The lift lobby at Hillside 4 backs up around eight in the morning, and from the third floor you can take the stairs and be out on Huay Kaew Road before the doors open. In a 587-unit tower that turns out to shape the whole day more than a view ever does.
The unit is a single open-plan volume — lounge, dining and kitchen running together — with the bedroom held separately behind it and one large bathroom with a walk-in shower. At 52.95 sqm it reads as a small apartment rather than a hotel room, which is unusual for a one-bedroom at this price on this stretch of road. A sofa bed in the living room takes the occasional visitor without turning the place into a guest house.
The June 2026 renovation was not cosmetic. New electrical systems throughout, new sanitary ware, and a full appliance set that is already in place: a 55-inch Android TV, 12,000 and 18,000 BTU air conditioning, front-load washer-dryer, water purifier, electric stove with extractor hood, water heater, large refrigerator, microwave, and a digital door lock. The practical effect is that a buyer arrives with luggage and nothing else.
How much does a one-bedroom condo near Maya Mall in Chiang Mai cost?
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Goen observes: “At 62,100 baht per square metre, Room 312 asks less per metre than the 45 to 47 sqm one-bedrooms listed in the same building this August, so you are paying less for more floor. What I tell buyers to watch is the lift, not the price. At 587 units, floor three with a stairwell is worth more day to day than a view from the twelfth.”
Advisory Box
| Metric | Detail |
|---|---|
| Listing Price | 3,290,000 THB — approx. 62,100 THB/sqm, below the smaller one-bedrooms in this building (approx. 65,000–66,000 THB/sqm) and in the lower-middle of the 2026 Chang Phueak band of approx. 55,000–90,000 THB/sqm Source: public portal listing data for Hillside Plaza and Condotel 4, August 2026. Appraised value should be confirmed with the Treasury Department. |
| Investment Alpha | Gross yield approx. 4.7–6.2 percent on achievable monthly rents of 13,000–17,000 THB; approx. 4.3–5.8 percent net of the common area fee Average time on market for this building is reported at approx. 279 days, against 45–90 days for well-located Chiang Mai condo stock generally Source: portal rental and sales data, August 2026. Yield is an estimate, not a guarantee; verify achieved rents with the juristic person. |
| Contextual Logistics | MAYA Lifestyle Shopping Center — approx. 0.37 km, 2 minutes Chiang Mai Ram Hospital — approx. 0.54 km, 5 minutes Chiang Mai University — approx. 1.9 km, 8 minutes Straight-line distances from the unit GPS position; travel times as supplied by the vendor. |
| Ownership Status | Freehold, foreign quota. Seller pays all transfer fees and taxes. A foreign buyer pays the standard 2 percent transfer fee; the reduced 0.01 percent rate is available to Thai citizens only, on property at or below 7,000,000 THB, to 30 June 2027. Verify title, unit number, floor and registered area at the Chiang Mai Land Office. The seller-pays term should be itemised in the sale and purchase agreement. |
| Rental Terms | Minimum 30-day lets. The building does not permit rentals of less than 30 days, consistent with the Hotel Act B.E. 2547. Confirm the current house rules in writing with the juristic person before purchase. |
| Monthly Running Costs | Common area fee 1,125 THB per month. Water 25 THB per unit; electricity billed at the standard tariff. As supplied by the vendor, August 2026. |
People Also Ask
Is Huay Kaew Road noisy on a low floor?
Huay Kaew is a six-lane arterial and the lower floors carry more of it than the upper ones, which is part of why this unit prices where it does. We recommend viewing once in the morning peak and once after dark, since traffic here is directional and the two are not the same.
Is a 2005 building a sensible purchase in 2026?
It can be, provided the checks are done: the June 2026 renovation covers what is inside the door, not the risers, pumps, lifts or facade of a twenty-one-year-old tower. We have observed that buyers who request the sinking fund balance and any pending special assessment before committing avoid almost all of the unpleasant surprises in buildings of this age.
Can you live here without a car?
Yes, and a good number of residents do. MAYA and One Nimman are both around two minutes away, Chiang Mai Ram Hospital is roughly half a kilometre, and Bright Seeds International School is a minute from the door, with a convenience store and small restaurants at reception level.
How long do units in this building take to sell?
Longer than the city average — reported figures for Hillside 4 sit near 279 days, against 45 to 90 days for well-located Chiang Mai condos generally, which reflects steady internal supply in a 587-unit tower. In our experience that argues for pricing to sell rather than holding for the top of the range, and it is worth knowing before you buy as well as before you list.
A larger one-bedroom, at a lower rate per square metre than the smaller units beside it
Room 312 is the unusual case of the bigger unit being the better value per metre, with the renovation already finished and the transfer costs already agreed to the seller’s account. It suits a buyer who wants a walkable Nimman-edge address without a new-build price, and who would rather move in with luggage than a contractor.
Contact Goen at Chiangmai Properties today to arrange a viewing of Room 312.
