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
Whether you're a digital nomad dreaming of mountain views or a family looking for space and sunshine, Chiang Mai's house market has options across almost every budget.
We constantly update this blog post to reflect the latest pricing data and market shifts, so you're always working with fresh numbers.
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.
How much do houses cost in Chiang Mai as of 2026?
What's the median and average house price in Chiang Mai as of 2026?
As of early 2026, the median house price in Chiang Mai sits at around 5.9 million baht (roughly $173,000 or €159,000), while the average listing price runs much higher at about 10.2 million baht ($300,000 or €276,000).
The typical price range that covers roughly 80% of house sales in Chiang Mai falls between 3 million and 12 million baht ($88,000 to $353,000, or €81,000 to €324,000), with outliers below for fixer-uppers and above for luxury villas.
The big gap between the median and average tells you that Chiang Mai's market is pulled upward by high-end pool villas and large-plot lifestyle properties, which means average figures can feel misleading if you're a regular buyer.
At the median price of around 5.9 million baht, you can realistically expect a 3-bedroom detached house in a gated community (called a mooban in Thai) in districts like Hang Dong or San Sai, typically with 50 to 80 square wah of land and decent modern finishes.
What's the cheapest livable house budget in Chiang Mai as of 2026?
As of early 2026, the minimum budget for a livable house in Chiang Mai is around 1.8 to 2.5 million baht ($53,000 to $74,000, or €49,000 to €68,000).
At this entry-level price point in Chiang Mai, "livable" typically means an older but functional home with basic utilities, legal transferability, and a habitable structure that won't need a full renovation, though you should expect simpler finishes and smaller plots.
These cheapest livable houses in Chiang Mai are usually found in outer districts like Saraphi, Doi Saket, San Kamphaeng, and Mae Taeng, where land is more affordable and commuting times to the city center are longer.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Chiang Mai here.
How much do 2 and 3-bedroom houses cost in Chiang Mai as of 2026?
As of early 2026, 2-bedroom houses in Chiang Mai typically cost between 2.2 and 5.5 million baht ($65,000 to $162,000, or €59,000 to €149,000), while 3-bedroom houses generally range from 2.8 to 7.5 million baht ($82,000 to $221,000, or €76,000 to €203,000).
For a 2-bedroom house in Chiang Mai, a realistic budget sits between 2.2 and 5.5 million baht ($65,000 to $162,000, or €59,000 to €149,000), with the lower end representing older homes in outer districts and the higher end covering newer builds closer to the Nimman corridor.
For a 3-bedroom house in Chiang Mai, you should expect to pay between 2.8 and 7.5 million baht ($82,000 to $221,000, or €76,000 to €203,000), depending heavily on whether you choose a gated community and how close you are to Mueang Chiang Mai.
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Chiang Mai is around 25% to 40%, driven mostly by the extra square meters and the tendency for 3-bedroom homes to sit in more established family-friendly moobans.
How much do 4-bedroom houses cost in Chiang Mai as of 2026?
As of early 2026, a 4-bedroom house in Chiang Mai typically costs between 5.5 and 12 million baht ($162,000 to $353,000, or €149,000 to €324,000), with most family buyers landing somewhere in the middle of that range.
For a 5-bedroom house in Chiang Mai, the realistic price range stretches from 8 to 20 million baht ($235,000 to $588,000, or €216,000 to €541,000), as these larger homes often come with pool options and bigger land plots.
For a 6-bedroom house in Chiang Mai, expect to pay anywhere from 12 to 35 million baht or more ($353,000 to $1,030,000, or €324,000 to €946,000), since this segment often includes multi-building villa compounds and premium lifestyle properties in areas like Mae Rim.
Please note that we give much more detailed data in our pack about the property market in Chiang Mai.
How much do new-build houses cost in Chiang Mai as of 2026?
As of early 2026, new-build houses in Chiang Mai typically cost between 3.5 and 10 million baht ($103,000 to $294,000, or €95,000 to €270,000) for mainstream projects, with premium villa developments pushing well above that range.
New-build houses in Chiang Mai generally carry a price premium of about 15% to 25% compared to older resale houses of similar size and location, reflecting modern kitchens, updated bathrooms, newer roofs, and lower near-term repair costs.
How much do houses with land cost in Chiang Mai as of 2026?
