A 30-year Right of Superficies — the maximum term under Thai law — that lets you build exactly what you want on 604 sqm in the heart of Baan Tawai, with no ownership restrictions.
Baan Tawai's workshops hum with the sound of hand tools on teak most mornings, then fall quiet by mid-afternoon once the tour buses clear out. It's the kind of plot where you can hear yourself think about what to build — and now, thanks to a registered 30-year lease, that decision doesn't require Thai nationality.
This Baan Tawai plot leases for 2,000,000 THB via a 30-year Right of Superficies (Thailand's legal cap), registered at the Land Office. Ten minutes from Kad Farang, 31 minutes from Chiang Mai International Airport. Hang Dong averages ~฿4,000/sqm freehold — this lease works out to ~฿3,300/sqm-equivalent.
Can foreigners lease land long-term in Chiang Mai?
Yes — a Right of Superficies registered at the Land Office gives a foreign buyer full legal rights to build, own, and use a structure on this land for 30 years, the maximum term Thai law allows. In our experience, this route has become the standard workaround as outright land ownership by foreigners has tightened over the past year.
A superficies right is not the same as owning the land itself — it is a registered right to build and hold a structure on it. Following a 2025 Thai Supreme Court ruling (Decision No. 4655/2566), pre-agreed "automatic renewal" promises beyond the initial 30-year term are not legally enforceable — any extension must be freshly negotiated between the parties when the term expires. We recommend independent legal review of the registration terms before signing.
What is a Right of Superficies, and how is it different from renting?
It is not a rental agreement — a superficies right is registered directly on the title deed, making it a real, transferable, and inheritable property right rather than a private lease contract. We have observed that buyers sometimes confuse this with a standard 30-year lease, but a registered superficies survives a change of landowner, which a private lease typically does not.
Can I build a house on this plot in Baan Tawai?
Yes — this plot sits in a designated green zone permitting structures up to 12 meters, with electric supply, village water, and concrete road access already in place. We have observed that Baan Tawai's green-zone plots are popular with buyers who want room to build without navigating Chiang Mai's more restrictive inner-city zoning.
Three other plots at this location remain available for sale — please ask for details.
Ngoeinta "Goen" Paphim notes: "With foreign land ownership harder to secure in 2026, we're seeing steady interest in registered superficies leases — this Baan Tawai plot works out to roughly 15% below Hang Dong's ~฿4,000/sqm freehold average, even accounting for the lease structure."
Have your lawyer confirm the superficies registration lists a full 30-year term, and don't rely on any promised or pre-paid renewal beyond that — following a 2025 Supreme Court ruling, such promises aren't enforceable against a future landowner. Also check the underlying chanote for existing liens before signing; Land Office registration only protects your rights once it's correctly recorded against the title.
| Listing Price | 2,000,000 THB lump sum (30-yr lease) — approx. ~฿3,300/sqm-equivalent, vs Hang Dong's ~฿4,000/sqm freehold average (source: Dot Property / FazWaz listing data, 2026) |
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| Investment Alpha | Hang Dong land has appreciated ~4–7% annually in recent years (source: market analysis, 2026) — this trend applies to freehold land; leasehold/superficies value does not appreciate the same way and is worth discussing with your advisor. |
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| Contextual Logistics | Kad Farang — 5km / 10 min · Nimman — 30km / 35 min · Chiang Mai International Airport — 14.5km / 31 min |
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| Ownership Status | Leasehold — 30-year Right of Superficies (statutory maximum), registered at the Land Office. Renewal beyond 30 years requires fresh negotiation at expiry and is not guaranteed. Registration fees apply at signing; confirm current rates with your lawyer. |
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| Zoning | Designated green zone — structures up to 12 meters permitted |
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Is Baan Tawai noisy or busy with tourist traffic?
Daytime brings a steady flow of workshop activity and the occasional tour bus visiting the woodcarving showrooms. We have observed that it quiets down noticeably by early evening, once the retail shops close.
Is a leasehold plot a good investment compared to buying freehold?
It depends on your goals — a superficies lease gives you full building rights without the ownership restrictions foreigners now face, but it doesn't carry the same long-term asset appreciation as freehold land. In our experience, buyers choosing this route are usually prioritizing the ability to build now over long-term land speculation.
What is it like living in Baan Tawai day to day?
It's a working village built around furniture and woodcarving, so there's genuine local character alongside the tourist trade. We have found it suits buyers who want a quieter, more authentic setting than the busier expat pockets closer to the old city.
How far is this plot from schools and hospitals?
Several local and international schools sit within 25 minutes, and Hang Dong's district facilities plus Chiang Mai's main hospitals are a comfortable drive away. We have observed that this location works well for families who don't mind a short daily commute in exchange for more space and quiet.
What happens when the 30-year term ends?
Renewal is possible, but it must be freshly negotiated with the landowner at that time — a 2025 Thai Supreme Court ruling struck down pre-agreed automatic renewal clauses as unenforceable. We recommend planning around the confirmed 30-year term itself rather than an assumed extension.
A 30-year Right of Superficies — the maximum term Thai law allows — means you can build your home or business here without the ownership hurdles foreign buyers now face in Thailand. This plot suits anyone who wants a genuine stake in Baan Tawai's green-zone land, without waiting out changes to freehold rules.
Contact Goen at Chiangmai Properties today to discuss the lease terms and 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.
