For Sale

Key points

• Get loan pre-approval before paying any reservation deposit
• Choose an area by the commute you will actually drive every weekday, not by the project's name
• Always verify the title deed yourself at the Land Office where the property sits
• Who pays which transfer cost is decided in the contract, not by law — put it in writing
• Older houses hide repair costs; price the repairs before you make an offer
• Foreigners: condo units yes, land in your own name no — and nominee company structures are illegal

Where should you start

Start with the numbers, not with viewings.

The common mistake is browsing listings first, falling for a house, paying a reservation deposit, and only then discovering the bank will not lend enough. The deposit is often non-refundable, and months are lost.

The right order:

1. Gather six months of income records and list every existing debt, including credit cards and car finance
2. Apply for pre-approval with two or three banks so you know your real loan ceiling and interest rate
3. Subtract what you must keep in cash for transfer day and repairs — the remainder is your genuine price ceiling
4. Only then start viewing

This number is usually lower than your first guess, but it is the one you can actually act on.

How to choose an area in Chiang Mai

Chiang Mai is not one market. It is a series of rings, each offering a different daily life. Pick your area by working outward from the places you must reach every day: work, your children's school, and the hospital you intend to use.

• Area: Old City / Nimman / Chang Khlan; Suits: People working in town who want to walk to cafés and restaurants; Watch out for: Mostly condos and older buildings; detached houses are rare and expensive, parking is tight
• Area: San Sai / Mae Jo; Suits: Families with school-age children, near schools and the university; Watch out for: Lots of new estates; some roads jam at school drop-off and pick-up
• Area: Hang Dong / Mae Rim; Suits: Buyers wanting space, garden houses and mountain views; Watch out for: Check for repeat flooding and how the estate's water supply is managed
• Area: Saraphi / San Kamphaeng; Suits: Tighter budgets wanting more space per baht; Watch out for: Longer drive into town — test the real rush-hour travel time
• Area: Near the airport / Chang Phueak; Suits: Frequent travellers and short-stay rental plans; Watch out for: Check the estate's rules on renting out, and aircraft noise on some approach lines

The most reliable test: drive from the house to your workplace on a weekday morning, not on a Sunday afternoon. The difference is often double.

House, townhouse, condo or build your own

Each option trades something away.

• Detached house — most land and privacy, you can extend it, but all garden and maintenance costs are yours
• Townhouse or semi-detached — cheaper per square metre of living space and easier to maintain, but sound carries through shared walls and extensions are limited
• Condominium — central locations a house cannot reach at the same price, with security on site, but monthly common-area fees run forever and resale depends heavily on the building
• Buy land and build — the house you actually want, with control over materials, but you need time on site and a contingency budget. If you have never built before, the risk is higher than it looks

For a first-time buyer without time to supervise construction, a resale house in an established estate usually offers the best value: you can see the real condition, meet the neighbours, and find out whether the lane floods.

New build or resale

A new build from a developer gives you new everything, a structural warranty under Thai law, and staged payments during construction — but a higher price per square metre and surroundings that are still changing.

A resale house gives you more land for the same money, mature trees, a settled community, and far more room to negotiate. The trade-off is repair risk. The costs that bite most often are roof leaks, outdated electrical systems, pipes leaking inside walls, termites, and bathrooms that need stripping out.

Before making an offer on a resale, bring a builder for one walk-through and get a rough repair figure. Then use that figure as the basis of your offer. It works far better than negotiating on feel.

How to verify the title deed

This is the step that is hardest to fix after the fact.

Ask the seller for a copy of the title deed, then take it to the Land Office in the district where the property sits and request a formal check. What to look at:

• Document type — a Chanote (Nor Sor 4) is full ownership and can be freely transferred and mortgaged. Documents such as Nor Sor 3 or Sor Kor 1 are possessory rights, not ownership; banks generally will not mortgage them and the legal risk is much higher
• Registered owner — the name must match the person signing. Inherited or jointly held land needs every owner's signature and supporting documents
• Encumbrances on the back of the deed — an outstanding mortgage, a registered servitude, or a freeze on transfer
• Access — does the plot front a public road, or do you cross someone else's land? If you cross, there must be a registered servitude on the deed. A verbal "everyone has always used it" is not access
• Boundaries — does the plot shape on the deed match the fence on the ground? Encroaching fences are common in older properties
• Zoning — if you plan to extend, run a guesthouse, or operate a business, check that the city plan zoning for that area allows it

For a condo, also ask the juristic person for a debt-free certificate. Unpaid common-area fees follow the unit, not the previous owner.

