Chiang Mai
Northern Thailand's cultural capital, surrounded by mountains. Chiang Mai is a top destination for digital nomads, retirees, and families seeking a lower cost of living with a high quality of life.
Last updated: November 2026
8,474
Active Listings
3,935
For rent
4,539
For sale
฿5.7M
Median Sale Price
฿45K/mo
Median Monthly Rent
฿30K
Price per sqm
Properties in Chiang Mai
3935 homes available
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Area profile: Chiang Mai
Everything we know about this area, from official Thai government and open sources.
Medians and yields appear only when each required price sample has at least 30 active listings. Prices are asking prices.
Market Overview
Price per sqm
| Property Type | Listings | Median Sale Price | Price per sqm | Median Monthly Rent | Yield |
|---|---|---|---|---|---|
| Condo | 2,948 | ฿2.4M | ฿60K | ฿24K/mo | 12.1% |
| House | 5,314 | ฿5.7M | ฿30K | ฿45K/mo | 9.5% |
| Land | 124 | ฿6.3M | — | — | — |
| Office | 88 | ฿20.0M | ฿41K | — | — |
Listings — Chiang Mai
Gross Rental Yield — Chiang Mai
Prices by Bedroom Count
House
Official land appraisal (municipal area)
Median appraisal
฿400 / sq. wah
Minimum appraisal฿25 / sq. wah
Median appraisal฿400 / sq. wah
Maximum appraisal฿30,000 / sq. wah
Land value ranges from ฿25 / sq. wah to ฿30,000 / sq. wah
Construction cost (province median)
Minimum appraisal฿400 / m²
Median appraisal฿7,900 / m²
Maximum appraisal฿13,000 / m²
Construction cost ranges from ฿400 / m² to ฿13,000 / m² per m²
Official appraisal vs. asking price
Official appraisal (Treasury)฿38,800 / m²
Market asking price (condo)฿59,756 / m²
Asking prices are 1.5× the official appraisal.
Based on 3426 appraised condo units
People
1,798,588+0.5% since 2021
Gender split
Registered population (male)48%
Registered population (female)52%
Registered houses
916,688
Population density
81.1 people / km²
People per house
2
Environment
Air quality
Province-level reading
PM2.5 annual mean
20.6 µg/m³
WHO guideline: 5 µg/m³ PM2.5 / 15 µg/m³ PM10. Thai standard: 15 µg/m³ PM2.5 / 50 µg/m³ PM10.
Terrain & climate
Minimum elevation295.9 m
Median elevation967.1 m
Maximum elevation2,261.4 m
Elevation ranges from 295.9 m to 2,261.4 m
Elevation range
1,965.5 m
Monthly rainfall
2,060 mm / year
JanFebMarAprMayJunJulAugSepOctNovDec
Average monthly rainfall: Jan 21 mm, Feb 12 mm, Mar 43 mm, Apr 121 mm, May 309 mm, Jun 311 mm, Jul 346 mm, Aug 386 mm, Sep 302 mm, Oct 140 mm, Nov 47 mm, Dec 23 mmFlood exposure
Check a specific address on the flood history map
Flash-flood terrain susceptibility
MinimalLowModerateHigh
Flash-flood terrain susceptibility band: Low2024 observed exposure
Not assessedNone observedLowModerateHigh
2024 flood exposure band: Not assessedLess than half of this area could be assessed by satellite during the 2024 event, so this reading is incomplete — it does not mean the rest of the area stayed dry.
Sinkhole susceptibility (DMR)
LowMediumHighVery high
Sinkhole susceptibility: Very highObserved flooded area (2024)
0%
Satellite-analysed coverage
0%
Height above nearest drainage (10th percentile)
0.9 m
Distance to nearest stream (10th percentile)
396 m
Terrain slope (90th percentile)
3.2%
Drought
Rainfall deficit vs 1981–2010+ normal (CHIRPS) — a meteorological reading, not soil moisture, and not a forecast.
Latest 3-month rainfall vs normal
102%
Share of 10-day periods in deficit (10y)
9.4%
Worst 3-month deficit (10y)
37.8%
Air quality
PM2.5 — OpenAQ
Reference-grade station
20.6 µg/m³
Low-cost sensor
27.8 µg/m³
Amenities in Chiang Mai
What's within reach — shops, schools, transit and more.
656
Shopping
564
Education
588
Health
4
Transport
594
Leisure
1751
Services
76
Nature
4405
food
457
nightlife
Shopping centers(5)Show
International schools(1)Show
Hospitals(5)Show
Coworking spaces(5)Show
Amenity data © OpenStreetMap contributors
Projects in Chiang Mai
Condos and developments in this area
Supalai Monte 2
Supalai Monte 2 is a condominium located in Nong Pa Khrang, Mueang Chiang Mai, Chiang Mai. The project offers a Finnish sauna among its facilities. Residents are close to Central Festival Shopping Mall, about 486 m away, and Sunshine Massage School, roughly 1,008 m away. Other nearby points of interest include the Boeing 747-400 attraction about 5 minutes away, Chiang Mai Sky Adventure airport about 13 minutes away, Pang Pao Beach about 37 minutes away, and 1 nearby park. Recent sale data shows a median price of THB 2,700,000, or approximately THB 66,667 per square metre, based on 61 recent transactions as of 2026-01-01.
