What are rents like in Chiang Mai right now? (January 2026)

If you're looking for rental properties in Chiang Mai in 2026, you're probably wondering what to expect and where the best neighborhoods are.

This guide covers current rent prices, neighborhood breakdowns, tenant preferences, and landlord costs in Chiang Mai's residential market.

We update this article regularly to keep the numbers fresh and reliable.

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.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Chiang Mai. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Chiang Mai as of 2026?

What's the average monthly rent for a studio in Chiang Mai as of 2026?

As of early 2026, the average monthly rent for a studio in Chiang Mai is approximately ฿9,500, around $270 USD or €250 EUR.

Most Chiang Mai studios fall within ฿7,000 to ฿12,000 per month ($200 to $345 USD or €185 to €315 EUR), covering modern units typically between 23 and 30 square meters.

Studio rents vary mainly based on location, with units near Nimmanhaemin costing more than quieter areas like San Sai, and building amenities like pools and gyms pushing prices higher.

What's the average monthly rent for a 1-bedroom in Chiang Mai as of 2026?

As of early 2026, the average monthly rent for a 1-bedroom in Chiang Mai is approximately ฿13,500, around $385 USD or €355 EUR.

Most 1-bedroom rentals sit between ฿10,000 and ฿18,000 per month ($285 to $515 USD or €265 to €475 EUR), covering units typically 28 to 40 square meters.

Santitham and areas near Central Festival offer cheaper 1-bedroom rents, while Nimmanhaemin and Chang Khlan command the highest prices due to walkability and lifestyle appeal.

What's the average monthly rent for a 2-bedroom in Chiang Mai as of 2026?

As of early 2026, the average monthly rent for a 2-bedroom in Chiang Mai is approximately ฿22,000, about $630 USD or €580 EUR.

Most 2-bedroom rentals fall within ฿16,000 to ฿35,000 per month ($455 to $1,000 USD or €420 to €920 EUR), with luxury units pushing above this band.

Mae Hia and parts of San Sai offer more affordable 2-bedroom options, while riverside Wat Ket and premium Nimman condos sit at the expensive end.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Chiang Mai.

What's the average rent per square meter in Chiang Mai as of 2026?

As of early 2026, the average rent per square meter in Chiang Mai is approximately ฿430, around $12 USD or €11 EUR monthly.

Across Chiang Mai neighborhoods, rent per square meter ranges from ฿300 to ฿500 ($8.50 to $14 USD or €8 to €13 EUR), with smaller studios pricing higher per square meter than larger 2-bedrooms.

Compared to Bangkok where central condos reach ฿700+ per square meter, Chiang Mai offers significantly better value, though it sits higher than smaller Thai cities like Khon Kaen.

Properties above average typically feature newer construction, strong building management, pools, gyms, and locations near Nimman or the Old City.

How much have rents changed year-over-year in Chiang Mai in 2026?

As of early 2026, Chiang Mai rents have increased approximately 4% to 6% compared to January 2025.

Main factors driving increases include steady demand from digital nomads and expats, limited quality condo supply, and continued popularity of lifestyle neighborhoods like Nimmanhaemin.

This year's growth is slightly stronger than last year's, as official TPSO data confirms housing rent pushed prices upward even when energy costs pulled headline inflation down.

What's the outlook for rent growth in Chiang Mai in 2026?

As of early 2026, Chiang Mai rents are projected to grow 3% to 7% over the year, with well-located condos and family houses near international schools seeing the strongest increases.

Key factors include continued lifestyle and remote-work demand, Thailand's relaxed loan-to-value rules through June 2026 boosting buy-to-let investment, and limited quality housing supply.

Neighborhoods expecting strongest growth include Nimmanhaemin, Old City fringe, and Hang Dong where family housing demand is rising.

Risks include potential condo oversupply, economic slowdowns affecting expat inflows, or visa policy changes reducing long-stay foreigners.

We have made this infographic to give you a quick and clear snapshot of the property market in Thailand. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Chiang Mai as of 2026?

