3-Bedroom Pool Villa For Sale In Baan Ing Phu, Hua Hin – Near Black Mountain Golf & International School

Baan Ing Phu delivers the largest land and living ratio in this price band, with 600 m² of built area sitting on a 1,260 m² freehold plot at 18,250,000 THB. That works out to roughly 30,400 THB per square metre of built space, well under half the rate most renovated golf estate villas in Hua Hin command. Built in 2013 and upgraded by the current owner with a new European kitchen and a custom architectural sala at the rear, the villa transfers almost fully furnished and is ready for immediate occupation.

Quick Facts

The Convertible Fourth Room

A purpose built sala sits at the rear of the villa, currently used as an open wellness and yoga pavilion. The structure is already built, roofed and serviced, so enclosing it turns the villa into a four bedroom home or adds a separate home office without planning delays, structural work or an extension budget. Buyers comparing three bedroom and four bedroom stock in Hin Lek Fai should treat this as a four bedroom footprint priced as a three.

Kitchens and Living Space

The main living volume opens through full height glass onto the covered terrace and pool, keeping the interior and garden as one connected space. The owner rebuilt the primary kitchen to European specification with integrated appliances, stone countertops and a breakfast station.

A separate Thai kitchen and pantry sits behind it, which is the arrangement most long term residents in Thailand end up wanting. Wok cooking, frying and food odours stay out of the open plan living area, and the main kitchen stays presentable for guests.

Outdoor Space and Privacy

With 1,260 m² of land, the mature tropical planting wraps the boundary rather than merely lining it, so the pool terrace and garden are not overlooked by neighbouring villas. The private pool runs alongside a large covered terrace that stays usable through the rainy season, and the grounds have been maintained continuously since construction rather than restored after neglect.

Estate Amenities

Baan Ing Phu is a gated private villa development with resident only infrastructure:

• 24 hour security with gated checkpoints and patrols
• Fitness centre
• Tennis court and dedicated padel courts
• Resident restaurant and wellness cafe on site
• Professional estate management
• Pet friendly community rules

Padel courts are still uncommon in Hua Hin developments, which gives the estate an active sports offering beyond golf.

Standort

The estate sits in Hin Lek Fai, immediately beside Black Mountain Golf Club and Hua Hin International School, the two anchors that made this corridor the preferred residential zone for expatriate families in the district. Black Mountain Water Park is a short drive, and the Hua Hin bypass carries traffic to town, the beach and the road north to Bangkok.

Who the Villa Suits

Families place the school run within minutes of the front gate and get a secure estate with sports facilities on site. Golfers reach the Black Mountain course without joining the main highway. Investors get a high season rental asset in a managed estate, with the sala convertible to a fourth bedroom to lift the occupancy count. Retirees get single level living, low maintenance grounds and on site dining.

Ownership Notes

The plot is held freehold rather than on a lease, which is the stronger position of the two and matters at resale, since a buyer inherits full title rather than the remaining years of someone else’s lease term. Thai nationals and Thai companies can hold the land outright. Foreign buyers structure the purchase through a Thai company or a long lease registered against the freehold title, with the building registrable in the buyer’s name. I confirm the current title status, the estate management fee and the furniture inventory in writing before any deposit is placed.

Frequently Asked Questions

How much is the Baan Ing Phu villa?
The asking price is 18,250,000 THB.

How large is the property?
600 m² of built area on a 1,260 m² freehold plot.

Can the villa become a four bedroom?
Yes. The rear sala is an existing built structure that can be enclosed as a fourth bedroom suite or a home office.

Is the villa freehold or leasehold?
Freehold. Foreign buyers hold it through a Thai company or a registered long lease against that title.

Is it furnished?
Almost fully furnished. The master bedroom bed is excluded from the sale.

How old is the villa?
Built in 2013, with a renovated kitchen and the added sala among the owner upgrades.

How close is Hua Hin International School?
The estate sits immediately beside the school and Black Mountain Golf Club in Hin Lek Fai.

Does it have a Thai kitchen?
Yes, a separate Thai kitchen and pantry sits alongside the main European kitchen.

What facilities do residents get?
Fitness centre, tennis court, padel courts, a resident restaurant and wellness cafe, plus 24 hour gated security.

Are pets allowed?
Yes, the estate operates pet friendly rules.

Book a Viewing

Property L-267221 is available for in person or video viewing. Contact Mark Puttkammer at Lord’s Property Consultants on +66 62 759 6456 to see the villa, the sala conversion potential and the estate facilities in one visit.