Information & FAQ

This page should be read alongside our Legal Notice, which covers ownership structures, the purchase process, guarantees, and all legal terms in full.

About the Development

What is Baan Phu Thara?

Baan Phu Thara is an award-winning community of private pool villas located in Hua Hin, Prachuap Khiri Khan, Thailand. It is a community solar development — all properties are built with underground electrics and solar power systems as standard. The development holds full Chanote land title throughout and was the winner of two awards at the 2017 Thailand Property Awards.

Baan Phu Thara Mountainside is the newer sister development, offering villas on elevated plots with mountain views, built to the same specification and standards.

Who is behind the development?

Is this a reputable developer?

Buying a Property — First Steps

How do I begin the process?

Contact Scott Beecham directly — by phone, email, or via the contact form on this website. He will guide you through the development, available plots, villa types, and pricing, and answer any initial questions you have. There is no obligation at this stage.

Scott Beecham | +66 (0)92 760 5589 | scottbeechamtch@gmail.com

Is there a show-house I can visit?

Yes. Our show-house is available to visit and represents the quality and finish of our properties. Please note that not all items on display in the show-house are supplied as standard to all villa types. Before signing any contract, confirm in writing exactly what is included in your specific purchase.

Do I need a lawyer?

We strongly recommend it. Although contracts may be signed directly with Thai Country Homes, independent legal advice from a lawyer experienced in Thai property law is always advisable before signing any document. You are entirely free to use any lawyer of your choosing.

Thai Country Homes covers the cost of our legal partner, Legal Services Hua Hin, to prepare the standard Sales & Construction Contract, Land Lease, and Maintenance Agreement — a saving of up to 70,000 Baht for buyers. We receive no payment for referring buyers to any lawyer.

Purchase Costs

What are the Land Office fees for a leasehold purchase?

At current rates set by the Hua Hin Land Office, the registration cost of a 30-year land lease is approximately 1.1% of the land lease price. Land Office fees are set by the Thai government and may change. Always confirm the current rate with your lawyer before purchase.

Are there any other purchase costs I should know about?

In addition to the villa sales price and lease registration fee, buyers should budget for the following:

• Sinking fund: 30,000 Baht per property, payable on completion and transfer.
• Legal fees (if using a lawyer beyond the standard TCH contracts): to be confirmed with your chosen lawyer.
• Bank transfer charges: All charges from both the sending and receiving bank on international transfers are for the buyer’s account.
• Thai Last Will and Testament: We recommend all foreign buyers make a Thai Will. Legal Services Hua Hin can assist with this.

For company purchase structures, transfer fees and taxes are approximately 6.3% of the property value, plus annual accounting fees. See our Legal Notice for full details.

Can a foreigner own property in Thailand?

Yes, with the right legal structure. The options are set out in full in Section 6 of our Legal Notice. In summary:

• Leasehold is the most widely used and legally secure route for foreign buyers — a 30-year lease registered at the Land Office against the Chanote title deed.
• Freehold is available to Thai nationals only.
• Company purchase is possible but carries higher costs and significantly increased regulatory scrutiny since January 2026. Independent legal advice is essential.

We strongly recommend reading the Legal Notice section on ownership before making any decision.

Design, Specifications & Modifications

What is included in the villa as standard?

All Thai Country Homes villas are supplied with the following as standard unless otherwise specified 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

For the full included specifications by villa type, please see our Included Specifications.

Can I make design changes or modifications?

Yes. We aim to be as flexible as possible with design changes, working within the practical constraints of a development build. If the property size remains the same, we can generally hold the original sales price. If the size increases, it will be priced accordingly. Any agreed modifications must be confirmed in writing before construction begins. Please be aware that extensive personal changes may extend the construction timeline. The internal dimensions of the villa are calculated from the centre of the supporting columns.

Are wardrobes built in as standard?

Yes. Built-in quality wardrobes are included in all bedrooms as standard.

Are the properties wheelchair accessible?

Yes. All villa designs are wheelchair-access friendly, with wider door openings and ramped pathways throughout the property.

What furniture is included?

An optional furniture package is available with every villa purchase. You receive a furniture coupon of a set value (depending on your villa type) redeemable at our furniture supplier, Beautiful World Furnishings. You choose exactly what you want within the budget — beds, sofas, tables, chairs, lamps, and so on.

