The Hua Hin property market 2025 has been a talking point lately, not least because of the chance I recently had to join the new Hua Hin Today podcast. A big thank you again for the invitation.
I’ve already had some positive responses from listeners. For anyone expecting a hard sell, I hope you were pleasantly surprised. The discussion focused mostly on my two decades living here and the many ways the city has evolved. There’s more on that on page 3.
Now that high season is in full swing and we edge towards the end of 2025, it’s fair to say the year has been a little unsettled. That isn’t down to Thailand itself.
The authorities genuinely try to make visiting easier and have introduced more flexible entry visas. The challenge is that a small minority continue to abuse the system by working illegally, running unregistered businesses or creating issues that complicate matters for people who simply want to spend time here.
Buyer trends shaping demand
Some processes around visas and banking could probably have been smoother over the years, but I understand the position Thailand is in when faced with visitors who misuse their stay in the Kingdom.
Turning to the property market, buyers are still arriving and sales have strengthened again. While some are waiting because of the strong baht, many remain keen to secure a home, whether for immediate use or for the next couple of years. One pattern I’ve noticed is that people often arrive thinking they’ll only spend a few months a year in Hua Hin. Once they settle in and get a feel for day-to-day life, many change their minds. Staying eight or nine months a year suddenly feels far more appealing, with the quick trip back home becoming the “holiday”.
Hua Hin is an easy place to call home, but we still need to help buyers work past some of the outdated myths that continue to circulate among expats. You’ve probably heard them: “You only get 30 years and then the land is gone”, or “Renting is so cheap, you’d be mad to buy”. I hear these all the time. In my opinion, renting a cheap apartment isn’t living in Thailand; it’s simply getting by for a short stint.
When you own a home on leased land, the lease doesn’t just expire and disappear. There are clear options to extend, transfer or sell, and well-written contracts include heir and successor clauses. Yes, the first term is stated as 30 years, but the rights during that period are strong and protect your asset.
Once this is explained properly, many buyers lean towards a villa rather than a condo. Most like the idea of a home of their own in a warm climate, with a private pool and the space to host family and friends. As ever, be cautious about what you read online. It is rarely as complicated as people suggest.
Company-owned properties and legal issues
For those who like the idea of a second home but can’t quite picture themselves living in Hua Hin full-time, some of the older, well-managed condos are worth considering. Aim for units over 80 sqm, or ideally around 100 sqm. With a bit of renovation and updated furniture, they can be excellent bases for longer stays without the commitment of buying a villa. There are some genuinely good opportunities in this category.
I’ve also spoken before about the issue of older company-owned properties. Many people who bought 15–20 years ago are now facing difficulty because company ownership was common at the time and leasehold wasn’t widely used. I do sympathise with those owners. For buyers who chose this route more recently, most understood the risks and will now be considering their next steps. A Thai company with a foreign shareholder cannot legally own land, so it’s hard to see why some still take that chance, especially when a properly structured lease is far more secure. If you’d like to talk through your situation or need objective advice, feel free to get in touch.
Wishing you all a very Merry Christmas and an even better New Year.
Andy Dyett
P.S – If you’d like to contact me directly or discuss your own plans, simply complete the form below and I’ll get back to you.
Join The Discussion