As of early 2026, a house with a larger-than-typical plot in Chiang Mai (roughly 1 ngan or more, which is about 400 square meters) costs between 6 and 18 million baht ($176,000 to $529,000, or €162,000 to €486,000), while lifestyle properties on around 1 rai (1,600 square meters) can reach 10 to 35 million baht or more.
In Chiang Mai, a "house with land" typically means anything above the standard mooban plot, so buyers usually define it as roughly 100 square wah (400 square meters) or more, with serious lifestyle buyers often seeking 1 rai (1,600 square meters) in areas like Mae Rim, Hang Dong, or Doi Saket.
We cover everything there is to know about land prices in Chiang Mai here.
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Where are houses cheapest and most expensive in Chiang Mai as of 2026?
Which neighborhoods have the lowest house prices in Chiang Mai as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Chiang Mai include Doi Saket, San Kamphaeng, Saraphi, San Sai, and Mae Taeng, all located in the outer rings of the province.
In these cheapest neighborhoods, typical house prices in Chiang Mai range from 2 to 6 million baht ($59,000 to $176,000, or €54,000 to €162,000), with plenty of options at the lower end for buyers willing to accept longer commutes.
The main reason these neighborhoods have the lowest house prices in Chiang Mai is their distance from the lifestyle core around Nimman and the Old City, combined with less developed commercial infrastructure and fewer expat-oriented amenities, which keeps local demand as the primary market driver.
Which neighborhoods have the highest house prices in Chiang Mai as of 2026?
As of early 2026, the neighborhoods with the highest house prices in Chiang Mai are Nimmanhaemin and Suthep, select pockets of Mae Rim with mountain villas, and premium mooban areas in Hang Dong.
In these most expensive neighborhoods, typical house prices in Chiang Mai range from 10 to 35 million baht or more ($294,000 to $1,030,000+, or €270,000 to €946,000+), especially for pool villas or properties with substantial land.
The main reason these neighborhoods command the highest prices is their combination of lifestyle convenience (cafes, restaurants, coworking spaces), established expat communities, international school proximity, and limited supply of landed homes in areas where most new development is condominiums.
The typical buyer in these premium Chiang Mai neighborhoods is either a well-funded expat seeking long-term residence, a Bangkok family purchasing a second home, or a foreign investor looking for rental yield from the digital nomad and retiree markets.
How much do houses cost near the city center in Chiang Mai as of 2026?
As of early 2026, a house near the city center in Chiang Mai (meaning the Old City, Nimman/Suthep area, and central Mueang Chiang Mai) typically costs between 6 and 20 million baht or more ($176,000 to $588,000+, or €162,000 to €541,000+), with lower options available only for older or smaller properties.
Houses near major transit hubs in Chiang Mai (like the airport area, Arcade Bus Terminal, and Superhighway access points) typically cost between 4 and 12 million baht ($118,000 to $353,000, or €108,000 to €324,000), with higher prices if you're also close to Nimman.
Houses near top-rated international schools in Chiang Mai, such as Prem Tinsulanonda International School in Mae Rim, CMIS in Mueang, Lanna International School in Hang Dong, and Nakornpayap International School, typically cost between 4.5 and 25 million baht ($132,000 to $735,000, or €122,000 to €676,000) depending on which school catchment you're targeting.
Houses in expat-popular areas of Chiang Mai, including Suthep, Chang Phueak, Hang Dong, Mae Rim, and Wat Ket/riverside pockets, typically cost between 6 and 25 million baht or more ($176,000 to $735,000+, or €162,000 to €676,000+), reflecting the premium that comes with English-friendly services and international school commutes.
We actually have an updated expat guide for Chiang Mai here.
How much do houses cost in the suburbs in Chiang Mai as of 2026?
As of early 2026, a house in the suburbs of Chiang Mai typically costs between 2.5 and 8 million baht ($74,000 to $235,000, or €68,000 to €216,000) for mainstream homes, with larger plots and premium moobans reaching 8 to 18 million baht ($235,000 to $529,000, or €216,000 to €486,000).
The typical price difference between suburban houses and city-center houses in Chiang Mai is around 30% to 50% lower in the suburbs, meaning a buyer can often get significantly more space for their money by moving 15 to 20 minutes outside the Nimman core.
