Firstly, a big thank you to Hua Hin Today for inviting me onto the new podcast. I’ve had some great feedback already. For anyone who expected a sales chat, I hope you were pleasantly surprised. The conversation focused more on my time living here and the many changes Hua Hin has seen over the past twenty-odd years. Thank you again.
Now that we’re into high season and heading towards the end of 2025, it’s fair to say it has been a slightly turbulent year. It wouldn’t be right to blame Thailand. The authorities genuinely try to make visiting easier and have introduced more flexible entry visas. Unfortunately, a minority continue to abuse the system by working illegally, setting up unregistered businesses and generally creating problems that make life harder for those who just want to enjoy their time here.
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Yes, some processes around visas and banking could probably have been handled differently over the years, but I do understand the frustration Thailand faces when some visitors misuse their time in the Kingdom.
On to the property market. Buyers are still coming, and sales have noticeably improved again. Some people are holding back because of the strong baht, but many are still keen to secure a future property, whether for immediate use or in the next two to three years. One interesting trend I’ve seen is that people often arrive thinking they’ll only stay in Hua Hin for a few months each year. But once they look around and get a feel for the lifestyle, a high number change their minds. Suddenly, eight or nine months a year here seems more appealing, with the short trip back home becoming the “holiday”.
Andy Dyett, the Hua Hin Property Expert
Hua Hin is a very easy place to call home. Still, we have to help buyers get over some of the old myths that circulate among expats. You’ve probably heard the usual: “You only get 30 years and then the land is gone,” or “Renting is so cheap, you’d be mad to buy”. I hear this all the time. In my view, renting a cheap apartment isn’t living in Thailand; it’s just getting by for a short period.
When you own a home on leased land, the lease doesn’t simply “expire and vanish”. There are always options to extend, transfer or sell, and properly written contracts include heir and successor clauses. Yes, the first term states 30 years, but the rights during that period are strong and protect your asset. Once this is explained clearly, many buyers lean towards a villa instead of a condo. Most people like the idea of a home of their own in a warm climate, with a private pool and space to welcome family and friends. So please be careful what you read online. It’s not as complicated as people make it sound.
That said, if you like the idea of a second home here but can’t picture yourself living in Hua Hin long term, consider some of the older, well-run condos. Try to look at units above 80 sqm, or ideally 100 sqm. With a bit of renovation and new furniture, they can be great options for longer visits without the commitment of buying a house. There are some genuinely good opportunities out there.
I’ve also mentioned before the issue of old company-owned properties. Many people who bought 15–20 years ago are now facing difficulties because company ownership was common back then and leases weren’t widely used. I do sympathise with those owners. For buyers who went this route in the last decade, most knew this day would come and will now be considering how to resolve it. Please remember that a Thai company with a foreign shareholder cannot legally own land. Why some still take that risk is unclear, especially when the lease option is so much safer. If you want to talk through your situation or need guidance, feel free to reach out.
Wishing you all a very Merry Christmas and an even better New Year.
This article was first published on Hua Hin Property Agent
Yours sincerely,
Andy Dyett
The Hua Hin Property Expert
📧 andy@huahinpropertyagent.com
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