Three real bedrooms, three bathrooms, and a mountain view from every one of them: on the top floor of a quiet Chang Phueak block, priced for what it is, a blank canvas rather than a finished home.
Stand in the empty living room on the fourth floor and the mountain fills every window before a single piece of furniture does. It is the kind of space that makes you start planning where the sofa goes before you have finished the tour.
This 300 sqm duplex condo in Chang Phueak, Chiang Mai, asks 7,000,000 baht, about 23,300 baht per square metre, well under the 2026 Chang Phueak average of 55,000 to 90,000 baht per sqm. Five minutes from Rajabhat University. An unfinished shell awaiting a fitted kitchen.
Baan Suan Greenery Hill sits on the quieter, residential side of Chang Phueak, north of the Superhighway, where Tanin Market and Rajabhat University set the pace of daily life rather than a cafe strip. The building is a low-rise, five-storey block from 2009, and this unit is the largest floor plan it offers: a duplex spanning the fourth and fifth floors, unused since it was bought new. Four large, open-plan rooms carry hot and cold water to every point, and every main room opens onto a balcony facing the mountains. What is missing is the kitchen. The plumbing is capped and ready, but nothing has been fitted, and the general finish is a little dated for a unit this size. That gap between structure and finish is the whole story of this listing, and it is why the price per square metre sits so far below anything else currently listed in the building.
How much does a 3-bedroom condo cost in Chang Phuak, Chiang Mai?
This 300 sqm duplex at Baan Suan Greenery Hill is priced at 7,000,000 baht, or roughly 23,300 baht per square metre, well under the going rate for finished condos in the building. In our experience, that lower figure reflects the unit's condition rather than a bargain: it has never been fitted with a kitchen, so the price buys space and structure, not a move-in-ready home.
Can foreigners buy this condo, and how does ownership work?
Yes, though the path differs by nationality: a Thai buyer takes freehold title, while a foreign buyer takes a 30-year leasehold. We have observed that buyers new to Chiang Mai sometimes assume every condo offers foreign freehold, so this distinction is worth confirming with a Thai property lawyer before making an offer.
The seller has agreed to pay all transfer fees and taxes at registration, regardless of which ownership path a buyer takes.
Goen observes: "We have shown finished duplexes in this building sell for 60,000 to 70,000 baht per square metre in 2026; a shell like this one is a different kind of buyer, someone who wants the space and plans to finish it their own way."
Before signing, get a written fit-out quote for the kitchen and finishing work, since the unfitted plumbing looks simple but changes the real cost of this unit. Also ask the seller's agent to confirm the Land Office appraised value in writing, since the 0.01% transfer stimulus needs both price and appraisal at or under seven million baht.
Advisory Box
| Factor | Detail |
|---|---|
| Listing Price | 7,000,000 THB (approx. 23,300 THB/sqm)2026 Chang Phueak average approx. 55,000-90,000 THB/sqm. Market Estimate, portal aggregation, Aug 2026. |
| Investment Alpha | Not currently income-producing, no kitchen fitted. Post-fit-out estimate: gross 3.5-5% yieldBuilding average approx. 6% on finished units. Market Estimate, Aug 2026. |
| Contextual Logistics | Rajabhat University, 1 km / 3 min. Tanin Market, 1.5 km / 5 min. Old City moat (Chang Phuak Gate), 4.5 km / 12 min.Market Estimate, Aug 2026. |
| Ownership Status | Thai buyer: freehold. Foreign buyer: 30-year leasehold, not freehold. Seller pays all transfer fees and taxes.Goen-confirmed, 31 Aug 2026. 0.01% Thai transfer stimulus runs through 30 June 2027 per Royal Gazette, subject to a confirmed appraised value at or under 7,000,000 THB. |
People Also Ask
Is Chang Phuak a noisy or busy area to live in?
We have found this stretch of Chang Phuak, north of the Superhighway, notably quieter than the Nimman or Chang Phuak Gate commercial strips, with local Thai residential streets rather than heavy through-traffic. Being on the top floor of a five-storey building also means no upstairs neighbours and no noise carrying down through the ceiling.
Is this condo a good investment?
In our experience, the value here is in the floor area rather than a quick flip: at roughly 23,300 baht per square metre it is priced well below finished units in the same building, but a buyer needs to budget separately for a kitchen and general finishing before it can be lived in or rented out. We would treat this as a multi-year, buy-to-finish purchase rather than a turnkey rental play.
What is it like to live in this part of Chang Phuak?
This is a local, family-oriented pocket of Chiang Mai built around Rajabhat University and Tanin Market rather than an expat-focused strip, so daily life here looks more like grocery runs to a fresh market than cafe-hopping. Buyers who want an authentically Thai neighbourhood over a curated expat bubble tend to be the ones who fall for this address.
How far is this condo from the Old City and the airport?
The Old City moat is roughly 10 to 15 minutes by car, and Chiang Mai International Airport is closer to 20 to 25 minutes, noticeably further out than our listings around Nimman or Huay Kaew. We would flag this distance to any buyer who wants to be within walking distance of the city centre.
Enquire About This Listing
At 300 square metres, this Chang Phueak duplex offers more real floor space than almost any other condo on the Chiang Mai market today, for a buyer willing to finish it their own way. It suits someone who wants to design a proper family home from a blank canvas, rather than accept whatever a developer decided a decade ago.
Contact Goen at Chiangmai Properties today to arrange a viewing and talk through what a full fit-out would realistically cost.
We are real estate professionals sharing local market observations based on our experience in Chiang Mai. This is not legal or financial advice. Consult Thai Land Office, licensed attorney, or financial advisor for title deed, tax, and investment suitability.
