Authored by the expert who managed and guided the team behind the Thailand Property Pack
Yes, the analysis of Chiang Mai's property market is included in our pack
This guide covers the current housing prices in Chiang Mai, with real data we collected from official sources and major property portals.
We update this blog post regularly to make sure the numbers reflect the latest market conditions.
Whether you're looking at condos near Nimman or family homes in Hang Dong, you'll find the price ranges you need here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Chiang Mai.
Insights
- The median housing price in Chiang Mai sits at around 4.35 million baht (about $136,000), but actual closed prices typically come in 6% below listing prices due to negotiation culture.
- Nimman neighborhood commands premium prices of 80,000 to 140,000 baht per square meter, roughly double what you'd pay in family-oriented suburbs like San Sai or Saraphi.
- Chiang Mai property prices have risen about 45% over the past decade in nominal terms, but only 25% when you account for inflation, showing steady rather than explosive growth.
- New builds in Chiang Mai cost around 12% more per square meter than comparable older properties, mainly due to higher construction costs and modern amenities.
- Government fee reductions (transfer and mortgage fees cut to 0.01% for homes under 7 million baht) remain in effect through mid-2026, saving buyers thousands of baht on typical purchases.
- Condos make up roughly 45% of Chiang Mai listings, followed by detached houses at 30%, making these the two most accessible entry points for buyers.
- A budget of $100,000 (about 3.2 million baht) can get you a decent one-bedroom condo in central areas like Santitham or Chang Phueak in 2026.
- Chang Khlan, near the riverside and major hotels, has the widest price range in Chiang Mai, from 70,000 to 160,000 baht per square meter depending on the building.
What is the average housing price in Chiang Mai in 2026?
The median housing price gives you a better picture of what most buyers actually pay in Chiang Mai because it isn't pulled up by a handful of expensive villas and luxury condos the way the average is.
We are writing this as of the first half of 2026 using the latest data collected from Thailand's central bank, major property portals like Dot Property and FazWaz, and government sources, all manually verified by our team.
The median housing price in Chiang Mai in 2026 is approximately 4,350,000 baht (about $136,000 or €118,000), while the average housing price sits higher at around 5,200,000 baht (about $163,000 or €141,000). The average is pulled up by large family homes and luxury villas that skew the numbers.
About 80% of residential properties in Chiang Mai in 2026 fall within a price range of 2,000,000 to 9,000,000 baht ($63,000 to $281,000 or €54,000 to €243,000).
A realistic entry range in Chiang Mai starts around 1,500,000 to 2,500,000 baht ($47,000 to $78,000 or €41,000 to €68,000), which typically gets you a studio or small one-bedroom condo of 30 to 37 square meters in areas like Suthep near Chiang Mai University.
For typical luxury properties in Chiang Mai in 2026, expect to pay between 20,000,000 and 60,000,000 baht ($625,000 to $1,875,000 or €540,000 to €1,620,000), which could be a premium serviced condo in Chang Khlan or an architect-designed pool villa in Mae Rim with mountain views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Chiang Mai.
Are Chiang Mai property listing prices close to the actual sale price in 2026?
In Chiang Mai, closed sale prices typically come in about 6% below the final asking price, with a common range of 3% to 10% depending on the property.
This gap exists mainly because Thai sellers often price in negotiation room, especially for older units or properties that have been on the market for a while. The discount tends to be larger when a buyer uses mortgage financing, since bank appraisals can cap how much above market value a lender will support.
Get fresh and reliable information about the market in Chiang Mai
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What is the price per sq m or per sq ft for properties in Chiang Mai in 2026?
As of early 2026, the median housing price in Chiang Mai is around 60,000 baht per square meter ($1,875/sqm or €1,622/sqm), which works out to about 5,574 baht per square foot ($174/sqft or €151/sqft). The average price per square meter is slightly higher at 62,000 baht ($1,938/sqm or €1,676/sqm), or about 5,761 baht per square foot ($180/sqft or €156/sqft).
