11 Rai of Land in Nong Faek, 4 km from Sarapee Hospital
Nong Faek lies to the southeast of Chiang Mai city, in Saraphi district. A block this size gives a developer room to plan roads, plots and green space before anything is built.
Is 20 million THB fair for 11 rai in Saraphi?
The asking price works out to about 4,195 THB per sq wah, or roughly 1,049 THB per sqm of land, using the 4,767 sq wah recorded for the listing. We have not found a sourced 2026 average for Saraphi land, so we are not claiming the price sits above or below the market; the Treasury Department appraisal for the parcel is the figure to test an offer against.
How far is the land from Sarapee Hospital, Dohome and the airport?
By Google Maps, Sarapee Hospital is about 4.2 km away (9 minutes), Dohome Chiangmai 6.7 km (13 minutes), Chiang Mai International Airport 16.2 km (27 minutes) and Tha Phae Gate in the old city 18.9 km (30 minutes). In our experience, this is farmland for a developer who plans for the longer drive into town, not a plot for a buyer who wants the city on the doorstep. More land is listed under Saraphi and in our land for sale in Chiang Mai listings.
What can be built on 11 rai near Chiang Mai?
The seller suggests residential or commercial use, or a mix of both, and says water, electricity and communications are close. The record gives no zoning information, so confirm the zoning colour and permitted use with the municipality before you plan a build or put down a deposit.
Goen notes: “On a block this size, I ask for the title deed and a fresh survey before we talk about plans. The size on paper and the size on the ground are not always the same.”
The listing gives the size two ways: 4,767 sq wah, and 11 rai 3 ngan 90 wah, which adds up to 4,790. Ask for the title deed and a surveyor's measurement before you agree a price, because the 23 sq wah gap is worth about 96,000 THB at the asking rate.
| Category | Detail |
|---|---|
| Listing Price | 20,000,000 THB (about 4,195 THB per sq wah; about 1,049 THB per sqm of land) (calculated on the 4,767 sq wah recorded; no sourced 2026 Saraphi land average, so no market comparison is made) |
| Investment Alpha | Bare land earns no rent; return depends on the project you build (no yield figure is stated by the owner) |
| Contextual Logistics | Sarapee Hospital — 4.2 km, 9 min; Dohome Chiangmai — 6.7 km, 13 min; Chiang Mai International Airport — 16.2 km, 27 min; Tha Phae Gate — 18.9 km, 30 min (Google Maps driving directions from the listing pin; approximate) |
| Ownership Status | Title deed type not stated in the seller details — confirm before any deposit. Foreign buyers cannot own land directly; the standard transfer fee is 2%, and bare land does not qualify for the reduced 0.01% rate. The seller states that transfer tax and fees are covered; confirm in writing which costs that includes. (per Thai Land Department transfer fee rules; Treasury Department appraisal values apply to the parcel) |
| Zoning / License | Zoning not stated; seller reports road access and water, electricity and communications nearby. (seller statements, not independently verified) |
People Also Asked
Is the plot 4,767 or 4,790 sq wah?
The listing records 4,767 sq wah, while 11 rai 3 ngan 90 wah adds up to 4,790. We have not seen the title deed, so ask for it and for a surveyor's measurement before you agree a price.
Can a foreign buyer purchase this land?
Foreign buyers generally cannot hold land in their own name in Thailand; the usual routes are a registered long-term lease or a properly structured Thai company. Read our guide to foreign property ownership and take legal advice before committing.
Who pays the transfer fee on this land?
The seller states that transfer tax and fees are covered, but does not say which costs that includes. The standard rate is 2% of the registered value and bare land does not qualify for the reduced 0.01% rate, so get the split written into the sale agreement.
Is the land at risk of flooding?
We do not have a flood assessment for this plot, so we cannot confirm. Ask the owner and the neighbours about past water levels, and check the land level against the road before you commission a design.
Ready to Look at the Saraphi Land?
An 11 rai block in Nong Faek suits a developer or investor with a clear project and a lawyer ready to check title, zoning and access.
Contact Goen at Chiangmai Properties on +66 64 338 9597 to arrange a site visit.
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