The coupon face value shown is the retail price. Thai Country Homes has negotiated a 50% trade discount, meaning the actual cost included in your sales price is 50% of the face value. If you do not want the furniture package, we will deduct 50% of the face value (the actual cost) from your sales price.

Utilities & Infrastructure

Is mains power available?

Yes. Baan Phu Thara is connected to the Provincial Electricity Authority (PEA) grid. All electricity on the development runs underground — no overhead poles or wires. Each property is fitted with a solar power system as standard. Power generated by your solar panels above your consumption needs is fed back into the grid unless you choose to add battery storage.

Because of the underground electric system, PEA does not install individual meters per property. The development uses digital sub-meters, and we add 1 Baht per unit to the amount charged by PEA to the development to cover the cost of maintaining the metering system. We have requested that PEA move to direct billing per property and this remains under review. We will update buyers as soon as there is any change to this arrangement.

Is water available?

Yes. Baan Phu Thara is connected to the Pranburi Water Supply. Each individual property is billed directly by the water authority. Please note that Thai Country Homes cannot be held responsible for any interruption to water supply provided by external authorities.

Is internet available?

Yes. Fibre optic internet is available on the development. Landline telephone is also available, though most residents use mobile phones. Our development management team will assist you in arranging your internet connection after handover.

How is sewage managed?

Sewage is managed by individual septic tanks for each property.

Construction & Payment

How long does construction take?

Our standard build time is 9 to 12 months from the agreed construction start date. Extensive personal customisations or design changes may extend this. We reserve a 2-week quality check and snag period at the end of construction before handover.

How does the payment schedule work?

The full payment process is as follows:

1. Reservation deposit — 200,000 Baht (non-refundable): Paid to reserve your chosen plot. For two adjoining plots purchased together, only one reservation deposit is required. The plot is held for 60 days while contracts are prepared. If contracts are not signed within 60 days, a further 200,000 Baht is required to extend the reservation for each additional 30-day period.

2. First payment — 20% of full sales price: Due within 7 days of signing contracts. A discount on the sales price is available if a larger amount is paid at this stage — please ask Scott for details.

3. Monthly instalments: The remaining balance, less the 200,000 Baht reservation deposit, is paid in equal monthly payments throughout the construction period.

4. Final payment: Due on completion and handover. Occupation of the property is not permitted until this final payment has been made.

Once the 20% payment has been made, construction start can be deferred by mutual agreement for up to one year.

Can I delay the start of construction?

Yes. Once the initial 20% payment has been made, we can agree to defer the start of construction for up to one year.

How do I make payments from overseas?

Most overseas buyers transfer funds directly from their home bank account. All charges from both the sending and receiving bank are for the buyer’s account — please ensure transfer amounts account for any anticipated fees. Payments in Thailand may be made by cash or bank cheque.

Land payments are made to Thai Country Home Hua Hin Co., Ltd. Construction payments are made to Hua Hin Quality House Co., Ltd.

Will I receive progress updates during the build?

Yes. We send monthly photographic updates by email showing the progression of construction, or more frequently on request.

Legal & Ownership Questions

Is the land full Chanote title?

Yes. All land within the Baan Phu Thara and Baan Phu Thara Mountainside developments carries full Chanote title (Nor Sor 4 Jor) — the highest and most legally secure form of land title in Thailand.

Can I legally own the villa but not the land?

Yes. Under Thai law, a foreign national can legally own the physical structure of the property (the building) in their own name. The land beneath it is secured separately through a registered 30-year leasehold. This is the standard and legally recognised structure for foreign villa buyers in Thailand. See our Legal Notice for full details.

What happens to the lease if I sell the property?

If you sell before the lease expires, the buyer can have the remaining lease term re-assigned into their name at a cost of approximately 50,000 Baht, or they may request a new 30-year lease in their name at the then-prevailing Land Office rate (currently approximately 1.1% of the land lease price). We always recommend taking legal advice before making this decision.

What happens to the lease if I pass away?

If your property is left to your heirs by way of a valid Thai Will, the lease can be re-assigned into their names. A transfer fee will apply. We strongly recommend that all foreign buyers make a Thai Last Will and Testament. Legal Services Hua Hin can assist with this.

What documents will I need to sign?