Which neighborhoods have the highest rents in Chiang Mai as of 2026?

As of early 2026, the top three highest-rent neighborhoods in Chiang Mai are Nimmanhaemin, Chang Khlan (Night Bazaar), and Wat Ket (Riverside), where 1-bedrooms reach ฿18,000 to ฿25,000 monthly ($515 to $715 USD or €475 to €660 EUR).

These neighborhoods command premiums due to walkability, cafes and restaurants, proximity to shopping and nightlife, and newer condos with strong amenities.

Tenants here are typically expats, digital nomads, and higher-income Thai professionals prioritizing convenience and modern living over budget.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Chiang Mai.

Where do young professionals prefer to rent in Chiang Mai right now?

The top three neighborhoods for young professionals in Chiang Mai are Nimmanhaemin, Santitham, and the Old City, offering convenience, social scene, and character.

Young professionals typically pay ฿8,000 to ฿15,000 monthly ($230 to $430 USD or €210 to €395 EUR) for studios and 1-bedrooms, with Santitham offering better value than Nimman.

These areas attract young professionals with walkable streets, co-working spaces, trendy cafes, nightlife, and fitness studios.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Chiang Mai.

Where do families prefer to rent in Chiang Mai right now?

The top three family neighborhoods in Chiang Mai are Hang Dong, San Sai, and Mae Hia, offering space, quiet surroundings, and gated communities.

Families renting 2-3 bedroom houses pay ฿20,000 to ฿45,000 monthly ($570 to $1,285 USD or €525 to €1,185 EUR), depending on property size and quality.

These areas attract families with larger homes, secure compounds, green spaces, less traffic, and suburban feel within 20 minutes of the city center.

Top schools nearby include Prem Tinsulanonda International School in Mae Rim, Lanna International School in San Sai, and bilingual Thai schools in Hang Dong.

Which areas near transit or universities rent faster in Chiang Mai in 2026?

As of early 2026, fastest-renting areas include Suthep/Nimman edge near Chiang Mai University, Nong Pa Khrang near Payap University, and Maejo area near Maejo University.

Well-priced rentals in these areas stay listed only 20 to 30 days, compared to 45+ days in less sought-after locations.

Properties within walking distance of universities command a ฿1,000 to ฿3,000 monthly premium ($30 to $85 USD or €25 to €80 EUR) reflecting the convenience factor.

Which neighborhoods are most popular with expats in Chiang Mai right now?

The top three expat neighborhoods in Chiang Mai are Nimmanhaemin, the Old City, and Hang Dong, each offering different lifestyles from digital nomads to retirees.

Expats typically pay ฿12,000 to ฿35,000 monthly ($345 to $1,000 USD or €315 to €920 EUR), with Nimman condos mid-range and Hang Dong houses higher for more space.

These areas attract expats with English-friendly services, international restaurants, reliable internet, expat networks, and hospitals like Chiang Mai Ram catering to foreigners.

Most represented nationalities include Americans, Europeans (UK, Germany, France), Australians, and increasingly remote workers from Japan and South Korea.

And if you are also an expat, you may want to read our exhaustive guide for expats in Chiang Mai.

Who rents, and what do tenants want in Chiang Mai right now?

What tenant profiles dominate rentals in Chiang Mai?

The top three tenant profiles dominating Chiang Mai's rental market are Thai students and young graduates, expat digital nomads and remote workers, and retirees or long-stay foreigners.

Thai students and professionals make up 40% to 50% of demand, expats and nomads account for 25% to 35%, and retirees represent 15% to 20%.

Thai students seek affordable studios near universities, digital nomads want furnished 1-bedrooms with fast internet in Nimman, and retirees prefer larger houses in suburban areas like Hang Dong.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Chiang Mai.

Do tenants prefer furnished or unfurnished in Chiang Mai?

In Chiang Mai's condo market, 75% to 80% of tenants prefer furnished rentals, while unfurnished is more common for houses where families bring their own furniture.