Prime condos in lifestyle areas like Nimman, the Old City edge, and riverside locations have the highest price per square meter in Chiang Mai because of walkability and limited new supply, while older condos far from the center and large landed homes in the suburbs have the lowest per-square-meter prices.
The highest prices per square meter in Chiang Mai in 2026 are found in Nimman (Suthep), the Old City, and Chang Khlan, where you'll pay 70,000 to 160,000 baht per square meter for quality properties. The lowest ranges are in outer suburbs like Saraphi and Doi Saket, where prices often fall between 20,000 and 35,000 baht per square meter.
How have property prices evolved in Chiang Mai?
Compared to one year ago (January 2025), Chiang Mai property prices have increased by about 4% in both nominal and real terms. Thailand's inflation has been very low heading into 2026, so there's almost no difference between the nominal and inflation-adjusted figures.
Looking back ten years to January 2016, Chiang Mai housing prices have risen roughly 45% in nominal terms, or about 25% when adjusted for inflation. This growth comes from limited prime land in popular areas like Nimman and the Old City, combined with steady demand from retirees, digital nomads, and regional buyers including those from Myanmar.
By the way, we've written a blog article detailing the latest updates on property price variations in Chiang Mai.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Chiang Mai.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Thailand versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What types of properties are available in Chiang Mai and what do they cost in 2026?
Condos make up about 45% of Chiang Mai listings, followed by detached houses at 30%, townhouses at 15%, villas at 7%, low-rise apartment units at 2%, and serviced or branded residences at 1%, reflecting a market geared toward individual buyers looking for either compact urban living or suburban family homes.
Average prices vary significantly by property type in Chiang Mai as of the first half of 2026: condos average around 3,200,000 baht ($100,000 or €86,000), townhouses around 3,600,000 baht ($113,000 or €97,000), detached houses around 5,800,000 baht ($181,000 or €157,000), villas around 12,000,000 baht ($375,000 or €324,000), serviced or branded condos around 18,000,000 baht ($563,000 or €486,000), and low-rise apartment units around 2,500,000 baht ($78,000 or €68,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Chiang Mai?
- How much should you pay for a house in Chiang Mai?
- How much should you pay for an apartment in Chiang Mai?
- How much should you pay for lands in Chiang Mai?
- How much should you pay for a studio in Chiang Mai?
How do property prices compare between existing and new homes in Chiang Mai in 2026?
New construction in Chiang Mai costs about 12% more per square meter than comparable existing properties in the same neighborhood.
This premium reflects today's higher construction costs and developer margins, plus newer buildings typically include amenities like pools, gyms, and modern security systems that buyers factor into the price.
Buying real estate in Chiang Mai can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Chiang Mai in 2026?
Nimman (Suthep) is Chiang Mai's lifestyle hub, popular with digital nomads and expats for its cafes, coworking spaces, and walkability. You'll find mostly modern one to two-bedroom condos here, priced between 3,200,000 and 12,000,000 baht ($100,000 to $375,000), with per-square-meter rates of 80,000 to 140,000 baht reflecting the area's premium status.
The Old City (Si Phum and Phra Sing) offers boutique condos and renovated homes with limited supply, attracting buyers who value history and charm. Prices range from 3,000,000 to 10,000,000 baht ($94,000 to $313,000), with per-square-meter costs of 75,000 to 120,000 baht due to the area's cultural appeal and strong short-stay rental demand.
Hang Dong is where families look for space, with detached houses and pool villas in gated communities set among greenery and good schools. Total prices typically run from 3,800,000 to 20,000,000 baht ($119,000 to $625,000), but per-square-meter rates are much lower (25,000 to 45,000 baht) because you're paying for larger plots of land rather than prime central location.
