Baan Nub Kluen

Description

Baan Nub Kluen – Beachfront Condominium in Khao Tao, Hua Hin

Project Overview

Baan Nub Kluen, also found under spellings such as Baan NubKluen Hua Hin, Baan Nab Kluen and the Thai name บ้านนับคลื่น, is an established condominium development by Sansiri Public Company Limited in Nong Kae, Hua Hin.

Completed in 2009, the project is located directly on Khao Tao Beach, south of central Hua Hin. Baan Nub Kluen was designed around a coastal-village concept, with several low-rise buildings arranged around landscaped communal areas and swimming pools rather than a single high-rise tower. Its beachfront setting and relatively generous unit sizes are two of its defining characteristics.

Project Details

• Official project name: Baan Nub Kluen

• Alternative names/spellings: Baan NubKluen Hua Hin, Baan Nab Kluen, บ้านนับคลื่น

• Developer: Sansiri Public Company Limited

• Completion: 2009

• Number of buildings: 8

• Building heights: 7 buildings of 4 floors and 1 building of 7 floors

• Total condominium units: 180

• Land area: 9 Rai 2 Ngan 61.5 Sq.Wah, approximately 15,446 sq.m.

• Address: 108/410 Hua-Hin 101, Nong Kae, Hua Hin, Prachuap Khiri Khan 77110, Thailand

• Postal code: 77110

• Approximate GPS: 12.46545, 99.97557

Multiple property sources confirm the 8-building, 180-unit configuration. More detailed project information identifies seven 4-storey buildings and one 7-storey building, which is more specific than the simplified “7 floors” specification used by some property portals.

Condominium Units

The original project information identifies mainly 1-, 2- and 3-bedroom layouts, with several sub-types within each category.

1 Bedroom

Approximately 58–63.5 sq.m. across the original layouts. Current resale listings also include units around 56–60 sq.m., while some larger individual units are available.

2 Bedroom

The original layouts range approximately from 82–101 sq.m., depending on the type. Current resale listings commonly show units around 74–95 sq.m.

3 Bedroom

Original 3-bedroom layouts range from approximately 143–280 sq.m., including very large penthouse/special layouts.

4 Bedroom

Large 4-bedroom units are also currently advertised on the resale market, with examples of approximately 264–279 sq.m. These should be regarded as large special/penthouse resale layouts rather than a standard category in the historical project floor-plan listing, which is mainly organised under Types 1A–3E.

Duplex

A separate duplex unit type could not be reliably confirmed from the available project documentation and current listings.

Facilities

Facilities repeatedly confirmed for Baan Nub Kluen include:

• Swimming pools, including two pool areas

• Fitness room

• Landscaped communal areas

• Gardens

• Lobby / reception

• Car parking

• Elevators

• 24-hour security

• CCTV

• Direct beach access

Historical project information also describes a golf-cart service between the parking area, buildings and beach, as well as Sansiri's former “Khun Sabai” service. Because these are historical service descriptions, their current availability should be confirmed with the juristic office before publication as an active service.

Location

Baan Nub Kluen is located in Nong Kae / Khao Tao, south of central Hua Hin. The area is considerably quieter and less urban than central Hua Hin while still having restaurants, cafés, local shops and other residential developments nearby.

The project is particularly defined by its position beside the sea. Multiple sources identify Baan Nub Kluen as having direct access to Khao Tao Beach. Some portals give a beach distance of approximately 0.3 km, while accommodation and mapping sources give approximately 0.4–0.8 km depending on the measurement point. Since the project itself sits on the beachfront, “direct beach access” is a more useful description than relying on a single kilometre figure.

The supplied map location corresponds to approximately 12.46545, 99.97557. Khao Tao Beach, Wat Khao Tao and Khao Tao Railway Station are all nearby.

Nearby Places

Approximate distances from Baan Nub Kluen include:

• Khao Tao Beach: direct beach access

• Khao Tao Railway Station: approximately 0.9–1.0 km

• Suan Son Pradiphat Beach: approximately 3.7–5.2 km, depending on the measurement point

• Makro Pranburi: approximately 7.6 km

• Hua Hin Market Village: approximately 11 km

• HomePro Hua Hin: approximately 10.4 km

• Hua Hin Bus Terminal: approximately 10 km

• San Paulo Hua Hin Hospital: approximately 11.1 km

• Thonburi Hospital Hua Hin: approximately 15.2 km

• Hua Hin Airport: approximately 20 km

These should be treated as approximate road or map distances rather than guaranteed travel times.

The project is outside central Hua Hin, so a car or private transport is convenient for regular trips to major shopping centres, hospitals and central services.