The most popular suburbs for house buyers in Chiang Mai are Hang Dong (family moobans and quieter lifestyle), San Sai (value pockets with improving amenities), Saraphi (airport corridor convenience), and Doi Saket (space-for-money with newer housing projects).
What areas in Chiang Mai are improving and still affordable as of 2026?
As of early 2026, the top improving-yet-affordable areas for house buyers in Chiang Mai are San Kamphaeng (east, with growing cafe culture), Doi Saket (northeast, with newer housing projects), Saraphi (south, with airport corridor convenience), and outer Hang Dong pockets (still affordable compared to premium moobans closer in).
In these improving areas of Chiang Mai, current typical house prices range from 2.5 to 7 million baht ($74,000 to $206,000, or €68,000 to €189,000), offering solid value for buyers who want a nice home without paying luxury prices.
The main sign of improvement driving buyer interest in these areas is the arrival of specialty coffee shops, coworking spaces, and new retail developments, which tend to signal growing demand from younger Thai professionals and remote workers seeking alternatives to congested central Chiang Mai.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Chiang Mai right now?
What are typical buyer closing costs for houses in Chiang Mai right now?
Buyer closing costs for houses in Chiang Mai typically run between 1% and 3% of the purchase price in common cases, though they can reach 5% or more depending on how seller-side taxes are negotiated into the deal.
The main closing cost categories in Chiang Mai include the transfer fee (usually 2% of the appraised value, often split with the seller), stamp duty (0.5%) or specific business tax (3.3%, case-dependent), withholding tax (varies), legal and due diligence fees, and any bank fees if you're financing.
The single largest closing cost for house buyers in Chiang Mai is usually the transfer fee, which is calculated on the government-appraised value and is commonly negotiated as a 50/50 split between buyer and seller at the Land Office.
We cover all these costs and what are the strategies to minimize them in our property pack about Chiang Mai.
How much are property taxes on houses in Chiang Mai right now?
Annual property taxes on houses in Chiang Mai typically range from 1,000 to 15,000 baht per year ($29 to $441, or €27 to €405) for most owner-occupied homes, with higher amounts for high-appraised-value properties or non-primary residences.
Property tax in Chiang Mai is calculated under Thailand's Land and Building Tax, which assesses your property based on its government-appraised value and usage type, with owner-occupied primary residences receiving the most favorable rates.
If you want to go into more details, we also have a page with all the property taxes and fees in Chiang Mai.
How much is home insurance for a house in Chiang Mai right now?
Annual home insurance for a house in Chiang Mai typically costs between 3,000 and 15,000 baht per year ($88 to $441, or €81 to €405), depending on the insured value of the structure and which add-ons you choose beyond basic fire coverage.
The main factors that affect home insurance premiums for houses in Chiang Mai are the replacement value of the structure, the type of construction materials (concrete vs. wood), whether you add flood or theft coverage, and the contents value you want to protect.
What are typical utility costs for a house in Chiang Mai right now?
Total monthly utility costs for a typical family house in Chiang Mai run between 2,150 and 7,800 baht per month ($63 to $229, or €58 to €211), with electricity being the biggest variable depending on how much you use air conditioning.
The breakdown of typical monthly utility costs for houses in Chiang Mai includes electricity at 1,500 to 6,000 baht ($44 to $176, or €41 to €162), water at 150 to 600 baht ($4 to $18, or €4 to €16), and internet at 500 to 1,200 baht ($15 to $35, or €14 to €32).
What are common hidden costs when buying a house in Chiang Mai right now?
Common hidden costs that house buyers in Chiang Mai often overlook can add up to 50,000 to 200,000 baht or more ($1,470 to $5,880, or €1,350 to €5,400) beyond the purchase price, depending on the property's condition and what needs fixing.
Inspection fees in Chiang Mai typically range from 5,000 to 15,000 baht ($147 to $441, or €135 to €405) for a basic snag list, and 15,000 to 40,000 baht ($441 to $1,176, or €405 to €1,081) for more thorough checks including moisture, thermal, and structural assessments.
Other common hidden costs when buying a house in Chiang Mai include renovation and repairs (especially roof leaks and waterproofing), termite treatment (very common in Thailand's climate), air-conditioning replacement, gated community fees, furniture, and legal due diligence on titles and boundaries.
