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Short answer: In 2026, Chiang Mai asking rents average about ฿9,000 for a studio, ฿14,000 for a one-bedroom and ฿24,000 for a two-bedroom condo per month, with premium central areas (Nimman, Chang Khlan, Riverside) averaging ฿23,000–25,000 for mixed units and whole houses in Hang Dong running ฿25,000–60,000. Rents tighten before the cool season (Nov–Feb); the low season (roughly May–Sept) is the cheapest time to sign. Figures are observed asking rents from KESORN and market data, not a formal index.
What your monthly budget gets you (2026)
- ฿6,000–9,000: studio, often further out or older buildings; Santitham one-beds start around ฿9,000.
- ฿12,000–16,000: a decent one-bedroom condo near Nimman or the Old City (city average ฿14,000).
- ฿20,000–30,000: a two-bedroom or a premium furnished unit with pool/gym in a central building.
- ฿25,000–60,000: a whole 2–3 bedroom house with a garden in Hang Dong, San Sai or Mae Rim.
A furnished unit typically costs ฿1,500–4,000/month more than the same unit unfurnished — worth it for a 12-month stay, rarely for 3+ years.
How to time your move to save money
Long-stay demand peaks in the cool season (November–February), when good units let within days and landlords rarely discount. If you can move in the hot or rainy months (roughly April–September), you'll see more choice and can often negotiate ฿500–2,000 off the monthly rent or ask for the deposit spread over instalments. Booking a 12-month lease in the low season locks the lower rate through the following peak.
Watch the utility rate, not just the rent
Electricity is tenant-paid and some condos charge ฿6–8 per unit versus the government tariff of roughly ฿4–5. On heavy air-con use that gap can add ฿1,000+/month, so always ask the per-unit rate and check the meter type before signing.
For investors: what yields look like
Long-term gross yields commonly run 4–7% (Nimman 6–7%, Old City 5–6%, Riverside 4.5–6%). Example: a ฿3,000,000 one-bedroom let at ฿14,000/month is ฿168,000/year, about 5.6% gross before condo fees, tax, vacancy and management. Well-run short-stay can reach double digits in peak season, but daily letting of condos is restricted by the Hotel Act and by many buildings' rules — confirm before you count on it.
See current rentals in Chiang Mai, or read our tenant's renting guide.
Frequently asked questions
How much is rent in Chiang Mai in 2026?
Studios average ฿9,000/month, one-beds ฿14,000, two-beds ฿24,000; central premium units and houses run higher. Santitham and outer areas are cheaper than Nimman for the same size.
When is the best time to find a rental?
The low season (roughly April–September) offers more choice and more negotiating room than the cool-season peak.
Observed asking rents only, last reviewed July 2026, from KESORN listing data and public market sources — not a formal index or investment advice. Reviewed quarterly; confirm current rents for your target area and building.
Figures reflect the stated reporting period and are market estimates, not guaranteed valuations. Conditions change — treat them as orientation, not a quote.