The last two-bedroom in Building A holds the eighth and final floor, where no future storey can ever rise into its view over the pool toward the mountains.
Step onto the eighth floor and the light arrives without asking permission — clean across the pool deck and out to the ridge line beyond San Sai Noi. It is the kind of quiet, elevated calm you stop noticing you were missing until you are standing in it.
Is the mountain view from this top-floor condo protected long-term?
Confirm the building's total height and check the project master plan for any adjacent phase before paying a deposit.
Can a foreigner own this San Sai condo outright?
Foreign-freehold quota is capped at 49% of a building's saleable area. Get written confirmation that this specific unit sits inside the quota before any deposit.
Is buying before completion actually cheaper here?
Goen observes: "San Sai condos averaged around 58,000 THB per square metre through early 2026, so buyers already expect new-build stock to sit above that. What I rarely see is a top-floor unit offered below its own confirmed completion price — and standing in the living room, the protected ridge view is usually what settles the decision."
The developer handles the entire transfer in-house at a flat 5,000 THB, so no separate lawyer fee is required, and the already-paid sinking fund and first-year maintenance pass to you at no cost. Have both written into the sale agreement so nothing is quietly re-billed at handover.
| Metric | Detail |
|---|---|
| Listing Price | 4,750,000 THB — 85,900 THB/sqm on 55.3 sqm. Above the San Sai condo average of ~58,000 THB/sqm (Dot Property, Mar 2026) as new-build stock, but below its confirmed 5,000,000 THB completion price. |
| Investment Alpha | ~5% built-in equity to completion; estimated 4.5–5.5% gross rental yield with strong long-term (annual) tenant demand. Yield: Chiang Mai market range, Bamboo Routes 2026 — estimate, verify. |
| Contextual Logistics | Central Festival Chiang Mai — ~8 km / ~12 min · Nakornpayap International School (NIS) — ~9 km / ~15 min · Mae Kuang Market — ~2 km / ~5 min. Drive times are April 2026 estimates, off-peak. |
| Ownership Status | Foreign-Freehold quota unit. Foreign buyers pay the standard 2% transfer fee — the 0.01% stimulus is Thai-nationals only, even below 7M THB.Seller covers the buyer's ~47,500 THB half.Transfer fee basis: Thailand Land Department appraised value. |
| Building / Handover | Ornsirin Group development; 8 floors. CAM 2,765 THB/month. Completion mid-August 2026. Off-plan resale — confirm assignment vs completion transfer. |
Does San Sai Noi flood in the rainy season?
San Sai Noi sits on higher ground north-east of the city, away from the Ping-river pockets that see the worst of Chiang Mai's flooding. We have observed the real wet-season variable here is short, heavy afternoon downpours rather than standing water — and an eighth-floor unit is well clear of it regardless.
Isn't a top-floor condo hot in Chiang Mai?
Top floors take more direct sun, but this unit's living area and both bedrooms face the open pool-and-mountain aspect rather than due west, which eases the late-afternoon heat. In our experience the cross-ventilation you get at this elevation offsets much of the top-floor warmth.
How is the drive into the city from San Sai?
The Superhighway and second ring road put central Chiang Mai and Central Festival within about 12 minutes off-peak. We have observed the San Sai stretch backs up mainly at the morning school run and around 5–6pm, when you might add ten minutes.
Is San Sai a reliable area for long-term rental?
Yes — San Sai draws families and long-stay expats who rent by the year rather than the night, which suits a furnished two-bedroom like this. We have observed steadier occupancy here than in the tourist-driven condo pockets closer to the moat.
The last top-floor two-bedroom in a sold-out building
This unit pairs a pool-and-mountain view no future construction can take away with a price that sits below the building's own completion value. It suits a long-stay owner or investor who wants a furnished, lock-up-and-leave home that quietly holds its worth.
Contact Goen at Chiangmai Properties today to arrange a viewing or a video walkthrough ahead of completion.
We are real estate professionals sharing local market observations based on our experience in Chiang Mai. This is not legal or financial advice. Consult the Thai Land Office, a licensed attorney, or a financial advisor for title deed, tax, and investment suitability.
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