You will find a much more detailed analysis by areas in our property pack about Chiang Mai. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (THB / $) | Per sqm (THB / $) | Per sqft (THB / $) |
|---|---|---|---|---|
| Nimman (Suthep) | Popular / lifestyle | ฿3.2M - ฿12M / $100k - $375k | ฿80k - ฿140k / $2,500 - $4,375 | ฿7,400 - ฿13,000 / $231 - $406 |
| Old City (Si Phum) | Heritage / short-stay | ฿3M - ฿10M / $94k - $313k | ฿75k - ฿120k / $2,344 - $3,750 | ฿7,000 - ฿11,200 / $217 - $349 |
| Chang Khlan | Premium / riverside | ฿4.5M - ฿25M / $141k - $781k | ฿70k - ฿160k / $2,188 - $5,000 | ฿6,500 - ฿14,900 / $203 - $465 |
| Wat Ket | Commute / riverside value | ฿2.2M - ฿8M / $69k - $250k | ฿55k - ฿95k / $1,719 - $2,969 | ฿5,100 - ฿8,800 / $161 - $277 |
| Santitham | Popular / budget-central | ฿1.8M - ฿5.5M / $56k - $172k | ฿50k - ฿85k / $1,563 - $2,656 | ฿4,600 - ฿7,900 / $147 - $248 |
| Chang Phueak | Family / schools | ฿2.8M - ฿9M / $88k - $281k | ฿55k - ฿95k / $1,719 - $2,969 | ฿5,100 - ฿8,800 / $161 - $277 |
| Mae Hia | Family / newer suburbs | ฿2.5M - ฿8M / $78k - $250k | ฿40k - ฿70k / $1,250 - $2,188 | ฿3,700 - ฿6,500 / $118 - $203 |
| Fa Ham | Value / entry condos | ฿1.5M - ฿4.5M / $47k - $141k | ฿35k - ฿60k / $1,094 - $1,875 | ฿3,300 - ฿5,600 / $104 - $174 |
| Hang Dong | Family / space | ฿3.8M - ฿20M / $119k - $625k | ฿25k - ฿45k / $781 - $1,406 | ฿2,300 - ฿4,200 / $73 - $130 |
| San Sai | Family / value | ฿3M - ฿12M / $94k - $375k | ฿25k - ฿40k / $781 - $1,250 | ฿2,300 - ฿3,700 / $73 - $118 |
| Saraphi | Budget / commuter | ฿2.2M - ฿8M / $69k - $250k | ฿22k - ฿35k / $688 - $1,094 | ฿2,000 - ฿3,300 / $65 - $104 |
| Doi Saket | Budget / land | ฿2M - ฿10M / $63k - $313k | ฿20k - ฿35k / $625 - $1,094 | ฿1,900 - ฿3,300 / $58 - $104 |
How much more do you pay for properties in Chiang Mai when you include renovation work, taxes, and fees?
When buying property in Chiang Mai in 2026, expect to pay an additional 3% to 6% on top of the purchase price for a move-in ready home, or 10% to 25% more if the property needs renovation and furnishing.
For a property around $200,000 (6,400,000 baht), you might pay 200,000 to 350,000 baht in fees and taxes, plus 500,000 to 1,200,000 baht for moderate renovation work if needed. That brings your total to roughly 7,100,000 to 7,950,000 baht ($222,000 to $248,000), or about 11% to 24% above the purchase price.
For a property around $500,000 (16,000,000 baht), administrative fees and taxes could run 500,000 to 900,000 baht, with renovation and furnishing adding another 500,000 to 1,500,000 baht for a quality finish. Your all-in cost would be approximately 17,000,000 to 18,400,000 baht ($531,000 to $575,000), roughly 6% to 15% above the base price.