The furnished premium is typically ฿2,000 to ฿4,000 monthly ($55 to $115 USD or €50 to €105 EUR), depending on furniture quality.

Tenants preferring furnished include digital nomads on medium-term stays, expats avoiding furniture hassles, and Thai professionals relocating for work.

Which amenities increase rent the most in Chiang Mai?

Top five rent-boosting amenities in Chiang Mai are swimming pools, well-equipped gyms, reliable A/C with good insulation, dedicated parking, and high-speed internet readiness.

Buildings with pools and gyms command ฿2,000 to ฿5,000 monthly premiums ($55 to $145 USD), parking adds ฿1,000 to ฿2,000, and quality A/C justifies another ฿1,000 to ฿3,000 during hot and smoky seasons.

In our property pack covering the real estate market in Chiang Mai, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Chiang Mai?

Top five ROI renovations in Chiang Mai are kitchen upgrades, bathroom refreshes, new A/C units, quality furnished packages, and improved lighting.

A kitchen refresh costs ฿30,000 to ฿60,000 ($855 to $1,715 USD) and justifies ฿1,000 to ฿2,000 monthly rent increase, while new A/C at ฿15,000 to ฿25,000 adds ฿500 to ฿1,500 and reduces vacancy.

Poor ROI renovations include luxury finishes exceeding neighborhood standards, over-customized designs, and structural changes costing more than the rent increase they generate.

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.

How strong is rental demand in Chiang Mai as of 2026?

What's the vacancy rate for rentals in Chiang Mai as of 2026?

As of early 2026, vacancy rates for Chiang Mai core-area condos are approximately 6% to 8%, while suburban family houses sit at 4% to 6%.

Rates range from 3% to 4% in high-demand areas near Chiang Mai University to 10% to 12% in oversupplied buildings or less desirable locations.

Current vacancy is roughly in line with historical norms, reflecting a balanced market where landlords find tenants within reasonable timeframes.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Chiang Mai.

How many days do rentals stay listed in Chiang Mai as of 2026?

As of early 2026, well-priced Chiang Mai rentals stay listed approximately 30 to 45 days, while premium or overpriced properties sit 60 to 90+ days.

Days on market range from 15 to 25 for competitively priced university-area studios to 60+ for luxury units in less central locations.

Compared to last year, days-on-market has remained stable, with slight tightening in Nimman where demand absorbs new listings efficiently.

Which months have peak tenant demand in Chiang Mai?

Peak tenant demand in Chiang Mai hits November through February, when cool season weather attracts long-stay visitors and expats escaping winter.

Seasonal patterns are driven by pleasant cool-season climate, the academic calendar bringing students July to September, and expat departures during hot smoky months.

Lowest demand occurs March through May, when extreme heat and burning season smoke push renters to delay moves or leave temporarily.

What will my monthly costs be in Chiang Mai as of 2026?

What property taxes should landlords expect in Chiang Mai as of 2026?

As of early 2026, Chiang Mai landlords should expect annual property taxes ranging from a few hundred to several thousand baht ($15 to $150 USD or €15 to €140 EUR), depending on government-appraised value.

Annual taxes range from under ฿1,000 for modest condos to ฿10,000+ ($285 USD) for larger properties or those with higher Treasury Department valuations.

Property taxes use the Land and Building Tax based on government-appraised value (not market value), with the 2023-2026 appraisal cycle determining the current tax base.

Please note that, in our property pack covering the real estate market in Chiang Mai, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Chiang Mai right now?

A realistic annual maintenance budget for a typical Chiang Mai rental condo is 1% of property value plus common fees, around ฿20,000 to ฿40,000 ($570 to $1,145 USD) for a ฿2 million condo.

Costs range from ฿15,000 to ฿30,000 ($430 to $855 USD) for newer condos to ฿50,000 to ฿80,000 for older houses with gardens, roofs, and mechanical systems.

Most Chiang Mai landlords set aside 8% to 12% of gross rental income for maintenance, providing a comfortable buffer for routine upkeep and occasional larger expenses.

