Get all the data you need about the real estate market in Hua Hin
SUMMARY
Land in Hua Hin costs roughly ฿1–฿3 million per rai for basic inland plots, ฿3–฿6 million for stronger residential locations, ฿5–฿15 million or more near the city and Nong Kae, and tens of millions per rai for scarce coastal land.
The biggest mistake is treating Hua Hin as one land market. Nong Phlap acreage, Black Mountain villa land, central city plots and Khao Takiab beachfront sites can differ by well over 100 times on a per-rai basis.
Cheap land below ฿1 million per rai still exists, but it usually comes with a trade-off: more distance, more acreage, weaker access, or less development-ready positioning. It is an outer-market entry price, not a realistic benchmark for the villa areas most buyers picture when they say Hua Hin.
Hin Lek Fai and Thap Tai are still the main middle market. Large plots can remain surprisingly affordable there, while smaller sites with roads, views, utilities and established villa surroundings can cost several times more per rai.
Nong Kae and Khao Takiab belong to a different pricing tier. Once beach access, southern Hua Hin amenities and development potential enter the equation, asking prices of roughly ฿7–฿15 million per rai stop looking unusual.
Small plots can be much more expensive per rai than large ones. A 400–800 m² residential site near town may carry a far higher unit price than a 10- or 20-rai development parcel a few kilometres inland.
True beachfront and prime central land are scarce enough that asking prices can jump above ฿40 million per rai, and exceptional sites can exceed ฿100 million. Those are real listings, but they should be treated as the top end rather than the normal Hua Hin market.
For a normal house-sized plot, roughly ฿1–฿3 million still buys plenty of inland choice, while ฿3–฿6 million opens better-positioned villa areas. Central and coastal plots can blow through that budget very quickly.
Asking prices are not the same as completed transactions, especially for unusual land. The more distinctive the parcel, the more room there can be between the seller's advertised number and what a serious buyer will actually pay.
For pure acreage, Nong Phlap is the cheapest. For the best balance of price, villa infrastructure and everyday access to Hua Hin, Hin Lek Fai and Thap Tai are the stronger starting points.
How much does land in Hua Hin really cost now?
For most people looking for residential land in Hua Hin today, a useful working range is roughly ฿1–฿6 million per rai inland, rising to ฿5–฿15 million or more in stronger city and southern locations and above ฿40 million per rai for genuinely scarce coastal land.
That range comes from a very fragmented market. A rai is 1,600 square metres, and current listings show large Nong Phlap parcels around ฿500,000 per rai, ordinary Thap Tai and Hin Lek Fai sites around ฿1–฿4 million, better-positioned Black Mountain and Soi 112 land around ฿4–฿7 million, and prime Khao Takiab sites at several tens of millions.
Fresh listings make the gap even clearer. DDproperty recently showed 25 rai in Nong Phlap at about ฿312 per square metre, equivalent to roughly ฿500,000 per rai. A 13-rai Hin Lek Fai parcel was around ฿939 per square metre, or ฿1.5 million per rai. PropertyHub, meanwhile, had newly refreshed beachfront land in Khao Takiab at roughly ฿102,000 per square wah, which is just above ฿40 million per rai.
Hua Hin has several land markets sharing the same name. One citywide “price per rai” hides most of the useful information.
| Hua Hin land type | Rough current asking range per rai | Approx. per m² | Where we usually see it |
|---|---|---|---|
| Remote inland / large acreage | ฿0.4m–฿1.2m | ฿250–฿750 | Nong Phlap, outer Thap Tai |
| Normal inland residential | ฿1m–฿3.5m | ฿625–฿2,188 | Hin Lek Fai, Thap Tai |
| Better villa locations | ฿3m–฿7m | ฿1,875–฿4,375 | Black Mountain, established villa zones |
| City / southern Hua Hin | ฿5m–฿15m+ | ฿3,125–฿9,375+ | Hua Hin City, Nong Kae, Soi 102–112 |
| Premium coastal land | ฿40m–฿100m+ | ฿25,000–฿62,500+ | Khao Takiab, beachfront sites |
Why is the average Hua Hin land price so misleading?
A Hua Hin average is almost useless unless we know where the land is, how large the plot is and what can realistically be built on it.
