BOI 1 Rai — Foreigner Land Ownership Privilege in Hua Hin
Invest THB 40 million for 5 years — own up to 1 rai (1,600 sqm) of land in your own name
Retiree-skewed market — studios THB 7-12k, 1-bed sea-view THB 15-28k, 3-bed private-pool villas THB 30-60k. 12-month leases save 10-15%. Try Hua Hin Property Group or Hua Hin Realty for villas.
Recommended places & options in Hua Hin
Hua Hin is the #2 retirement city after Pattaya — calm, safe, 2.5h from Bangkok. ~25,000 expat retirees (Swedish, Norwegian, Danish, German, British). Hua Hin Airport offers limited direct flights.
- Baan San Ploen
- My Resort Hua Hin
- Marrakesh Residence
- Black Mountain Golf Resort (villas)
- The Energy Hua Hin
- Banyan Resort Hua Hin
Hua Hin-specific tips
- 1
Black Mountain villas come with golf membership — perfect for golfers
- 2
Sign before September — Russian/Scandi season pushes rates +40%
- 3
Villa utilities cost more than condos — budget THB 5,000-8,000/month
General steps (5 steps)
- 1Wire 40M from abroad
Open Thai non-resident account / wire with purpose 'Investment under Land Code 96bis' / receive FET form for each transaction
- 2Choose investment vehicle
Government bond (1–2% yield), BOI-promoted business, real estate fund (REIT), or infrastructure fund — 5-year lock-up
- 3Lawyer files with Ministry of Interior
Submit application + supporting docs — specify the parcel (max 1 rai in designated zones)
- 4Approval + sign SPA
After 60–90 day approval — sign SPA + deposit + land due diligence
- 5Transfer at Land Office
Both parties attend / pay 6.3% transfer / receive title in your name (foreign name)
Top neighbourhoods in Hua Hin
- Hua Hin Downtown
- Khao Takiab (sea-view)
- Sai Noi-Hat Noi
- Pran Buri (quiet)
- Cha-am
- Suan Son Pradipat
Scandinavian (downtown-Khao Takiab), British/German (Khao Takiab-Sai Noi Beach), Swiss/French (Pran Buri)
Frequently asked questions
How much does boi 1 rai — foreigner land ownership privilege cost in Hua Hin?
25% cheaper than Bangkok · Khao Takiab sea-view at premium · Pran Buri mid-range. National benchmark: Min investment THB 40M + lawyer THB 100,000–300,000 + Land Office 6.3%.
Which neighbourhoods in Hua Hin are best for expats?
Top picks: Hua Hin Downtown, Khao Takiab (sea-view), Sai Noi-Hat Noi, Pran Buri (quiet).
How long does boi 1 rai — foreigner land ownership privilege take?
Standard timeline 60–90 days for Ministry of Interior approval. Hua Hin is similar — NYC can pre-book to complete in a single day.
What about internet and getting around in Hua Hin?
1 Gbps fiber THB 690-790 · 5G covers Khao Takiab-downtown. Transit: Cars dominate — limited Grab, motorbike rentals THB 2,000-3,000/month, vans to Bangkok every 30 min for THB 200.
When is the best season in Hua Hin?
Best climate in Thailand — drier than Bangkok, 25-32°C, short rainy season (Sep-Oct), high season Nov-Apr
Can I resell?
Yes, to a Thai national at any time. Selling to another foreigner only works if the new buyer independently qualifies and completes the entire BOI 1-rai investment process in their own name, which in practice makes the Thai buyer market far more liquid.
Can I withdraw the 40M before 5 years?
No. The THB 40 million must remain invested in the approved assets for the full five years. Withdraw early and the land must be transferred to a Thai national or back to the state within 180 days, failing which the Director-General may order its disposal.
Can I build on the land?
Yes, without restriction. The house, pool, wall and any outbuildings are registered in your name for the whole holding period, and building ownership is not subject to the land restrictions that apply to the plot itself.
BOI 1 Rai — Foreigner Land Ownership Privilege in other cities
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