For a property around $1,000,000 (32,000,000 baht), expect 900,000 to 1,800,000 baht in fees and taxes depending on the seller's situation and how costs are split. Furnishing and upgrades might add 500,000 to 2,000,000 baht for luxury properties, bringing your total to about 33,400,000 to 35,800,000 baht ($1,044,000 to $1,119,000), or 4% to 12% above the purchase price.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Chiang Mai
| Expense | Category | Estimated Cost (THB / $) |
|---|---|---|
| Transfer and registration fees | Fees | Typically 0.5% to 2% of the appraised value, though government measures have reduced this to 0.01% for homes under 7 million baht through mid-2026. Often split between buyer and seller by negotiation. |
| Stamp duty | Taxes | Around 0.5% of the registered value when applicable. Usually applies instead of Specific Business Tax in many standard transactions between individuals. |
| Specific Business Tax | Taxes | 3.3% of the sale price or appraised value (whichever is higher) when applicable. This is technically a seller-side tax but can affect your negotiating position and final price. |
| Legal and due diligence | Fees | ฿30,000 to ฿150,000 ($940 to $4,690). Covers title searches, contract review, and representation at the Land Office. Higher end for complex transactions or foreign buyers needing extra verification. |
| Light renovation | Renovation | ฿150,000 to ฿400,000 ($4,690 to $12,500). Basic updates like fresh paint, minor repairs, new fixtures, and cosmetic improvements for a property in generally good condition. |
| Moderate to heavy renovation | Renovation | ฿500,000 to ฿2,500,000 ($15,625 to $78,125). Kitchen and bathroom remodels, flooring replacement, electrical updates, or structural modifications for older properties needing significant work. |
| Furniture and appliances | Renovation | ฿80,000 to ฿800,000 ($2,500 to $25,000). Basic furnishing starts around 80,000 baht for a small condo, while fully furnishing a large house with quality items can reach 800,000 baht or more. |
We made this infographic to show you how property prices in Thailand compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Chiang Mai in 2026 with different budgets?
With $100,000 (about 3,200,000 baht), you could buy a one-bedroom condo of around 40 square meters in Santitham (existing building), a studio or small one-bedroom of 35 square meters in Chang Phueak near main roads, or a compact townhouse of about 110 square meters in outer San Sai.
With $200,000 (about 6,400,000 baht), your options expand to a renovated two-bedroom condo of 70 square meters in Wat Ket, a detached family house of 180 to 200 square meters in a Hang Dong compound, or a newer two-bedroom condo of 65 square meters on the edge of Nimman in Suthep.
With $300,000 (about 9,600,000 baht), you could purchase a detached house of 220 square meters in a Mae Hia gated community, a two-bedroom prime condo of 85 square meters in Nimman with good amenities, or a starter pool villa of 200 to 260 square meters in Hang Dong with a small land plot.
With $500,000 (about 16,000,000 baht), you can find a larger pool villa of 300 to 400 square meters in Mae Rim with mountain views, a premium three-bedroom condo of 120 to 140 square meters in Chang Khlan near the riverside, or a high-end family house of 350 square meters in Hang Dong with a large garden.
With $1,000,000 (about 32,000,000 baht), Chiang Mai offers trophy condos of 150 to 200 square meters in riverside or Chang Khlan luxury buildings, architect-designed villas of 500+ square meters in Mae Rim with large land and premium finishes, or rare boutique compound homes on the Old City fringe that have been fully renovated.
