan fairly priced in 2026?
Broadly yes: at about 40,238 THB per built sqm it sits on the Hang Dong 2026 average of 40,200 THB/sqm, so you are paying market rate for a renovated, ready-to-live-in house rather than a discount. In our experience, the renovation and the school-corridor address are what justify that level, and our Hang Dong guide shows how the sub-districts compare.
Price per sqm is calculated on built area (420 sqm), not the 161 sq wah plot. District average: Hipflat, July 2026. Built area as recorded on our listing; we confirm it against the house documents before any offer.
How close is San Phak Wan to the international schools?
About five minutes to Lanna International School by the vendor's account, and a short drive on to other schools in the corridor. We recommend timing the school run yourself at 7:30am, and our international schools guide compares fees and locations.
Is the villa furnished?
It is sold partially furnished, with built-in features and premium kitchen appliances included. A full furniture package can be negotiated separately, so ask for a written inventory of what stays.
Goen observes: "Pricing at the Hang Dong average per sqm means the decision comes down to condition and documents. A 2024 renovation is a real advantage, and I would still ask any buyer to see the renovation invoices and the building permit before making an offer."
Ask the vendor for the 2024 renovation invoices and any building permit for the works. They show what was replaced, such as wiring, plumbing and the pool plant, and they protect you if a defect appears after transfer. Have an independent inspector test the pool equipment and air conditioning on the viewing day.
| Factor | Detail |
|---|---|
| Listing Price | 16,900,000 THB, about 40,238 THB per built sqm, level with the Hang Dong averageHang Dong 2026 average 40,200 THB/sqm, Hipflat, July 2026. Built area 420 sqm; land 161 sq wah. |
| Investment Alpha | No rental figure is confirmed for this villa, so we have not quoted a yield. Hang Dong villa pricing is the comparison to use.We base any yield estimate on 12-month lets only. |
| Contextual Logistics | Lanna International School: about 5 min (vendor-stated) Chiang Mai International Airport: about 5 km / about 10 minAirport figure estimated from map coordinates; confirm drive times at your viewing. |
| Ownership Status | Freehold in a Thai name, as stated by the vendor; title deed type to be confirmed at the Hang Dong Land Office. Transfer fee split 50/50 per the listing. Foreign buyers pay the standard 2%; the reduced 0.01% rate is for Thai individuals at or below 7,000,000 THB. |
| Official Verification | Hang Dong District Land Office; Treasury Department appraisal value for San Phak Wan. |
Is San Phak Wan prone to flooding?
We have no flood history for this plot from the vendor, so we treat it as unconfirmed. Ask for the plot's flood record and read our flood risk guide before you commit.
Can a foreigner buy this villa?
Not the land in their own name: foreign buyers typically use a registered leasehold or a structure a Thai lawyer has vetted. Our foreign ownership guide sets out the 2026 options, and we recommend legal advice before any deposit.
Is this a gated community?
The vendor describes a private, secure residential enclave. We confirm the monthly fees, access rules and who maintains the road before you commit, because the answer differs from one enclave to the next.
How does it compare with other villas in Hang Dong?
At the district average per sqm, it is neither a bargain nor a premium. Browse our other pool villas for sale to compare size, condition and school access.
A Renovated Family Villa in the School Corridor
420 sqm, a private saltwater pool and a 2024 renovation in San Phak Wan, priced at the Hang Dong average per sqm. It suits a family that wants a ready home near Lanna International School and is happy to check the documents first.
Contact Goen at Chiangmai Properties on WhatsApp (+66 64 338 9597) or LINE (chiangmai-properties) to arrange a viewing. Our villa buyer's guide is a good place to start.
We are real estate professionals sharing local market observations based on our experience in Chiang Mai. This is not legal or financial advice. Consult the Thai Land Office, a licensed attorney, or a financial advisor for title deed, tax, and investment suitability.