What utilities do landlords often pay in Chiang Mai right now?

In Chiang Mai, landlords typically pay condo common area fees covering shared electricity, pools, gyms, security, and maintenance staff.

Monthly common fees cost landlords ฿1,500 to ฿4,000 ($43 to $115 USD), while tenants pay their own electricity, water, and internet directly.

Standard practice is tenants paying individual utilities while landlords cover common fees and remain responsible for major appliance repairs in furnished units.

How is rental income taxed in Chiang Mai as of 2026?

As of early 2026, rental income in Chiang Mai falls under Thailand's progressive personal income tax (0% to 35%), and landlords should set aside 10% to 20% of gross rent as a tax buffer.

Deductions include standard expense allowances (often calculated as a percentage of rental income), documented repair expenses, and building depreciation.

Common Chiang Mai-specific mistakes include failing to register rental income, not understanding the 30% standard deduction, and assuming low property taxes mean low income taxes.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Chiang Mai.

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 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
Thailand National Statistical Office (NSO)	Thailand's official statistics agency, the baseline for economic and household data.	We anchored official household and price tracking. We kept private-market rent data consistent with official inflation context.
Trade Policy and Strategy Office (TPSO)	Thai government unit publishing the Consumer Price Index and inflation data.	We grounded rent trends in official inflation. We sanity-checked rent-change estimates against national price dynamics.
TPSO CPI Press Release (June 2025)	Official Ministry of Commerce publication discussing housing rent in CPI commentary.	We confirmed housing rent was rising even when energy pulled headline inflation down. We used this for rent-growth triangulation.
Bank of Thailand Residential Property Price Index	Thailand's central bank index built from mortgage data using hedonic methods.	We framed broader housing market cycles and pricing momentum. We translated macro context into Chiang Mai rent-growth outlook.
Reuters (BOT LTV Easing Report)	Major global newsroom reporting a concrete Bank of Thailand policy move.	We explained why buy demand could increase due to easier credit. We treated it as a macro factor affecting rental supply.
CBRE Thailand Real Estate Market Outlook 2025	Top-tier global real estate consultancy with established research standards.	We triangulated market constraints affecting rental stock. We localized implications to Chiang Mai's tenant mix.
DDproperty	One of Thailand's biggest property portals with large listing base.	We price-checked what tenants actually see in Chiang Mai. We triangulated rent bands by unit type and neighborhood.
FazWaz Chiang Mai Market Overview	Major Southeast Asian platform disclosing inventory counts and project rent ranges.	We cross-checked pricing bands and estimated market liquidity. We used project ranges to keep averages realistic.
FazWaz Chiang Mai Rental Price Index 2023	Transparent platform-data-based historical view of Chiang Mai rents.	We anchored average condo rent levels before 2026. We adjusted forward using inflation context and current listings.
Dot Property	Large regional portal with substantial Chiang Mai inventory.	We verified DDproperty and FazWaz pricing independently. We checked that typical rent figures match common advertisements.
Thailand Revenue Department (Personal Income Tax)	Official tax authority and primary reference for income tax rules.	We described rental income treatment within progressive PIT context. We avoided unofficial summaries.
Thailand Revenue Department PIT Return Guide	Official filing guide practical about computation and reporting.	We kept the tax section operational and plain-language. We focused on what landlords actually do.
PwC Thailand Thai Tax Booklet 2024/25	Big Four accounting firm's conservative summary of Thai tax rules.	We cross-checked to reduce risk of mis-stating tax concepts. We only kept points consistent with official guidance.
Thailand Government Portal (Treasury Department)	Official portal explaining appraisal values used for fees and taxes.	We explained appraised value meaning and why taxes may differ from market value. We kept property-tax section accurate.
Perfect Homes Chiang Mai	Long-running Chiang Mai agency providing concrete local cost ranges.	We used condo fee and sinking fund ranges as triangulation points. We kept numbers conservative and realistic.