Securing Your Property Investment in Thailand
Version: April 2026 | This Legal Notice governs all information provided on this website, in print, and in email communications. It should be read alongside our Information & FAQ before making any commitment to purchase.
1. About This Document
This Legal Notice is provided to every prospective buyer before any commitment is made. It is intended to identify the companies and individuals you will be dealing with, confirm the legal status of the development, explain transparently how we operate, set out the terms of purchase, and outline your responsibilities as a buyer.
Please read it carefully. If anything is unclear, contact us in writing and we will respond in writing. Thai Country Home Hua Hin Co., Ltd. accepts responsibility only for information provided in writing.
This document is governed by the laws of the Kingdom of Thailand.
2. The Companies
Three separate companies are involved in the purchase of a property at Baan Phu Thara or Baan Phu Thara Mountainside. It is important to understand the distinct role of each.
Thai Country Home Hua Hin Co., Ltd. is the land-owning company and the seller of the land plots within the development. All payments for land are made to this company. The land title deeds, roads, and common areas are owned by Baan Phu Thara Management Company, and land leases are supplied by Thai Country Home Hua Hin Co., Ltd. Registered Address: 559 Moo 1, Hin Lek Fai, Hua Hin, Prachuap Khiri Khan, 77110, Thailand
Hua Hin Quality House Co., Ltd. is the construction company responsible for the design, project management, and building of all villas on the development. All payments for construction are made to this company. Registered Address: 100 Moo 1, Nongkhon, Tubtai Road, Tubtai, Hua Hin, Prachuap Khiri Khan, 77110, Thailand
TCH Hua Hin Co., Ltd. is the sales and marketing company retained by Thai Country Homes to manage all sales, client relations, and after-sales services. Registered Address: 559 Moo 1, Hin Lek Fai, Hua Hin, Prachuap Khiri Khan, 77110, Thailand
3. Your Key Contacts
Marketing — Mr. Scott Beecham
Company: TCH Hua Hin Co., Ltd. Mobile: +66 (0)92 760 5589 Email: scottbeechamtch@gmail.com Languages: English, French, Thai
Scott is your primary point of contact from initial enquiry through to the signing of contracts. He will guide you through every step — plot selection, design, price negotiation, and contract execution — and will introduce you to our legal partner. He is available at all times and will put any important information in writing on request.
Developer & Builder — Mr. Eakkarat Suppagarn
Company: Hua Hin Quality House Co., Ltd. Mobile: +66 (0)81 847 5440 Email: eakkarat@huahinqualityhouse.com
A civil engineer with over 25 years of experience and 9 completed residential developments, Mr. Eakkarat is the developer and builder of all villas at Baan Phu Thara. He holds an outstanding track record for delivering quality construction on schedule and has earned the trust of local and international buyers alike. His website is www.huahinqhouse.com.
Quality Control & Construction Coordinator — Mr. Arthit Dumdee
Company: Hua Hin Quality House Co., Ltd. Mobile: +66 (0)89 696 5498 Email: arthit@huahinqualityhouse.com
Arthit is our CAD draftsman and construction coordinator. He produces all construction drawings, incorporates your finishing choices into the build, and manages quality control and project oversight throughout the construction period.
Customer Support Coordinator
Once contracts are signed, Scott will introduce you to our Customer Support Coordinator, who handles all finishing choices — interior selections, electrical planning, and personal customisations — before construction begins.
After-Sales & Development Management
Once your property has been handed over, our development management team becomes your point of contact for all matters relating to your property and life on the development — move-in assistance, contractor coordination for garden, pool and pest control services, internet connection, warranty rectification, and day-to-day questions about living at Baan Phu Thara. Your dedicated contact details will be provided at handover.
4. Awards & Credentials
Thai Country Homes is a member of the U.S. Green Building Council (USGBC). Our developments are designed and built as community solar developments incorporating underground electrics, solar power systems, and eco-conscious construction practices.
Baan Phu Thara was the winner of two awards at the 2017 Thailand Property Awards, one of Asia’s most credible and transparent property industry recognition programmes, with entries independently judged by a panel of industry experts.
Thai Country Homes was founded following the success of the Thailand Property Award-winning Smart House Valley development in Hua Hin, built by Hua Hin Quality House Co., Ltd.
5. Land Title & Development Permits
All land plots within the Baan Phu Thara and Baan Phu Thara Mountainside developments carry full Chanote title (Nor Sor 4 Jor) — the highest and most secure form of land title available in Thailand, with GPS-surveyed boundaries officially recorded at the Land Department.
Prospective buyers are welcome to request copies of relevant title deeds and permits for independent verification by their lawyer prior to signing any contract. We actively encourage buyers to carry out this verification as part of their own due diligence process.
