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604 sqm Off-Plan Villa, 3 Minutes from Chiang Mai Station
A five-bedroom, seven-bathroom villa with 604 sqm of built area on a 140 sq wah plot in Wat Ket, offered off-plan from 22,800,000 THB.
An off-plan home begins as a plot and a set of drawings, so the first thing to judge is the ground it will stand on. This plot is in Wat Ket, 1.5 km from the railway station and 3.3 km from Central Festival by road, and you can weigh that today before you decide how much of the rest to take on trust.
Off-plan villa for sale in Wat Ket, Mueang Chiang Mai, from 22.8 million baht for 604 sqm of built area, about 37,700 baht per sqm. The railway station is 1.5 km away and Central Festival 3.3 km. No 2026 district average is available for comparison.
Can a foreigner buy an off-plan villa in Wat Ket, Chiang Mai?
You can own the villa building, but not the land under it: Thai law does not let a foreigner hold land in their own name. In our experience buyers secure the land through a registered long lease or a Thai-majority company, and each route needs a Thai attorney to test it first; our foreign ownership guide sets out the options.
The route you choose affects cost, duration and who can inherit. This is general information, not legal advice. The Thai Land Department can confirm what can be registered.
What does this Wat Ket villa include?
The listing records 5 bedrooms, 7 bathrooms, 4 parking spaces and 2 floors, with 604 sqm of built area on a 140 sq wah plot (560 sqm). The price of 22,800,000 THB is a starting price for the project, and furniture packages are available.
The vendor's amenity list names a fitness centre, swimming pools, landscaped gardens and community spaces. We have not yet seen the site plan, so which of these are shared and which are private is still to be confirmed, along with the finishes and the completion date.
What should I check before paying a deposit on an off-plan villa?
Check who the seller is, what the contract promises and how each payment is linked to construction progress. We have observed that buyers who ask for the specification, the completion date and the remedy for delay in writing are the ones who stay protected if the schedule slips.
We have not been given the completion date, the title deed type or the building permit for this villa. Please ask us for all three before you weigh an offer, and see our villas for sale in Chiang Mai page if you want a finished home to compare.
How far is Wat Ket from Chiang Mai station, Central Festival and the airport?
The railway station is 1.5 km and about 3 minutes by car, Central Festival is 3.3 km and about 6 minutes, and Chiang Mai International Airport is 11.0 km and about 19 minutes. The wider Mueang Chiang Mai district guide covers the surrounding neighbourhoods.
Goen notes: “Buying off-plan in 2026 means the contract carries the risk, not the brochure. This plot is 1.5 km from the railway station and 3.3 km from Central Festival, so the location can be checked on foot today, and I would want the payment schedule, the specification and the title deed in writing before anything else.”
Ask for the payment schedule in writing before you pay a reservation deposit, and check that each instalment is tied to a named construction stage. Have a Thai lawyer read the contract, confirm the land title deed and the building permit, and keep the final payment for after your own inspection.
| Metric | Advisory context and data |
|---|---|
| Listing price vs 2026 district average | 22,800,000 THB, a starting price for the project. Price per sqm on built area: about 37,748 THB (22,800,000 / 604 sqm). We hold no 2026 source for the Wat Ket district average, so no comparison is made.Per-sqm figures use built area only, never land. |
| Investment alpha | No rental income to quote: the villa is off-plan and unbuilt. The case rests on the location and the buyer's cost of waiting for completion. Any future let would be monthly; daily or weekly lets need a hotel licence. |
| Size and layout | 5 bedrooms, 7 bathrooms, 4 parking spaces, 2 floors. Built area 604 sqm. Land 140 sq wah (560 sqm). |
| Contextual logistics | Chiang Mai railway station: 1.5 km, about 3 minutes by car. Central Festival Chiang Mai: 3.3 km, about 6 minutes. Chiang Mai International Airport: 11.0 km, about 19 minutes.Source: OpenStreetMap road routing (OSRM), off-peak, September 2026, from the listing's map pin; landmark coordinates from mapcarta.com, cmhy.city and airportcodeguide.com. |
| Ownership status | Title deed type not yet confirmed. Transfer fee 2% of the appraised value; the transfer-fee split is negotiated and confirmed in the contract. The 0.01% scheme, running to 30 June 2027, applies only to Thai individual buyers and to prices and appraisals of 7,000,000 THB or less, so it does not apply here. Foreign buyers cannot hold land in their own name.Source: Thai Land Department. |
| Developer and completion | Developer, completion date, building permit and contracting party are not confirmed in our file. Please treat all four as unconfirmed until the sale contract names the seller and the delivery date. |
Does Wat Ket flood in the rainy season?
We do not have a verified wet-season record for this plot, and we would rather say so than give you a guarantee. Ask the neighbours and the local municipality about heavy-rain history, and check the planned ground level of the house when you review the plans.
Is a 22.8 million baht off-plan villa a good investment?
There is no rental income yet, because the villa is not built, so the return depends on completion and on the price you pay. We would compare it with finished homes of a similar size before treating a starting price as a fair one.
How do payments work when buying off-plan?
The vendor has not given us a payment schedule, so we cannot quote one. Ask for the instalments in writing, each tied to a named construction stage, and keep the final payment for after your own inspection.
Is 22.8 million baht the final price?
No, it is a starting price for the project, and the price of the specific unit, the furniture package and the finishes are still to be confirmed. Ask for a written quotation that lists exactly what is included.
Ready to see the plot?
This is a 604 sqm off-plan villa with five bedrooms on a 140 sq wah plot in Wat Ket, from 22,800,000 THB. It suits a buyer who values a central location close to the railway station and is comfortable with a build-to-completion timeline.
Contact Goen at Chiangmai Properties on +66 64 338 9597 or LINE chiangmai-properties to arrange a viewing.
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.
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