The problem becomes obvious when we compare current listings. DDproperty recently had a 25-rai Nong Phlap property at ฿12.69 million, equivalent to around ฿500,000 per rai. On the same portal, one rai in Hin Lek Fai was being marketed at ฿6.5 million. A Soi 19 parcel in Hua Hin City was asking ฿135 million for just over one rai.
The last example works out near ฿129 million per rai. That is more than 250 times the unit price of the Nong Phlap acreage.
Plot size also distorts averages. Developers buying 20 or 50 rai usually negotiate a much lower price per square metre than someone trying to secure a small city plot. A median based on both tells us surprisingly little about either buyer.
For Hua Hin, neighbourhood and land type tell us far more than a citywide average.
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Can you still buy Hua Hin land for under ฿1 million per rai?
Yes, Hua Hin land below ฿1 million per rai still exists, particularly in Nong Phlap and on large outer plots, but buyers looking for a normal villa site closer to town should not build their budget around that price.
One of the freshest DDproperty listings showed 25 rai 1 ngan 54 square wah in Nong Phlap for ฿12.69 million. That comes to roughly ฿500,000 per rai. Another recently listed Nong Phlap property of just over 11 rai was offered for ฿9.4 million, or roughly ฿850,000 per rai.
Thap Tai also reaches this territory when the parcel is large. DDproperty recently displayed 44 rai 3 ngan 10 square wah for ฿39 million, around ฿870,000 per rai. PropertyHub had an even cheaper 13,044-square-metre Thap Tai parcel advertised for ฿2.9 million, although unusually cheap listings need more scrutiny before we treat them as clean comparables.
The pattern is pretty clear. Sub-฿1-million land still exists around Hua Hin, but most examples involve distance, large acreage, weaker positioning or some combination of the three.
That makes ฿1 million per rai a plausible entry point for outer Hua Hin land, rather than a realistic benchmark for the residential areas most foreign homebuyers have in mind.
| Recent example | Area | Approx. size | Asking price | Approx. price per rai |
|---|---|---|---|---|
| Large rural parcel | Nong Phlap | 25.4 rai | ฿12.69m | ฿0.50m |
| Coffee/palm property | Nong Phlap | 11.1 rai | ฿9.40m | ฿0.85m |
| Large Thap Tai site | Thap Tai | 44.8 rai | ฿39.0m | ฿0.87m |
| Thap Tai parcel | Thap Tai | 8.15 rai | ฿2.90m | ฿0.36m |
What does land cost in Hin Lek Fai now?
Hin Lek Fai currently starts around ฿1.5–฿3 million per rai for many larger or simpler plots, while good residential land near Black Mountain commonly moves into roughly ฿3–฿7 million per rai.
The freshest listings show that spread quite well. A 13-rai plot appeared on DDproperty at ฿19.9 million, equivalent to about ฿1.5 million per rai. PropertyHub showed six rai of development land at ฿16 million, or about ฿2.67 million per rai.
Closer to Black Mountain, prices climb. One eight-rai mountain-view parcel was asking ฿12 million, around ฿1.48 million per rai, but a much smaller 1.075-rai freehold plot was at ฿4.515 million, roughly ฿4.2 million per rai. A 1,214-square-metre mountain-view plot near Black Mountain was asking ฿7.59 million, which pushes the implied rate close to ฿10 million per rai.
A lakefront one-rai plot was recently advertised at ฿6.4 million.
The spread tells us something useful about Hin Lek Fai. Large acreage can still look cheap, while small plots with views, road access and an established villa environment get priced much more aggressively.
For a buyer wanting one or two rai for a house rather than 20 rai for development, around ฿2.5–฿6 million per rai is a much more realistic budget.
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How much does land cost in Thap Tai now?
Thap Tai remains one of the cheaper practical places to buy land near Hua Hin, with many current residential and development plots sitting around ฿1–฿4 million per rai.
Recent PropertyHub listings include one rai at ฿1.25 million, two rai around Soi 112 at ฿3.5 million, 2.27 rai at ฿5.9 million and a five-rai site at ฿7.5 million. Those work out at roughly ฿1.25 million, ฿1.75 million, ฿2.6 million and ฿1.5 million per rai respectively.