6. Ownership Options for Foreign Buyers
Understanding how foreign nationals can legally hold property in Thailand is essential before making any commitment. The following is provided as factual information only. We strongly recommend that all buyers take independent legal advice from a lawyer experienced in Thai property law before deciding on an ownership structure. We are happy to recommend our legal partner, Legal Services Hua Hin, who handle all standard TCH contracts. You are entirely free to use any lawyer of your own choosing, and we receive no payment for any referral.
6.1 Leasehold (Recommended Route for Foreign Buyers)
The most widely used and legally secure structure for foreign villa buyers in Thailand. A 30-year lease is registered against the land title deed at the Hua Hin Land Office, creating a legal record of your rights of possession. This registration provides enforceable security for the full lease term.
Important — the “30+30+30” clause: Some developers in Thailand market villa leases as offering 90 years via three consecutive 30-year terms. Buyers should be aware that recent Thai Supreme Court rulings have clarified that contractual renewal promises in pre-signed agreements are personal contractual obligations, not registered real rights. Only the first 30-year term is a fully registered and legally guaranteed right. Any renewal beyond 30 years depends on the goodwill and legal standing of the landowner at that future time. We advise all buyers to seek legal advice on this point specifically before signing.
Transfer of ownership for leasehold purchases takes place at the Land Office following a 30-day notice period after full payment has been made. Buyers have the right to occupy the property from the date of final payment.
In the event of your passing, the lease may be re-assigned to your heirs as named in a valid Thai Will. We recommend that all foreign buyers make a Thai Last Will and Testament. Legal Services Hua Hin can assist with this.
6.2 Freehold (Thai Nationals Only)
Only a Thai national can own land outright in Thailand. If your partner holds Thai nationality, it is possible to transfer land into their name. As always, independent legal advice is strongly recommended before proceeding with this structure. Buyers may also wish to consider registering a usufruct right for additional personal security in this arrangement.
7. What Is Included in Your Property
All Thai Country Homes villas are built as part of a community solar development and are supplied as follows unless otherwise agreed in writing:
Underground electrics · Community solar power system · Air conditioning and ceiling fans throughout · Fully fitted European-standard or bespoke Thai-manufactured kitchen, including oven, hob, extractor fan, and microwave · Built-in wardrobes and closets in all bedrooms · Plastered internal walls · Mosquito and fly screening to all external sliding doors and bathroom windows · Water filtration system (not for drinking water) · Landscaped gardens · Private swimming pool · External storage room · Optional furniture package (see our Information & FAQ page for full details)
All villas are wheelchair-access friendly, with wider door openings and ramped pathways throughout.
Important: Not all items displayed in our show-house are supplied as standard to all villa types. Please confirm in writing exactly what is included in your specific purchase before signing contracts.
8. The Purchase Process
8.1 Reservation
A non-refundable reservation deposit of 200,000 Baht is required to remove your preferred plot from sale. In the case of two adjoining plots purchased together, only one reservation deposit is required.
Following payment, the plot is marked as reserved for a 60-day period during which contracts are prepared. If contracts are not signed within 60 days, a further 200,000 Baht is required to extend the reservation for an additional 30-day period, and then for each subsequent 30-day period until contracts are signed.
8.2 Contracts
Contracts are normally signed within 30 days of paying the reservation deposit. The following agreements are required before construction begins, and copies of all draft documents are available on request:
- Sales & Construction Contract
- Land Lease Agreement (or alternative ownership agreement)
- Maintenance Agreement
- Rules & Regulations Agreement
8.3 Payment Schedule
A 20% payment of the full sales price is due within 7 days of signing contracts.
The remaining balance, less the 200,000 Baht reservation deposit, is paid in equal monthly instalments throughout the construction period. The final payment is due on completion and handover of the villa, before occupation.
A discount is available against the sales price if a larger upfront payment is made at contract signing — please ask Scott for details.
Once the 20% payment has been made, the start of construction may be deferred for an agreed period of up to one year.
All commissions due to any companies or agents involved in generating the sale are paid in full on the first payment made after the signing of contracts.
8.4 Payment Methods & Bank Charges
Payments may be made in cash or by bank cheque for buyers resident in Thailand. For international bank transfers, all charges from both the sending and receiving bank are for the buyer’s account. Please ensure transfer amounts account for any anticipated bank fees.
Land payments are made to: Thai Country Home Hua Hin Co., Ltd. Construction payments are made to: Hua Hin Quality House Co., Ltd.
8.5 Construction Period
Our standard build time is 9 to 12 months from the agreed construction start date. Extensive personal customisations or design changes may extend this timeline. We reserve a 2-week quality check and snag period at the end of construction before handover.
Monthly photographic updates of construction progress will be sent by email, or at the request of the buyer.
9. Guarantees & Rectification
9.1 Defects Guarantee — 12 Months
All items not covered by the structural guarantee carry a 12-month guarantee from the date of handover.
Snag work will be addressed on two occasions: once at the end of the first month following handover, and again at the end of the 12-month guarantee period, unless specifically requested earlier by the buyer. A letter of satisfaction will be signed by the buyer once all snag work is completed at the end of the 12-month period.
