On the plans, a 6.6-metre pool with its own jacuzzi sits beside a covered carport for four cars, inside Siwalee Ratchaphruk, a gated Land and Houses village in Mae Hia that has been lived in since 2007.
The Western kitchen is the centre of the house: an island with its own dining table, a living room on either side, and a separate Thai kitchen behind it for the cooking that smokes and spits. Across two storeys there are five bedrooms and seven bathrooms, plus a laundry room and a storage room, so washing and clutter stay out of the rooms where people sit. Everything here comes from the plans and 3D renders; nobody has walked the finished house yet.
This pre-sale five-bedroom pool villa in Siwalee Ratchaphruk, Mae Hia, asks 18.9 million baht, 36,000 baht per built sqm, 4% above the Mae Hia house median of 34,530 (Thailand-Property, November 2026). It adds two kitchens, a jacuzzi pool and APIS Primary Campus 1.4 km away.
What do I actually get when I buy a pre-sale villa in Siwalee Ratchaphruk?
You buy a new house on a plot inside an established village, with the house built to plans you sign against, so the contract matters more than the pictures. The seller’s sheet does not yet give a building permit number, a construction schedule, a completion date or warranty terms, and we ask for all four in writing before any deposit is paid.
The images on this page are 3D renders supplied by the seller’s agent, for illustration only. Finishes, layout and landscaping may differ in the completed house.
Which schools can a family reach from this Mae Hia village?
The nearest is the American Pacific International School Primary Campus, which covers Nursery to Grade 5, with Ambassador Bilingual Academy about three minutes away by car and Sarasas Witaed Lanna School about six. Older APIS students attend the main campus on the Hang Dong–Samoeng road, roughly 25 km away, so families with teenagers should plan that drive.
Is the asking price fair for a house in Siwalee Ratchaphruk?
It is fair against Mae Hia as a whole and high for this village, because most Siwalee homes are original 2007 houses of around 180 to 260 sqm that ask a half or less of this price. You are paying for new construction and roughly double the floor area of a typical house here, which is why the price per square metre stays close to the sub-district median.
Foreign buyers cannot hold Thai land, so a purchase here would use a registered land lease with the house owned in your own name. Our guides to foreign property ownership in Chiang Mai and 30-year lease renewals explain what that structure can and cannot promise. Compare other villas for sale in Chiang Mai.
Goen notes: “If I were buying for three generations, this is the plan I’d choose, because the Thai kitchen at the back lets the serious cooking happen while guests stay at the island. I’d still keep my deposit in my pocket until the builder hands over a dated construction schedule.”
Insider TipSiwalee bills its common-area fee per square wah, so the quoted fee doubles as a check on plot size: 3,107.50 baht divides back to exactly 124.3 square wah. Ask the village juristic office to confirm in writing whether that is monthly or yearly, and to issue a clearance letter before transfer.
At a glance: pre-sale 5-bed pool villa, Siwalee Ratchaphruk| Category | Detail |
|---|
| Price | 18,900,000 THB, about 36,000 THB per built sqm on 525 sqm. About 4% above the Mae Hia house median of 34,530 THB per sqm; a 468 sqm Mae Hia house nearby asks about 33,760 THB per sqm.Built-area basis. Thailand-Property Mae Hia market insight (95 houses, asking prices) and FazWaz, November 2026 |
| Rental income | Estimated 3.2% to 4.4% gross on monthly lets, on 50,000 to 70,000 THB per month, before pool, garden and village fees. The Mae Hia house median is 3.9%, and a 4-bed Siwalee house asks 52,000 THB per month.Market estimate, November 2026, from advertised rents: Thailand-Property, DDproperty. Not an achieved rent |
| Getting around | APIS Primary Campus, 1.4 km. Sarasas Witaed Lanna School, about 6 min by car. Chiang Mai International Airport, 5.7 km, about 10 to 13 min by car.Seller’s sheet, seller’s agent listing and FazWaz project data, November 2026; not yet timed by us |
| Ownership and fees | Freehold for a Thai buyer; registered land lease plus ownership of the house for a foreign buyer. Transfer fee 2% of the appraised value for every buyer, because the price is above 7,000,000 THB; the reduced 0.01% rate applies only to Thai individuals at or below that level (measure to 30 June 2027). Specific business tax or stamp duty and withholding tax depend on the seller’s holding period; the split is still to be agreed.Thai Land Department; Revenue Department |
| Title and condition | Pre-sale: completion date, building permit and warranty not yet supplied. Land 124.3 square wah (about 497 sqm, owner-stated). Village completed January 2007, 236 homes, with a shared pool, gym, CCTV and 24-hour security.Seller’s sheet; FazWaz project data. Title deed to be checked at the Land Office |
Can I rent this villa out on Airbnb?
Not on a nightly or weekly basis: those lets need a hotel licence under the Hotel Act B.E. 2547, and a private house in a village does not have one. Monthly and longer lets are allowed, and our short-term rental guide explains where the line sits.
What does Siwalee Ratchaphruk offer residents?
The village has a shared pool, a gym, CCTV and round-the-clock security at the gate. It is a settled estate of 236 homes, so the gardens are mature and the neighbours are mostly long-term owners rather than short-stay visitors.
Does the reduced 0.01% transfer fee apply to this villa?
No, because the price is above the 7 million baht limit, so Thai and foreign buyers alike pay the standard 2% of the appraised value. Who pays which fee and tax is still open, and we write the agreed split into the reservation.
Where does the family go at the weekend?
Royal Park Rajapruek, the former Royal Flora Expo gardens, is in the same sub-district and opens daily from 8 am to 6 pm. The Mae Hia fresh market is about three minutes by car for the morning shop.
Ask for the builder’s plans and schedule
A new five-bedroom pool villa with two living rooms and two kitchens, built into a gated Mae Hia village that has had nearly two decades to settle. It suits a large or multi-generational family who want space for everyone under one roof, a short school run and a calm village 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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