Higher prices appear quickly when the site has particularly good frontage or development potential. Two rai in Soi 112 was also listed at ฿12.5 million, while two rai around Hua Hin 88 reached ฿13.5 million. A 21-rai site with main-road frontage was asking ฿144.9 million, or roughly ฿6.9 million per rai.
So “Thap Tai land costs ฿2 million per rai” is too simplistic. Around ฿1–฿3 million catches a lot of the ordinary market, but the better development sites can cost two or three times that.
| Recent Thap Tai example | Size | Asking price | Approx. price per rai |
|---|---|---|---|
| Residential land, 15 min from town | 1 rai | ฿1.25m | ฿1.25m |
| Soi 112 investment plot | 2 rai | ฿3.50m | ฿1.75m |
| Urgent-sale Soi 112 plot | 2.27 rai | ฿5.90m | ฿2.60m |
| Hua Hin 88 land | 2 rai | ฿13.50m | ฿6.75m |
| Main-road development land | 21 rai | ฿144.90m | ฿6.90m |
Is Nong Kae land much more expensive than Hin Lek Fai and Thap Tai?
Usually yes. Nong Kae gets expensive much faster because buyers are closer to southern Hua Hin, the beach, Khao Takiab, Vana Nava and established residential areas.
A recent DDproperty listing in Nong Kae showed 10 rai around Hua Hin Soi 106 for ฿75 million, equivalent to ฿7.5 million per rai. That already sits well above much of the ordinary Hin Lek Fai and Thap Tai market.
Khao Takiab pushes prices much further. PropertyHub currently shows six rai near the beach for ฿60 million, or just under ฿9.5 million per rai. Another 17-rai investment site within walking distance of the beach is ฿204 million, about ฿12 million per rai.
Smaller prime plots get even more expensive. A site near Vana Nava was advertised at ฿142.5 million for 3 rai 2 ngan 75 square wah, equivalent to almost ฿39 million per rai.
The premium becomes obvious once we move from inland villa country toward southern Hua Hin's scarce urban and coastal land.
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How much does land cost in central Hua Hin today?
Central Hua Hin land can easily cost ฿10–฿30 million per rai now, while small prime plots and coastal sites can go far beyond that.
Fresh listings show how quickly the unit price rises. PropertyHub recently refreshed a 122-square-wah central Hua Hin plot at ฿5.5 million. That converts to roughly ฿18 million per rai.
Another 80-square-wah plot in Soi 18/1, only about 15 metres from the main road, was asking ฿4.9 million. On a per-rai basis, the seller is asking around ฿24.5 million.
DDproperty recently listed four rai in Hua Hin Soi 7 for ฿180 million, or roughly ฿45 million per rai. A much larger 12-rai parcel facing Phet Kasem Road opposite Dusit Thani Hua Hin was marketed at ฿226 million, around ฿18 million per rai.
This is where parcel size starts to matter enormously. Someone buying 300–500 square metres for a home may pay a much higher rate per rai than a developer taking ten or twenty rai at once.
A realistic central-Hua-Hin budget depends heavily on plot size, but expecting the same ฿2–฿3 million per rai seen inland will usually lead to disappointment.
How expensive is land near Khao Takiab Beach now?
Khao Takiab land is currently one of Hua Hin's most expensive categories, with larger near-beach development plots around ฿9–฿40 million per rai and true beachfront land pushing higher.
PropertyHub recently refreshed a six-rai mountain-view plot near the beach at ฿60 million, which is roughly ฿9.5 million per rai. A 17-rai site within walking distance of the beach was ฿204 million, or around ฿12 million per rai.
A 7.2-rai development plot opposite BelVida Estates was asking ฿110 million, roughly ฿15 million per rai. The site near Vana Nava mentioned above came close to ฿39 million per rai.
Then we reach true beachfront scarcity. One newly refreshed Khao Takiab beachfront listing was asking ฿125 million for a little over three rai, or around ฿41 million per rai.