Supalai Monte @Viang
Supalai Monte @Viang is a condominium located in Wat Ket, Mueang Chiang Mai, Chiang Mai. The project offers a Finnish sauna among its amenities. Residents are within walking distance of Central Festival Shopping Mall, about 793 meters away, and Sunshine Massage School, about 824 meters away. Payap University Lifelong Learning Center is also nearby, roughly 1,115 meters from the project. A fruit market can be reached in about 5 minutes, while Chiang Mai Sky Adventure airport is approximately 13 minutes away. Pang Pao Beach is around 37 minutes from the location. Recent price data shows a median sale price of THB 2,495,000, or about THB 60,606 per square meter, based on 50 recent transactions as of January 1, 2026.
Hillside 4 Condotel
Hillside 4 Condotel is a condominium located in Chang Phueak, Mueang Chiang Mai, Chiang Mai. The development offers unit sizes with a median price of THB 2,690,000 based on 85 recent transactions as of January 2026. Nearby, The PRO Language school is approximately 332m away, with Khroua Baan Thaï around 750m and YMCA about 759m from the project. For leisure and travel, Phrase Furniture City 2019 is roughly 2 minutes away, while Chiang Mai Sky Adventure airport can be reached in about 20 minutes. Pang Pao Beach, a beach attraction, is approximately 37 minutes from the condominium. The project is situated in an area known for its range of residential options and local amenities.
Mooban Wangtan
Mooban Wangtan is a house project located in Mae Hia, Mueang Chiang Mai, Chiang Mai. The development offers residents a swimming pool and a tennis court. The neighborhood of Mae Hia is a popular suburb in south Chiang Mai, known for its mix of gated housing, cafés, schools and open land. Nearby points of interest include the Flights landing viewpoint, about 5 minutes away, and Chiang Mai Airsport Airfield, roughly 37 minutes away. Families have school options close by, with Sarasas Witaed Chiang Mai about 1,193 meters away and Ram Borirak School about 1,424 meters away. Pang Pao Beach is also reachable, at approximately 48 minutes away. Recent transaction data shows a median sale price of THB 13,500,000, or around THB 39,667 per square meter, based on 77 recent transactions as of January 1, 2026.
Land and Houses Park San Sai
Land and Houses Park San Sai is a housing estate located in Nong Chom, San Sai, Chiang Mai. The project offers houses with security-focused amenities, including 24-7 security, CCTV, and a garden, along with parking space. The surrounding Nong Chom area is a growing suburb northeast of Chiang Mai, near the Mae Jo corridor and ring roads, where housing estates and local services provide more space within reach of the city. An attraction is about 8 minutes away, Chiang Mai Sky Adventure airport is about 18 minutes away, and Pang Pao Beach is about 36 minutes away. The median sale price is THB 4,900,000, or approximately THB 26,163 per square metre, based on 33 recent transactions as of 2026-01-01.
Astra Condo
42 active listings · rent from ฿15,000/month · sale from ฿3.2M
Show 289 more projects
Living in Chiang Mai
Local insights, lifestyle, and what to expect
฿24K/mo
Median condo rent
฿2.4M
Median condo price
1,798,588
Registered population
Not assessed
2024 flood exposure
295
Projects
Overview
Chiang Mai is Thailand's second city — but a world apart from Bangkok. Nestled in a valley ringed by misty mountains, it offers a relaxed pace, cool-season weather, and a cost of living roughly half that of the capital. The old walled city, hundreds of temples, and a thriving arts scene give it deep cultural texture, while a booming cafe and coworking scene has made it one of Asia's top digital nomad hubs.
Neighborhoods at a Glance
- Mueang Chiang Mai (City Center) — The walled Old City and surrounding moat area. Temples, night markets, and walkable streets. Studios and small condos from 5,000–15,000 THB/month. Great for short-term stays and culture lovers.
- Nimmanhaemin / Suthep — The trendy "Nimman" area near Chiang Mai University. Cafes, boutiques, coworking spaces, and Maya Mall. The most popular area for digital nomads and young expats. Condo prices higher than average for CM.
- Hang Dong — Southern suburb with new housing estates, international schools (Prem, Lanna), and large plots. Popular with expat families wanting houses with gardens.
- San Kamphaeng / Doi Saket — Eastern districts with hot springs, artisan villages, and rural charm. Affordable land and houses. 20–30 min to city center.
- Mae Rim — Mountainous northern district. Cooler climate, nature-oriented living, adventure tourism. Attracts those wanting a countryside lifestyle within reach of the city.