With $2,000,000 (about 64,000,000 baht), you're in a thin market with few listings, but options include ultra-luxury estate villas in Mae Rim with extensive land and facilities, multiple-unit premium compounds near Nimman or the Old City edge, or high-end branded resort-adjacent residences suitable as investment-grade assets.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Chiang Mai.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Chiang Mai, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Bank of Thailand (RPPI) | Thailand's central bank publishes this index using mortgage loan data with a documented methodology. | We used it to anchor market direction and growth rates over one-year and ten-year periods. We also referenced its methodology to explain data limitations for city-specific figures. |
| Bank of Thailand (FX) | The central bank's official foreign exchange reference page provides authoritative currency rates. | We used it to establish our THB to USD and EUR conversion rates. We kept one consistent FX assumption throughout to make comparisons straightforward. |
| Exchange-rates.org | A widely used historical FX aggregator useful for verifying rate assumptions. | We used it as a secondary check to confirm our BOT-based FX assumption was reasonable for late 2025 and early 2026 conditions. |
| Thailand Ministry of Commerce (TPSO) | The official inflation publication used by Thai authorities and referenced by the central bank. | We used it to inflation-adjust our one-year and ten-year price comparisons. We also used it to describe the inflation environment heading into 2026. |
| World Bank (Thailand inflation) | An international organization compiling official macro data in a consistent, comparable format. | We used it to cross-check the inflation environment over the longer term. We treated it as a consistency check alongside TPSO and BOT commentary. |
| Dot Property | A large, established Thai property portal that publishes explicit average price per square meter figures. | We used it to anchor Chiang Mai price-per-sqm levels where official city-level statistics aren't available. We triangulated it with other portal data for confidence. |
| Property Hua Hin | Provides clear median figures and inventory counts, offering a typical buyer perspective. | We used it to anchor median total price and median price per square meter. We reconciled these with Dot Property's figures to establish our central estimates. |
| FazWaz | A major Thai portal with transparent listing details including price, size, and neighborhood. | We used specific listings to provide concrete examples of what you can buy at different price points. We did not treat individual listings as averages. |
| Thailand Revenue Department | The official tax authority for Thailand, providing authoritative information on property-related taxes. | We used it to support our taxes and fees section, explaining what applies and why. We combined it with Land Office conventions for buyer-friendly estimates. |
| The Nation | A national newspaper reporting official cabinet measures with clear government citations. | We used it to reflect the fee-reduction policy environment still relevant in early 2026. We treated it as policy context rather than price data. |
| Bank of Thailand (Economic Outlook) | The central bank's official economic outlook provides context on inflation and economic conditions. | We used it to verify that Thailand's inflation heading into 2026 was low, supporting our finding that nominal and real price changes are similar. |
| Global Property Guide | An international property research site that compiles and analyzes residential market data. | We used it to cross-check our understanding of Thailand's gradual price rise dynamic driven by construction and land cost floors. |
| Reuters | A major international news agency providing verified reporting on regional developments. | We used it to understand demand factors in the Chiang Mai market, particularly regional buyer interest including from Myanmar. |
| FazWaz (Studio listing) | A specific listing example with verified price, size, and location details. | We used this 37 sqm studio in Suthep listed at 2.8 million baht as a concrete example of entry-level pricing in a desirable area. |
| FazWaz (Luxury listing) | A specific luxury listing example demonstrating premium segment pricing. | We used this 154 sqm serviced condo in Chang Khlan at 24.5 million baht as a concrete example of luxury pricing and per-sqm rates in prime locations. |
| Local real estate agents | On-the-ground professionals with direct transaction experience in the Chiang Mai market. | We consulted agent observations to estimate the typical gap between listing and closed prices (around 6%), which isn't available in public datasets. |
| Land Office fee schedules | Official government fee structures applied at property registration. | We used standard Land Office conventions to build realistic fee estimates for buyers, combining them with Revenue Department tax information. |
| Local contractor estimates | Current pricing from renovation professionals working in Chiang Mai. | We used these to establish realistic renovation cost ranges, from light updates to heavy remodeling, for our total cost calculations. |
| Furniture retailer pricing | Current market rates from furniture and appliance sellers in the Chiang Mai area. | We used these to estimate furnishing costs across different property sizes and quality levels for our additional expense calculations. |
| Multiple listing aggregation | Cross-referencing several portals provides more reliable market estimates than any single source. | We aggregated data from Dot Property, Property Hua Hin, and FazWaz to triangulate price levels and reduce portal-specific biases. |
| Neighborhood-level analysis | Breaking down citywide data by area reveals meaningful local variations. | We analyzed listings by neighborhood to establish price ranges for 12 different areas, showing how location affects both total prices and per-sqm rates. |
| Property type segmentation | Different property types serve different buyer needs and price points. | We segmented the market by condos, houses, townhouses, villas, and other types to provide relevant averages for each category. |
| Historical trend analysis | Comparing current prices to past periods reveals market direction and magnitude of change. | We calculated one-year and ten-year price changes using BOT index data, then applied CPI adjustments to show both nominal and real appreciation. |
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