The market changes quickly even inside Khao Takiab. “Near the beach” can mean a large site several minutes inland, a walkable development plot or actual beachfront. Those are very different assets.
| Khao Takiab example | Approx. size | Asking price | Approx. price per rai |
|---|---|---|---|
| Mountain-view land near beach | 6.34 rai | ฿60m | ฿9.5m |
| Walk-to-beach development site | 17.13 rai | ฿204m | ฿11.9m |
| Opposite BelVida Estates | 7.22 rai | ฿110m | ฿15.2m |
| Near Vana Nava | 3.69 rai | ฿142.5m | ฿38.6m |
| Beachfront Khao Takiab | 3.07 rai | ฿125m | ฿40.7m |
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Can Hua Hin beachfront land really cost ฿100 million per rai?
Yes, some Hua Hin sellers are currently asking around ฿100 million per rai or more for exceptional coastal or city plots, although those prices belong to a tiny premium segment.
The clearest fresh example is Hua Hin Soi 19. DDproperty recently listed a little over one rai there for ฿135 million at ฿80,357 per square metre. Converting that figure gives roughly ฿129 million per rai.
That is much more expensive than the newly refreshed Khao Takiab beachfront parcel at around ฿41 million per rai, which shows why “beachfront” alone does not set the price. Plot size, exact frontage, nearby development and commercial potential can move the figure enormously.
We also see central coastal asking prices around ฿45 million per rai in Hua Hin Soi 7 and roughly ฿40 million per rai for some larger Khao Takiab beachfront sites.
So ฿100 million per rai is real in today's asking market, but calling it the Hua Hin beachfront price would exaggerate the market. A broader ฿40–฿100-million-plus range describes the top end better.
How much should you budget for a normal house-sized plot in Hua Hin?
For a normal 400–800-square-metre plot, roughly ฿1–฿3 million can still work in inland Hua Hin, while ฿3–฿6 million opens up better residential locations and central or coastal plots can cost far more.
Current Hin Lek Fai listings give us useful examples. A 424-square-metre plot was recently marketed at ฿950,000. Another site of roughly 1,600 square metres was asking ฿3.5 million, while smaller prime Black Mountain plots can cost several million baht even before reaching one rai.
Thap Tai shows a similar pattern. PropertyHub recently refreshed a 100-square-wah plot, exactly 400 square metres, at ฿1.2 million. Another 115-square-wah plot around Hua Hin 88 was ฿1.725 million.
Move into central Hua Hin and the same amount of land gets much more expensive. The 122-square-wah central plot mentioned earlier costs ฿5.5 million, while 80 square wah in Soi 18/1 is ฿4.9 million.
This is also where the cheapest “price per rai” listings can fool buyers. Large parcels benefit from a size discount, while a 400-square-metre plot already sitting on a concrete road with power and water can command several times the unit price.
Road access, land filling and utilities deserve attention for the same reason. A cheap raw plot that needs major access work, drainage or electrical connections can lose much of its apparent saving before the house is even built.
| Budget for roughly 400–800 m² | What that budget can currently reach |
|---|---|
| Below ฿1m | Occasional outer Hin Lek Fai or more remote land |
| ฿1m–฿2m | Good number of inland options |
| ฿2m–฿4m | Much wider Hin Lek Fai and Thap Tai choice |
| ฿4m–฿6m | Better-positioned villa areas, some city plots |
| Above ฿6m | Prime city, Nong Kae and increasingly coastal locations |
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Is land west of Hua Hin still much cheaper than land near the beach?
Yes, moving west still saves a lot of money, and the difference can easily reach five or ten times the price per rai before we even compare with the most expensive beachfront sites.
Hin Lek Fai currently gives us several large plots around ฿1.5–฿3 million per rai. Thap Tai also has plenty of land in roughly the ฿1–฿3 million range.
Compare that with Nong Kae at ฿7.5 million per rai in the recent Soi 106 example, Khao Takiab development land around ฿10–฿15 million per rai, and beachfront parcels around ฿40 million or more.
Distance to the sea explains part of that gap, but access to Hua Hin's commercial strip, established neighbourhoods and development-ready infrastructure also plays a role.
For someone who wants a large garden, private pool or two-rai compound, heading west can transform the budget. The trade-off is more driving and less walkability to Hua Hin's main beach and commercial areas.
Are villa developments pushing up Hua Hin land prices?
Villa development is putting clear upward pressure on selected Hin Lek Fai and Thap Tai sites, but cheap acreage around Hua Hin has certainly not disappeared.
