Four Bedrooms, a Salt-Water Pool and a Lake to Look At
The living hall rises 6.2 metres, opens onto a salt-water pool, and the lake-view bedroom upstairs looks out over the water.
Glass runs floor to ceiling across the living hall, so the pool deck stays in view from the dining table. It is a house arranged for long, unhurried days at home, with a rooftop garden above for evenings.
This four-bedroom lake view pool villa in Pa Daet, Chiang Mai is priced at 12,500,000 THB, or 47,348 THB per built sqm, 10 minutes from the airport. Two other Pa Daet villas asked 23,700 to 25,600 THB per sqm; this is a new 2026 build.
Can a foreigner buy a pool villa in Chiang Mai?
Yes, foreign buyers can buy a house in Chiang Mai, but not the land beneath it, which is usually held on a registered lease or through a Thai company. We have observed that the structure matters more than the price, so we ask the developer to confirm the lease or company terms for Unit 111 in writing before any deposit.
The villa carries a chanote title deed. How a foreign buyer holds the land is still confirmed in writing with the developer. Our foreign property ownership guide sets out the options in plain terms.
How much is a new pool villa near Chiang Mai airport?
Unit 111 is 12,500,000 THB for 264 sqm of built area on 52.8 square wah, unfurnished, which works out at 47,348 THB per sqm. In our experience the gap to two other Pa Daet pool villas, which were asking 23,700 to 25,600 THB per sqm in October 2026 on 61 to 98.5 square wah of land, comes from the 2026 build, the lake outlook and the finish rather than from a bargain.
You can compare this villa with other villas for sale in Chiang Mai, or look at the wider Mueang Chiang Mai area.
Can I rent this villa out on Airbnb?
No, not without a hotel licence, because daily and weekly lets are not permitted in Thailand for a private house, while lets of a month or longer are. Nothing in the developer’s documents offers short-term letting, so any rental income here should be planned on monthly lets.
Goen notes: “In October 2026 the two other Pa Daet villas I compared were asking 23,700 to 25,600 THB per built sqm, and this one asks 47,348 on a 2026 build. I tell buyers to compare the build year and what is included, not only the price per sqm.”
Ask the developer for the 17-item ready-to-move package, item by item, and have it written into the Unit 111 contract. The two sister units sit at 13.0M, with built-in furniture, and 13.5M, fully furnished, so the written package is what justifies the difference.
| Category | Detail |
|---|---|
| Listing Price | 12,500,000 THB, 47,348 THB per built sqm. Two other Pa Daet villas asked 23,700 to 25,600 THB per sqm, on 61 to 98.5 square wah of landBuilt area 264 sqm on 52.8 square wah. Comparables: FazWaz and PropertyScout asking prices, October 2026 (two listings, not a statistical average) |
| Rental Basis | Monthly lets only. Daily and weekly lets need a hotel licenceHotel Act B.E. 2547; nothing in the developer documents offers short-term letting |
| Contextual Logistics | Chiang Mai International Airport: 5.4 km, about 10 minutes by car. Wat Pa Daet: about 2.4 km, 5 minutes by carFazWaz project page, October 2026 |
| Ownership Status | Transfer fee 2% of the official appraised value for Thai and foreign buyers alike, as the price is above 7,000,000 THB. Transfer fee and related taxes are split 50/50 between seller and buyer. Land structure for a foreign buyer to be confirmed in writingThe 0.01% rate applies only to Thai individuals where price and appraisal are at or below 7,000,000 THB, and runs to 30 June 2027. Thai Land Department; Tilleke & Gibbins, July 2026 |
| Title and Permits | Chanote title deed. Building permit and completion certificate to be checked at the Land Department before any reservationThai Land Department |
Does the villa flood, or sit under the airport flight path?
We have noted no flooding and no aircraft noise at the villa. Because it is a lakeside plot, we still check drainage and water levels before any reservation.
Is a 12.5 million baht villa in Pa Daet a good investment?
It is a lifestyle purchase first and a rental second. In our experience other Pa Daet villas ask about half the price per sqm, so resale depends on the 2026 build, the lake outlook and the finish holding their premium.
What does the villa offer for everyday living?
It has a private salt-water pool beside the living hall, a lake-view bedroom upstairs and a rooftop garden with a barbecue area. Two kitchens, Thai and European, keep daily cooking and entertaining out of each other’s way.
How far is the villa from the airport?
Chiang Mai International Airport is about 5.4 km away, roughly 10 minutes by car, and Wat Pa Daet is about 2.4 km. We time the remaining routes from the gate itself before a viewing.
Ready to see it in person?
Four bedrooms, a salt-water pool and a lake view make Unit 111 a finished, move-in-ready home in a three-villa project. It suits a family or a long-stay couple who want room to host and space for guests, without a build to manage.
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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