Before construction begins, the following agreements must be signed by all parties:

• Sales & Construction Contract
• Land Lease Agreement (or alternative ownership document)
• Maintenance Agreement
• Rules & Regulations Agreement

Copies of all draft documents are available on request at any time before signing.

Estate Costs & Facilities

What is the compulsory common fee?

A compulsory common fee of 3,000 Baht per plot per month is payable by all plot owners. This covers the cost of running the development, including: 24-hour security guards, maintenance of common areas and roads, communal Spa and Fitness Centre, maid service, household rubbish removal, and office management.

The common fee is payable in advance from the handover date to the end of that calendar year, then annually in advance on 1 January each year.

What is the sinking fund?

A one-time sinking fund payment of 30,000 Baht per property (not per plot) is due on completion and transfer. This money is held in a separate account and is used for future capital improvements to roads, common areas, and shared infrastructure — items outside the scope of the annual common fee. Before the development is fully complete, all upkeep costs for roads and common areas are covered by Thai Country Home Co., Ltd.

Once all residents are in place, we aim to form a residents’ association to work with management on how and when the sinking fund is spent, keeping the development in excellent condition and protecting the resale value of all properties.

What communal facilities are available?

The development provides: Fitness Centre · Spa Pool · Landscaped common gardens · Roads · 24-hour security with CCTV cameras in all common areas

What about garden and pool maintenance?

Garden and pool maintenance is provided by external contractors arranged through our development management team. Approximate costs are:

• Swimming pool: 2,000–2,500 Baht per month (serviced twice weekly including chemicals; water top-up is for the owner’s account)
• Garden: 1,500–3,000 Baht per month depending on plot size (serviced one or two times per week, including watering, grass cutting, trimming, and sweeping)

We recommend using the development’s contracted pool and garden companies during the first 12-month guarantee period. After that, the choice of contractor is entirely yours — you are not tied in.

Payments for garden and pool service are made directly from the homeowner to the contractor. Our development management team will help you coordinate this.

If I build on two plots, do I pay two common fees?

Yes. The common fee is charged per plot, not per property, because the overhead costs of running the development are calculated on a per-plot basis. The sinking fund, however, is charged per property — so if you build one villa across two plots, you pay one sinking fund payment.

It is entirely possible to build a single villa across two adjoining plots. We will prepare a layout drawing for your approval once you have selected your plots. The additional space can be used for larger gardens or a separate guest house.

Guarantees

What guarantees do you offer?

We offer two levels of guarantee from the date of handover:

12-month guarantee — covers all items not included in the structural guarantee.

5-year structural guarantee — covers:

• House structure: piling, foundations, posts and ring beams, roof structure
• Swimming pool structure: the cast against leaking or cracking (all pools are piled to prevent ground movement during the rainy season)

Please note that tiling, grouting, and pool equipment (pumps, filters, pipework, lights, timers) carry only the standard 12-month guarantee as provided by the equipment supplier. Thailand’s legal standard guarantee is 12 months — our 5-year structural guarantee significantly exceeds this.

How does the snag process work?

After handover, we carry out snag rectification on two occasions: once at the end of the first month, and again at the end of the 12-month guarantee period. Earlier rectification can be arranged on specific request. A letter of satisfaction is signed by the buyer on completion of all snag work at the end of the 12-month period.

After Handover

Do I need to sign a rules and regulations agreement?

Yes. A Rules and Regulations Agreement is signed at the same time as your construction and land lease contracts. A copy is available on request at any time. This agreement is designed to protect all homeowners and maintain the quality of life on the development for everyone.

Who manages the development after I move in?

The development has a dedicated on-site management team who handle all day-to-day matters including maintenance coordination, security, common area upkeep, and resident support. Full details of the after-sales and management service are provided at handover.

A Note on Investment

Property values and rental yields in Thailand, as in any market, can go down as well as up. Any estimates of capital appreciation or rental income provided by Thai Country Homes are given in good faith based on available market data at the time and are not guaranteed. We recommend treating property as a medium to long-term investment and conducting your own independent research on these topics if they are important to your purchase decision.

Exchange rate fluctuations may also affect the final cost of your purchase when transferring funds from overseas.

All information on this page is given in good faith and is correct at the time of publication. Thai Country Homes accepts responsibility only for information confirmed in writing. This page should be read alongside our Legal Notice. For questions not covered here, please contact us.