We can see the split inside Hin Lek Fai. A current 13-rai site is around ฿1.5 million per rai, and some large Black Mountain parcels remain below ฿2 million. Smaller residential plots near established villa communities, however, can reach ฿4–฿6 million per rai and occasionally more.
Thap Tai follows the same pattern. Five rai can still be advertised around ฿1.5 million per rai, while well-positioned Soi 112 and Hua Hin 88 plots reach ฿5–฿7 million.
Villa construction therefore seems to be repricing specific pieces of land rather than lifting the whole western side of Hua Hin together. Sites with good road access, mountain views, nearby projects and convenient links into town attract a noticeable premium.
That distinction matters because “Hin Lek Fai is getting expensive” is both true and misleading. The desirable villa pockets are getting expensive; plenty of larger land nearby remains much cheaper.
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Does the land title really change what Hua Hin land is worth?
Yes, title quality can change both the value and the practical usefulness of Hua Hin land, so two similarly priced plots are not automatically comparable.
Most of the straightforward residential listings we reviewed advertise Chanote or freehold title. Chanote gives clearly surveyed boundaries and is generally the title buyers prefer when building or financing property.
Some cheaper Hua Hin land appears with Nor Sor 3 Gor or less complete title information. Nor Sor 3 Gor can still be legally transferred, but a buyer should not assume it carries exactly the same practical characteristics as a clean Chanote parcel.
The difference becomes especially relevant when an unusually cheap listing appears. Before treating that price as evidence that the surrounding market has fallen, we need to check the title, registered access, boundaries and whether the advertised parcel can actually support the intended development.
Asking price alone only tells us what the owner wants. Legal quality helps tell us what the land is actually worth to a buyer.
Are Hua Hin asking prices close to what buyers really pay?
Not necessarily. The prices we see online are current seller expectations, and expensive or unusual plots can close well below the advertised figure.
That caveat matters more for land than for relatively standardized condominium units. There may be several similar one-bedroom condos in the same building, while a five-rai mountain-view plot can have no close twin.
We also see listings repeatedly refreshed, reposted or reduced. That tells us supply can sit on the market while sellers test higher prices. A listing that remains visible at ฿6 million per rai for months does not prove buyers are accepting ฿6 million.
For another reference point, Thailand's Treasury Department currently uses the 2023–2026 official land-appraisal schedule. The department said national appraisal values rose by an average of 8.93% when the schedule was introduced. Its parcel-level appraisal system is useful for taxes and legal reference, although those values should not be confused with live market prices.
For an actual Hua Hin purchase, we would compare the seller's asking price with nearby listings, any available completed transactions and the official Treasury valuation. The biggest negotiation gap is likely to appear where the parcel is unusual and the pool of buyers is small.
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Can foreigners actually buy Hua Hin land?
Foreign buyers generally cannot own Hua Hin land directly in their personal name, so a ฿3 million asking price does not automatically mean a foreign buyer can simply purchase that plot as freehold.
Thai land law restricts direct foreign ownership. There is a narrow route allowing certain foreigners who invest at least ฿40 million under qualifying conditions to apply to own up to one rai for residential use, but this requires approval and is far from the normal way foreigners acquire homes in Hua Hin.
Long leases are one route used by foreign residents. Some buyers also encounter Thai-company structures, but nominee shareholding designed simply to bypass foreign land-ownership restrictions creates serious legal risk.
This becomes particularly relevant in Hua Hin because foreigners are an important part of the villa market. The price of the plot and the legal structure used to occupy or control it are two separate parts of the buying decision.
Anyone comparing a Hua Hin condo with a villa should keep that difference in mind: foreigners can qualify for direct freehold ownership of condominium units within the statutory foreign quota, while land ownership is much more restricted.
Where can you get the most land for your money in Hua Hin now?
Nong Phlap gives buyers the most acreage for the money today, while Hin Lek Fai and Thap Tai offer the better compromise for someone who actually wants to live close to Hua Hin.
Nong Phlap is the clear low-cost option in the listings we reviewed, with large parcels around ฿500,000–฿900,000 per rai. Those prices are difficult to match anywhere close to the city or coast.
