An 85 sqm foreign quota one-bedroom on the 15th floor, with a mountain-view balcony and Maya Mall under a kilometre away.
Open the balcony door on the 15th floor and the city sits below you, with the mountains beyond. Inside, 85 sqm gives a one-bedroom the kind of space most people only find in larger homes.
An 85 square metre one-bedroom foreign quota condo in Chang Phueak, Chiang Mai, priced at 4,500,000 baht, about 52,900 baht per square metre of indoor area. That is roughly 27 percent below our 2026 district midpoint of 72,500 baht, under 1 kilometre from Maya Mall.
Is an 85 sqm one-bedroom condo in Chang Phueak good value for foreign buyers?
At 4,500,000 baht it works out to about 52,900 baht per square metre, just under the 55,000 to 90,000 baht band we track for Mueang Chiang Mai in 2026. Most one-bedrooms in this building are 38 to 41 sqm, so the price buys you space rather than a premium address.
Our district benchmark is a Chiangmai Properties market estimate drawn from public portal listings, not a formal appraisal. Browse more condos across Mueang Chiang Mai.
Can a foreigner own this condo in their own name?
Yes. It is a foreign quota unit, so a foreign buyer can hold the title in their own name within the 49 percent foreign limit that applies to the building. Our foreign ownership guide explains how the quota works and what to check.
Goen notes: “In a building where most one-bedrooms are 38 to 41 sqm, this one has real room to breathe, with a full lounge and a dining table set beside the windows. I have stood on the balcony and seen the mountains, and it has a bar counter with stools, with the city’s coffee shops and bars close by. The owner describes a northwest corner position with views of the city and the mountains.”
Insider TipBefore you pay a deposit, ask the juristic office for two things in writing: the current monthly common-area fee for this unit, and a statement that no fees or sinking-fund charges are outstanding. A clean statement keeps arrears from becoming your problem, and it gives you an accurate running cost to weigh against any rental income.
Advisory Box: 85 sqm condo, Chang Phueak| Category | Detail |
|---|
| Listing Price | 4,500,000 THB, about 52,900 THB per sqm, roughly 27% below the 72,500 THB per sqm district midpointChiangmai Properties market estimate from public portal listings, Sep 2026 |
| Investment Alpha | Gross 4.0 to 7.5% on monthly lets, with the common-area fee still to be confirmedChiangmai Properties estimate from building rents of 10,000 to 35,000 THB a month, Sep 2026 |
| Contextual Logistics | Maya Chiang Mai 0.8 km, about 10 min walk. Chiang Mai Ram Hospital 1.9 km, about 4 min by car. Chiang Mai International Airport 5.3 km, about 15 min by carRumavi and FazWaz project data, Oct 2026 |
| Ownership Status | Foreign quota unit, owned in the buyer’s own name. Transfer fee 2% for foreign buyers. Transfer fees and taxes are split 50/50 with the seller, about 45,000 THB each side for the 2% fee if the appraisal matches the priceThai Land Department; Condominium Act B.E. 2522 (1979) |
Does the 15th floor matter in the rainy season?
Street flooding stays far below a 15th-floor unit, so the thing I check is how the building’s ground-level access and car park cope in heavy rain. Ask the juristic office about past rainy seasons and look at the entrance yourself.
Is this a good rental investment?
Our estimate is a gross yield of 4.0 to 7.5 percent on monthly lets, based on rents we see across the building. I would treat that as a range until you have the confirmed common-area fee and a real rent quote for an 85 sqm unit.
How far is it from Maya Mall and the airport?
Maya Chiang Mai is about 0.8 km away, roughly a 10-minute walk, and the airport is 5.3 km away, about 15 minutes by car. Both figures come from project data, so it is worth driving the route at the time of day you would normally travel.
What does a foreign buyer pay to transfer a condo?
Foreign buyers pay a 2 percent transfer fee, and the seller has agreed to split transfer fees and taxes 50/50, so each side pays about 45,000 baht of that fee if the appraisal equals the price. The 0.01 percent scheme is for Thai nationals only, and our property tax guide sets out what foreigners pay.
Ready to see it in person?
This is a fully furnished 85 sqm one-bedroom with foreign quota, a teak kitchen and a mountain-view balcony, with washer, dryer and refrigerator included, in a building where most one-bedrooms are less than half the size. It suits a buyer who wants room to live close to Maya and the city, and who would rather own in their own name.
Contact Goen at Chiangmai Properties on WhatsApp at +66 64 338 9597 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.
