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Short answer: In 2026, Chiang Mai condo prices average roughly ฿56,000–63,000 per square metre city-wide. Prime Nimman/Suthep runs ฿80,000–130,000/m², the Old City edge ฿70,000–110,000, and Chang Khlan/Night Bazaar ฿70,000–120,000. Suburbs are much cheaper: Hang Dong ฿42,000–80,000, San Sai ฿32,000–55,000 and Saraphi ฿27,000–38,000. A studio entry point is around ฿1.2 million. These are asking-price ranges, not confirmed sale prices, and they change.
Condo prices per m² by area (2026)
- Nimman / Suthep: ฿80,000–130,000/m² — top of the market on amenities and walkability.
- Old City edge: ฿70,000–110,000/m² — position and scarcity.
- Chang Khlan / Night Bazaar / Riverside: ฿70,000–120,000/m².
- Santitham: central and better value than Nimman for similar access.
- Hang Dong: ฿42,000–80,000/m².
- San Sai: ฿32,000–55,000/m².
- Saraphi & outer districts: ฿27,000–38,000/m².
City-wide the median is about ฿56,000/m² (average ฿63,000) — a fraction of central Bangkok, which is a large part of Chiang Mai's value story.
How to read these prices
Asking prices reflect seller expectations; completed deals usually leave room to negotiate. Weigh size, floor, aspect, building age and amenities together rather than comparing headline ฿/m² alone. A low floor facing a wall is not the same asset as a high floor with a Doi Suthep view in the same building. A furnished unit typically commands more than an unfurnished one.
Asking price vs sale price in a cooler market
Prices rose only about 2.5% in 2025 and some central districts show oversupply, so the gap between asking and achieved price can be wider than in a hot market. Verify comparable achieved prices where you can, not just current listings. Authoritative data is published by REIC and the Bank of Thailand.
Compare current listings on condos for sale in Chiang Mai, or see the wider market overview.
Frequently asked questions
How much is a condo per square metre in Chiang Mai in 2026?
Roughly ฿56,000–63,000/m² city-wide, with Nimman ฿80,000–130,000/m² and suburbs from ฿27,000/m². Always check current listings for your target building.
Are asking prices negotiable?
Usually yes — achieved prices typically sit below asking, more so in the current cooler market.
Asking-price ranges only, last reviewed July 2026, from public market sources and KESORN listing data — not confirmed sale prices or a valuation. Reviewed quarterly; verify current figures before deciding.
Figures reflect the stated reporting period and are market estimates, not guaranteed valuations. Conditions change — treat them as orientation, not a quote.