Hin Lek Fai is more interesting for many homebuyers. Large plots can still sit around ฿1.5–฿3 million per rai, and the area already has a substantial villa market around Black Mountain. Smaller prime sites cost more, but buyers are paying for a more established residential location.
Thap Tai is similarly competitive. Plenty of current land sits around ฿1–฿3 million per rai, while Soi 112 and other stronger development locations can climb above that.
Nong Kae becomes harder to call “value” if acreage is the goal. Recent examples around ฿7–฿15 million per rai show how much buyers pay to stay nearer southern Hua Hin, Khao Takiab and the coast.
For pure space, Nong Phlap wins. For the best mix of price and daily usability, Hin Lek Fai and Thap Tai make more sense.
| Area | Useful current asking range | What the money buys |
|---|---|---|
| Nong Phlap | ฿0.5m–฿1m/rai on large plots | Maximum acreage |
| Hin Lek Fai | ฿1.5m–฿6m/rai | Strong villa/home options |
| Thap Tai | ฿1m–฿4m/rai for much of the market | Good residential/development value |
| Nong Kae | ฿5m–฿15m+/rai | Better access to southern Hua Hin |
| Central Hua Hin | ฿10m–฿30m+/rai | Urban convenience and scarcity |
| Khao Takiab / coast | ฿10m–฿40m+; exceptional sites much higher | Beach access and development potential |
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So how much does land in Hua Hin cost now?
For a realistic Hua Hin land budget today, think roughly ฿1–฿3 million per rai for basic inland land, ฿3–฿6 million for stronger residential locations, ฿5–฿15 million or more as we move toward the city and Nong Kae, and tens of millions per rai for prime coastal land.
The cheapest current examples sit around ฿500,000 per rai in Nong Phlap and below ฿1 million on some large Thap Tai plots. Hin Lek Fai and Thap Tai then form the main middle market, where buyers can still find useful residential land without paying coastal prices.
Closer to central Hua Hin and southern neighbourhoods, ฿10 million per rai stops looking exceptional. Recent small central plots imply values around ฿18–฿25 million per rai, while selected development land reaches higher.
Khao Takiab introduces another level again. Larger near-beach parcels are currently being marketed around ฿10–฿15 million per rai, premium development sites around ฿30–฿40 million, and exceptional coastal or central plots can exceed ฿100 million per rai.
That huge spread is the main answer to the question. Hua Hin land is still surprisingly affordable once we move inland, while scarce city and coastal sites are already priced like a completely different property market.
OUR METHODOLOGY
How much does land in Hua Hin really cost now? It sounds like a simple question, but the market is too fragmented for one average or a handful of listings to answer it properly.
We broke the question into the dimensions that materially change the answer: location, proximity to the city and coast, plot size, residential versus development use, title quality, access and infrastructure, and whether a property belongs to the ordinary market or the scarce premium end. That let us compare genuinely similar pieces of land instead of blending very different assets into one number.
For each segment, we reviewed recent and freshly updated market signals, prioritizing listings that could be clearly located, sized and classified. We converted plot sizes into comparable units where useful, looked for recurring price patterns, and gave more weight to clusters of consistent evidence than to isolated examples. Exceptional listings were kept when they helped define the top of the market, but were not treated as representative of Hua Hin as a whole.
We also cross-checked the parts of the analysis that depend on official rules or reference values, particularly land titles, government appraisal values and foreign-ownership rules. Asking prices were treated as evidence of current seller expectations, not automatically as completed transaction prices.
The final ranges therefore do not come from a single average, one portal or a few selected examples. They come from aggregating recent signals across the relevant sub-markets, testing those signals against one another, and forming the conclusion only after the broader pattern became clear.
Key sources used include DDproperty's current Hua Hin land inventory, DDproperty's Hin Lek Fai listings, DDproperty's Thap Tai listings, the Nong Kae / Hua Hin Soi 106 example, the Hua Hin Soi 7 listing, PropertyHub's Khao Takiab land inventory, the 17-rai Khao Takiab development site, PropertyHub's premium beachfront inventory, the 122-square-wah central Hua Hin plot, BaanFinder's 25-rai Nong Phlap example, the Department of Lands' land-title guidance, the Department of Lands' guidance on foreign acquisition of residential land, and the Treasury Department's property-valuation framework and official land-assessment service.
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