Who It's Best For
- Digital nomads — Fast internet, abundant coworking spaces, low living costs (~30,000–50,000 THB/month total)
- Retirees — Excellent healthcare, quiet lifestyle, active expat community, cool winters
- Families — International schools (Prem, CMIS, Lanna), safe neighborhoods, outdoor activities
- Nature lovers — Doi Suthep national park, trekking, waterfalls, elephant sanctuaries all within reach
Price Guide
Chiang Mai is one of Thailand's most affordable property markets. Condos in Nimman or the city center range from 40,000–80,000 THB/sqm. Rental studios start at 5,000 THB/month, 1-beds at 8,000–18,000 THB. Detached houses with gardens in Hang Dong or San Kamphaeng go for 3–8 million THB. Land is still relatively cheap compared to Bangkok or beach destinations.
Transportation
Chiang Mai has no rail transit — a long-planned light rail system remains in development. Most residents rely on private vehicles, scooters, or songthaews (red trucks). Chiang Mai International Airport (CNX) has direct flights to Bangkok, Singapore, Kuala Lumpur, and seasonal connections to China, Korea, and Japan. A high-speed rail link to Bangkok is planned but years away.
Things to Know
- Air quality deteriorates significantly from February to April due to agricultural burning ("burning season"). Check AQI forecasts if you have respiratory concerns — many expats leave during this period.
- The cool season (Nov–Feb) is spectacular, with temperatures dropping to 15–20°C at night — rare for Thailand.
- Chiang Mai has a strong expat community with social groups, volunteer opportunities, and English-speaking services.
- Land titles outside the city can be complex — always verify Chanote (full title deed) vs. lesser title types before purchasing.
Map of Chiang Mai
Tap a region to drill into its districts and subdistricts.
Explore Chiang Mai
Top districts by listings
Mueang Chiang Mai
9250 homes available
Hang Dong
2024 homes available
San Sai
1624 homes available
Saraphi
965 homes available
San Kamphaeng
884 homes available
Doi Saket
533 homes available
Mae Rim
507 homes available
San Pa Tong
82 homes available
Mae Taeng
29 homes available
Explore more
Browse Projects
Condos, housing estates, and developments across Thailand with listings available now.
Homes near transit, schools and landmarks
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Median asking prices across all active listings in Thailand, in Thai Baht.
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Frequently asked about Chiang Mai
What's the median condo rent in Chiang Mai?
The median asking rent for a condo in Chiang Mai is THB 24,000 per month. By bedroom count: Studio: THB 16,000, 1 Bedroom: THB 24,000, 2 Bedrooms: THB 40,000, 3 Bedrooms: THB 56,000.
How many properties are for sale and rent in Chiang Mai?
There are 8,474 active property listings in Chiang Mai on the BaanMe network — 4,539 listed for sale and 3,935 available for rent (a property listed on both sides counts once in each figure).
What is the median condo asking price in Chiang Mai?
The median asking price for a condo in Chiang Mai is THB 2,390,000, or THB 59,756 per square meter. By bedroom count: Studio: THB 1,750,000, 1 Bedroom: THB 2,300,000, 2 Bedrooms: THB 4,500,000, 3 Bedrooms: THB 10,760,000.
What's the typical condo size in Chiang Mai?
The average condo in Chiang Mai is around 50 m².
What's the typical rental yield in Chiang Mai?
Gross rental yields in Chiang Mai by property type: Houses: 9.51%, Condos: 12.05%. Yield is calculated as (monthly rent x 12 / sale price) x 100.
What's near Chiang Mai?
Chiang Mai has 40 supermarkets, 23 shopping centers, 69 hospitals, 75 parks, and 4,124 restaurants and cafés nearby, based on OpenStreetMap data. Nearby options include Premium Outlet, Kad Farang Village, and Biz Point 10.
What's the air quality like in Chiang Mai?
Chiang Mai's annual mean PM2.5 is 20.6 µg/m³, against a WHO guideline of 5 µg/m³ and a Thai standard of 15 µg/m³. This is a Province-level-level reading, not a station within the area itself.
Is Chiang Mai at risk of flooding?
Chiang Mai's 2024 observed flood exposure was Not assessed. Flash-flood terrain susceptibility is Low. Sinkhole susceptibility (DMR survey) is Very high.
What's the population of Chiang Mai?
Chiang Mai has a registered population of 1,798,588 (+0.5% since 2021).
How does the official land appraisal in Chiang Mai compare to asking prices?
The official Treasury Department appraisal for condos in Chiang Mai is THB 38,800 per m², while asking prices average THB 59,756 per m² — asking prices are 1.5× the official appraisal.
What is the official land appraisal price in Chiang Mai?
The Treasury Department's official land appraisal for Chiang Mai (this subdistrict) is ฿400 per square wah (median) — an assessed value used for transfer fees and taxes, not a market price.
Did Chiang Mai flood in 2024?
Satellite monitoring of the 2024 monsoon season observed Not assessed flood exposure in Chiang Mai. This reflects what was observed during that specific event, not a general flood-risk forecast.
How much rain does Chiang Mai get?
Chiang Mai receives an average of 2,060 mm of rainfall per year, based on long-term climate data.
How bad is air pollution in Chiang Mai?
According to OpenAQ reference-grade monitoring stations, the annual mean PM2.5 level in Chiang Mai is 20.6 µg/m³.