The hidden cost that tends to surprise first-time house buyers the most in Chiang Mai is termite treatment and repair, because many older homes have some level of termite activity that isn't visible during a casual viewing but becomes apparent after purchase.
You will find here the list of classic mistakes people make when buying a property in Chiang Mai.
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What do locals and expats say about the market in Chiang Mai as of 2026?
Do people think houses are overpriced in Chiang Mai as of 2026?
As of early 2026, sentiment on whether houses in Chiang Mai are overpriced is split: mainstream homes in the 3 to 8 million baht range are generally seen as fairly priced if the location is right, while luxury villas above 15 million baht are more often called overpriced because demand is thinner and sellers anchor to high asking prices.
Houses in Chiang Mai typically stay on the market for about 60 to 120 days if well-priced in the mainstream segment, while higher-end villas often take 120 to 240 days or longer to find the right buyer.
The main reason locals and expats give for feeling house prices are fairly valued in the mainstream segment is that Chiang Mai still offers significantly more space and lifestyle value per baht than Bangkok, while the reason for feeling luxury prices are too high is that sellers often price based on what they spent building rather than what buyers are willing to pay.
Compared to one or two years ago, sentiment in Chiang Mai has shifted toward more buyer caution, with people less willing to pay asking prices without negotiation, though well-located homes in good condition still move reasonably quickly.
You'll find our latest property market analysis about Chiang Mai here.
Are prices still rising or cooling in Chiang Mai as of 2026?
As of early 2026, house prices in Chiang Mai are slowly rising overall, though some expensive pockets are experiencing cooling as buyer resistance increases in the luxury segment.
The estimated year-over-year house price change in Chiang Mai is around 2% to 4% for mainstream homes, based on the Bank of Thailand's Residential Property Price Index for regions outside Bangkok, which has shown a gradual upward trend rather than dramatic swings.
Experts and locals expect house prices in Chiang Mai over the next 6 to 12 months to remain relatively stable with modest gains in well-located areas, while older homes that need work and overpriced villas will likely require bigger discounts to attract buyers.
Finally, please note that we have covered property price trends and forecasts for Chiang Mai here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Thailand. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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 We Trust It | How We Used It |
|---|---|---|
| Bank of Thailand (RPPI) | Thailand's central bank using real mortgage data. | We used their price index to anchor the direction of travel for Thai house prices going into early 2026. We treated the "outside Bangkok" series as a proxy for Chiang Mai's broad trend. |
| Real Estate Information Center (REIC) | State-affiliated data center for Thai housing statistics. | We used REIC as the official reference for how Thailand's housing market is measured. We cross-checked portal pricing against this official framing. |
| FazWaz | Large portal publishing transparent median and per-sqm stats. | We took FazWaz's reported median house price as our anchor "typical" number. We triangulated it with other portals to estimate realistic price ranges. |
| Dot Property | Major national portal with clear average listing prices. | We used Dot Property's average listing price to show how luxury villas skew the market. We paired it with FazWaz's median to avoid sticker shock. |
| Thai Revenue Department | Official tax authority and source of truth on SBT. | We used this to ground the explanation of taxes at transfer. We then explained how buyers experience these costs in practice at closing. |
| Land and Buildings Tax Act B.E. 2562 | The actual legal framework for annual property tax. | We used the Act as the base for explaining that property tax exists and is usage-based. We translated it into a simple budgeting range for owner-occupied homes. |
| Provincial Electricity Authority (PEA) | State utility serving Chiang Mai with official tariff pages. | We used PEA to frame how electricity bills are constructed. We turned that into a practical monthly utility budget for a typical house. |
| Provincial Waterworks Authority (PWA) | Official water utility publishing the tariff schedule. | We used the residential tariff blocks to estimate monthly water bills. We added a buffer for household size and garden watering common in Chiang Mai. |
| Office of Insurance Commission (OIC) | Thailand's insurance regulator with official premium schedules. | We used OIC's document to ground what home insurance costs in regulated products. We expressed the result as an easy annual budget range. |
| Prem Tinsulanonda International School | Official school site confirming location and reputation. | We used this to name a real, high-demand school catchment in Mae Rim. We mapped nearby neighborhoods where prices often run higher. |
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