9.2 Structural Guarantee — 5 Years
A 5-year structural guarantee applies from the date of handover to the following elements:
House structure: Piling · Foundations · Posts and ring beams · Roof structure
Swimming pool structure: The cast against leaking or cracking. Please note that all swimming pools are piled to help prevent movement of the cast due to ground swell during the rainy season.
Tiling, grouting, and pool equipment (pumps, filters, pipework, lights, timers) carry only the standard 12-month guarantee as supplied by the equipment manufacturer.
10. Development Facilities & Ongoing Costs
Full details of all facilities and charges are set out on our Information & FAQ. The following is a summary for reference.
A compulsory common fee of 3,000 Baht per plot per month is payable by all plot owners and covers: 24-hour security guards, communal area maintenance, road cleaning, communal spa and fitness room, maid service, and household rubbish removal. This fee is payable in advance until year-end from the handover date, then annually on 1 January each year.
A sinking fund payment of 30,000 Baht per property (not per plot) is payable on completion and transfer. This fund is held separately and is available for future capital improvements to roads, common areas, and other shared infrastructure.
Garden and pool maintenance is provided by external contractors. Approximate costs are 1,500–3,000 Baht per month for garden service and 2,000–2,500 Baht per month for pool service, depending on plot and pool size. These services are optional after the first 12-month guarantee period.
11. Your Responsibilities as a Buyer
Purchasing property overseas is a significant commitment. The following responsibilities rest with you as the buyer, and in most cases your lawyer will assist you in meeting them:
- Carry out all necessary enquiries to satisfy yourself that the property is suitable for your needs and as described.
- Ensure that you can meet all costs associated with the purchase and the ongoing costs of owning property in Thailand.
- Arrange any finance required and ensure funds are available in the correct currency, at the correct location, when needed.
- Fulfil all contractual obligations you enter into.
- Satisfy yourself as to the legal ownership structure most appropriate for your circumstances.
- Arrange a Thai Last Will and Testament to protect the inheritance rights of your heirs.
12. Important Notices
Information in writing only. We will only accept responsibility for information provided in writing. Please ask us to confirm in writing any information that is important to your purchase decision.
Capital appreciation and rental yields. Any projections provided regarding capital appreciation or rental income are estimates given in good faith based on market data available at the time. They are not guaranteed. Property values and rental yields can go down as well as up. Property should be regarded as a medium to long-term investment.
Exchange rates. Currency exchange rate fluctuations may affect the final cost of your purchase when funds are transferred from overseas.
Changes in circumstances. Changes in your personal or financial circumstances may affect your ability to complete your purchase.
Show-house. Our show-house is provided to demonstrate the quality and finish of our properties. Not all items displayed are supplied as standard. Please confirm in writing exactly what is included in your purchase.
Independent legal advice. Although contracts may be signed directly with Thai Country Homes, we always recommend independent legal advice from a lawyer experienced in Thai property law before signing any document. You are free to use any lawyer of your choosing.
13. Website, Email & Printed Material Disclaimer
The information available on or through this website, by email, or in printed materials is intended to provide general information to prospective buyers and the public. All reasonable measures have been taken to ensure accuracy, and information is kept updated to the best of our ability. However, information may change from time to time due to changes in law, regulation, or market conditions that are beyond our control.
Thai Country Home Co., Ltd. makes no warranty, express or implied, and assumes no legal liability for the accuracy, completeness, or fitness for purpose of any information on this website, in emails, or in printed materials, nor represents that its use would not infringe privately owned rights.
Thai Country Home Co., Ltd. may amend information on this website, by email, or in printed materials without notice, should changes in law or regulation require it.
Thai Country Home Co., Ltd. is not responsible for the content of external websites linked to or referenced from this site, and neither endorses nor warrants the accuracy of any such external content.
Nothing on this website, in any email, or in any printed material constitutes a legal, business, or tax advice. Visitors should take specific advice from qualified professionals before taking any action based on information received from Thai Country Homes.
Any reference to a specific commercial product, process, or service does not constitute an endorsement or recommendation by Thai Country Home Co., Ltd.
All persons accessing this website, email communications, or printed materials accept these terms. Those who disregard this notice do so at their own risk.
14. Intellectual Property
All content on this website — including text, images, logos, graphics, and design — is the property of Thai Country Home Hua Hin Co., Ltd. or is used with authorisation. No content may be reproduced, distributed, or transmitted in any form without prior written consent.
15. Complaints
Thai Country Homes takes great pride in its levels of service and customer care. If you feel we have not met your expectations and wish to make a formal complaint, please email: thaicountryhomes@gmail.com
All complaints will be acknowledged in writing.
This Legal Notice should be read in conjunction with our Information & FAQ page. In the event of any conflict between this Legal Notice and any other document, the signed contract between the parties shall prevail.