On the eighth floor the six lanes of Huay Kaew flatten into a distant hum, and by six in the evening the balcony holds a clean line of Doi Suthep with the light going gold behind it. That is the height at which a busy road stops being something you tolerate and becomes something you look out over.
Can a foreigner own a condo on Huay Kaew Road?
Yes — this unit sells on foreign quota, which means a foreign buyer takes freehold title in their own name under the 49 percent foreign allowance in the Condominium Act. In our experience quota space in a building of this size is the thing that disappears first, so we confirm the current position in writing with the juristic person before any deposit changes hands.
Plan the money before the paperwork. A foreign-quota purchase requires the funds to arrive from outside Thailand in foreign currency, converted onshore, with the bank issuing a Foreign Exchange Transaction form in the buyer’s name for the full purchase amount. The Land Office will ask for it on transfer day. Buyers who move money in stages, or in Thai baht, are the ones who hit delays.
Is Hillside 4 too old a building to buy into in 2026?
Not on the evidence — the tower dates from May 2005, but this particular unit has just had its electrical systems, sanitary ware, hot water systems and appliances replaced, with the work completing at the end of August 2026. We have observed that in a twenty-one-year-old building the honest question is not the year on the paperwork but which parts of the unit are still original, and here the answer is very few.
The renovation covers what is inside the door. It does not cover the building’s risers, lifts, pumps or facade, and a 15-storey tower of this age has maintenance cycles ahead of it. We request the sinking-fund balance and any pending special assessment from the juristic person as a matter of routine, and we will show you the figures rather than describe them.
How much is a two-bedroom condo near Maya in Chiang Mai?
At Hillside 4 the two-bedroom stock currently runs from 5.69M to around 9M THB across 78.7 to 186 sqm, which puts this unit at the entry point of its own building. In our experience the more useful comparison for a buyer is the Nimman band of roughly 70,000 to 100,000 THB per square metre, against which 72,300 buys you the same five-minute walk to Maya with a two-bedroom footprint rather than a studio.
Read per-square-metre figures carefully here. Against the wider Chang Phueak range this unit sits mid-band, but against the older unrenovated stock in this same tower it asks a premium of roughly 15 to 25 percent. That premium is the renovation. Whether it is worth paying is a question of what you would otherwise spend replacing the same systems yourself.
Goen observes: “Huay Kaew has held its foreign residents better than almost anywhere else in Chiang Mai through 2026, because people here are not chasing a trend — they are near the hospital, near the university, near the mall, and they stay. What I tell buyers looking at this building is to stop reading the price per square metre and go and stand on the balcony at six in the evening. The eighth floor is a different building from the third.”
Ask the juristic person for the written facility schedule before you sign. The gym here is a privately run membership, not a CAM inclusion, and the rooftop pool belongs to the fifteenth floor. Owners on other floors use the fourth-floor pool. Better to know now than on move-in day.
Advisory Box
| Metric | Detail |
|---|---|
| Listing Price | 5,690,000 THB · approx. 72,300 THB/sqm on 78.7 sqm — mid-band against the Chang Phueak and Santitham range of approx. 55,000–90,000 THB/sqm, and at the entry of the Nimman band of approx. 70,000–100,000 THB/sqm. District bands from aggregated portal and market data, August 2026. Official appraised value to be confirmed against the Treasury Department valuation at the Chiang Mai Provincial Land Office. |
| Investment Alpha | Gross yield approx. 4.2–5.5% on achievable rent of 20,000–26,000 THB/month. Net of CAM, approx. 3.8–5.1%. This sits below the 6–7% band quoted for prime Nimman stock. Rent range benchmarked against comparable two-bedroom listings in this building, August 2026. Estimate, not a guarantee — achieved rents to be verified with the juristic person before purchase. |
| Contextual Logistics | Maya Lifestyle Shopping Center — approx. 0.4 km, 5 min walk Chiang Mai Ram Hospital — approx. 1.1 km, 15 min walk or 4 min drive Chiang Mai University (Huay Kaew gate) — approx. 1.9 km, 5 min drive Distances measured from unit GPS 18.80035, 98.97044. Drive times off-peak. |
| Ownership Status | Freehold, foreign quota available — a foreign buyer may take title in their own name, subject to the juristic person’s written confirmation of current quota utilisation at the time of purchase. Transfer fees and taxes split 50/50 between buyer and seller. The reduced 0.01% transfer and mortgage registration fee applies to Thai nationals only, where price and appraised value are both at or below 7,000,000 THB, extended to 30 June 2027. A foreign buyer pays the standard 2% regardless. Verify at the Chiang Mai Provincial Land Office. |
| Carrying Costs | CAM 1,950 THB/month (approx. 23,400 THB/year). Water and electricity metered separately at standard rates. Owner-supplied. Sinking-fund balance and any pending special assessment to be requested from the juristic person. |
| Building & Title Type | Registered condominium under the Condominium Act B.E. 2522. Hillside Plaza and Condotel 4, completed May 2005 — 15 storeys, approx. 587 residential units. Unit is on floor 8, 2 bedrooms and 2 bathrooms, fully furnished. Unit number, floor and the registered 78.7 sqm area to be confirmed against the chanote. |
Is Huay Kaew Road noisy to live on?
It depends almost entirely on your floor, and eight is high enough. We have observed that the lower floors of the Huay Kaew towers carry the traffic clearly, while from roughly the sixth floor upward it settles into background noise that most residents stop registering within a week.
Does the Chang Phueak area flood?
This corridor sits on rising ground running toward Doi Suthep rather than in the low-lying Ping River basin where Chiang Mai’s serious flooding concentrates. An eighth-floor unit carries no direct flood exposure in any case, though we recommend asking the juristic person about basement parking drainage, which is the part of any Huay Kaew building that actually gets wet.
Will a renovated two-bedroom near Maya rent easily?
It should let steadily rather than spectacularly. In our experience two-bedroom, two-bathroom units in this corridor attract long-stay foreign residents and visiting families who renew year after year, but the building holds close to 587 units, so supply is deep and the honest estimate is 4.2 to 5.5 percent gross rather than the higher figures quoted around Nimman.
How far is Chiang Mai airport from Huay Kaew Road?
About 4.2 km, or roughly 15 minutes by car outside peak hours. In our experience the run is quicker from this end of Huay Kaew than from the Old City because you skirt the moat rather than crossing it.
Foreign quota, two bedrooms, two bathrooms, and every system inside the unit replaced this year — at the entry price for a two-bedroom in this building.
It suits a buyer who wants to own in their own name on the corridor they already know, with the twenty-year-old part of the decision already dealt with by someone else.
Contact Goen at Chiangmai Properties today to arrange a viewing — WhatsApp +66 64 338 9597, or LINE: chiangmai-properties. We will put the ownership and facility position in writing before you commit to anything.
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.