Sale Prices

Current resale asking prices vary significantly according to unit size, floor, views, renovation standard and ownership status.

Current asking-price situation

• 1 bedroom: approximately THB 3.9–6.7 million

• 2 bedroom: approximately THB 6.8–10.5 million

• Large 3-/4-bedroom and penthouse units: approximately THB 33.6–45 million

Current examples include a 60 sq.m. 1-bedroom unit at around THB 4 million, a 73.79 sq.m. 2-bedroom unit at THB 7 million, a 90.54 sq.m. unit at THB 8 million and a 264 sq.m. 4-bedroom unit at THB 45 million.

Across the current advertised market, prices are approximately THB 4.0–45 million, although the upper end is represented by a small number of exceptionally large penthouses/special units. Current asking prices are approximately THB 67,000–170,000 per sq.m. For more typical 1- and 2-bedroom units, many current listings fall roughly within THB 75,000–110,000 per sq.m.

These figures are asking prices, not achieved transaction prices. DDproperty currently indicates that reliable transaction data is not available for the project.

Rental Prices

Current and recently updated rental listings indicate approximately:

• 1 bedroom: around THB 23,000–28,000 per month

• 2 bedroom: around THB 32,000–55,000 per month

Examples include a 56 sq.m. 1-bedroom unit at THB 23,000/month, a 67 sq.m. unit at THB 28,000/month, and 2-bedroom units of around 90–94 sq.m. at approximately THB 32,000–55,000/month.

Rental figures are also asking prices and can vary according to furnishing, renovation standard, views, lease length and season. There are not enough consistently current listings to establish a reliable average rental price for every unit type.

Ownership and Fees

Baan Nub Kluen is marketed as a freehold condominium. Current listings show both Thai Quota and Foreign Quota units. Foreign freehold ownership is therefore available for at least some units, but the actual Foreign Quota status must be checked for the specific unit with the juristic office before purchase.

Common-area fees are reported differently by different sources. DDproperty currently states THB 54,000 per year, while a specific resale listing states THB 4,320 per month. The current applicable fee should therefore be confirmed directly with the project management before purchase.

A current project-specific sinking fund amount could not be reliably verified and is therefore not stated here.

A project-wide transfer-fee arrangement could also not be reliably confirmed. The allocation should be checked in the relevant sale agreement and before the Land Department transfer.

Who Is This Project Suitable For?

Baan Nub Kluen may be particularly suitable for:

• Buyers looking for direct beach access

• Owner-occupiers seeking a quieter location south of Hua Hin

• Buyers looking for larger condominium layouts

• Families requiring 2- or 3-bedroom accommodation

• Holiday-home and second-home buyers

• Buyers interested in an established development by a major Thai developer

• Buyers who want a combination of beachfront living and access to Hua Hin

Key Advantages

• Direct access to Khao Tao Beach

• Established project completed in 2009

• Developed by Sansiri

• 180 units on approximately 15,446 sq.m. of land

• Low-rise development consisting of 8 buildings

• Relatively generous unit sizes, particularly in larger layouts

• Swimming pools, fitness facilities, landscaped areas and security

• Close to Khao Tao Railway Station

• Quieter setting than central Hua Hin

• Active resale and rental market with a variety of available unit sizes

Things to Consider

Baan Nub Kluen was completed in 2009 and is therefore an established, rather than new, condominium project. Individual units can vary considerably in condition depending on renovation history, kitchens, bathrooms, air-conditioning systems and furnishings.

The project is peaceful and close to the beach but is further from central Hua Hin. Regular access to major shopping centres, hospitals and central services is more convenient by car.

Before buying, buyers should also check:

• Current condition of the common areas

• Current common-area maintenance fee

• Any outstanding fees for the individual unit

• Sinking fund and possible special assessments

• Foreign Quota status of the specific unit

• Ownership/title details

• Current rental and house rules

Summary

Baan Nub Kluen is an established beachfront condominium by Sansiri in Khao Tao, south of Hua Hin. It combines direct beach access with a relatively quiet residential setting and comparatively generous condominium sizes.

With 180 units across approximately 15,446 sq.m. of land and eight buildings, the development offers a wider range of accommodation than many newer, more compact condominium projects in Hua Hin.

The current resale market ranges from approximately THB 4 million for smaller 1-bedroom units to around THB 45 million for exceptionally large beachfront penthouses. The development therefore covers a broad range of buyer profiles, from holiday and second-home owners to buyers seeking large family accommodation by the sea.

All quoted sale and rental figures are advertised asking prices and should not be interpreted as achieved transaction prices.