What to inspect in the house itself

View at least twice — once in daylight, once in the evening or after rain. Work through:

• Cracks in walls and columns, especially diagonal cracks at door and window corners
• Water stains on ceilings, under sinks, and around toilet bases
• Open every tap at once to test pressure, and flush every toilet to check drainage
• Run every air conditioner and test every light switch; check whether the consumer unit has a residual current device
• Compare the floor level of the house to the road outside to gauge flood risk
• Ask the neighbours directly: does this lane flood, is the water pressure reliable, and why is the owner moving?

Neighbours routinely tell you things no listing ever will.

What it costs on transfer day

Standard Land Office rates:

• Item: Transfer fee; Standard rate: 2%; Calculated on: Land Department appraised value
• Item: Mortgage registration fee (if financing); Standard rate: 1%; Calculated on: Loan amount
• Item: Specific business tax; Standard rate: 3.3%; Calculated on: Sale price or appraised value, whichever is higher — applies in defined cases, e.g. held under five years, or a corporate seller
• Item: Stamp duty; Standard rate: 0.5%; Calculated on: Sale price or appraised value, whichever is higher — applies where specific business tax does not
• Item: Withholding income tax; Standard rate: Per Land Department formula; Calculated on: Appraised value and years of ownership

Two things to add.

First, the Thai government has periodically cut the transfer fee and mortgage registration fee to 0.01%, subject to conditions on property type, a price cap, and buyer nationality — these measures have generally been limited to Thai national buyers. Each measure has an expiry date and renewal is not guaranteed. Before fixing your transfer date, check the current status with the local Land Office or the Land Department's announcements. The gap between 2% and 0.01% is tens of thousands of baht, so it is worth the phone call.

Second, Thai law does not dictate who pays what. It is whatever the sale and purchase agreement says. A common split is transfer fee shared equally, the seller covering their own taxes, and the buyer covering mortgage registration — but write it into the contract. Do not leave it to a verbal understanding and then argue at the Land Office counter.

Beyond Land Office costs, budget for the bank's valuation fee, loan processing and stamp costs, fire insurance, utility meter transfers or new connections, and advance common-area fees in an estate or condo.

From agreement to keys

1. Reservation — pay the reservation deposit with the price, conditions and contract date stated in writing
2. Sale and purchase agreement — state the deed number, price, payment schedule, transfer date, who pays each cost, and most importantly the refund terms if the bank declines your loan
3. Loan application — submit documents; the bank sends a valuer to the property
4. Approval and loan agreement — check the interest rate, early repayment penalties, and any insurance bundled in
5. Transfer at the Land Office — buyer, seller and bank officer attend together; pay the balance and the fees, and receive the deed endorsed in your name
6. Handover and utilities — record water and electricity meter readings on the day, transfer the accounts into your name, and keep the receipts

With complete documents and no title problems, the whole process typically takes one to two months.

Can foreigners buy a house in Chiang Mai

Yes, with limits that depend on what you are buying.

• Condominium units — a foreigner can hold freehold title in their own name, provided foreign ownership in that building does not exceed 49% of the total unit area, and the purchase funds are remitted into Thailand in foreign currency with documentary proof
• Land and houses on land — a foreigner cannot hold land in their own name. The routes used in practice are a long-term registered lease of the land, owning the building separately from the land, or ownership by a Thai spouse. The legal consequences of each differ significantly
• Thai company structures — setting up a Thai company that a foreigner effectively controls in order to hold land carries real risk of being treated as illegal nominee holding

Before committing, have a Thai property lawyer review the ownership structure and the draft contracts. Document review costs a fraction of what an unsound structure costs to unwind.

Frequently asked questions

How much cash do I need to buy a house in Chiang Mai?

On top of the bank's required down payment, prepare cash for the reservation deposit, contract payment, transfer-day costs, insurance and initial repairs. As a rule of thumb, set aside 5–10% of the purchase price.

Who pays the transfer fee in Thailand?

No law assigns it. It is whatever the sale and purchase agreement states. The most common arrangement is splitting the transfer fee equally, with the seller bearing their own taxes.

Can I check a title deed myself?

Yes. Take a copy of the deed to the Land Office in the district where the property sits and request a check. Do this before paying any large deposit.

Will a bank lend the full purchase price on a resale house?

Banks lend against their own valuation, which is often below the agreed sale price. You cover the difference in cash.

Is buying in Chiang Mai to rent out worthwhile?

It depends on location and rental model. Daily and short-stay rentals engage Thai hotel licensing rules and the estate's or building's own regulations. Check both before you buy, not after.

Is buying land and building cheaper?

It can be if you can supervise the work yourself, but the comparison must include land filling, utility connections, design and building permits, and a contingency for overruns.

Can I buy a Nor Sor 3 Gor property?

It can be bought in practice, but it is a possessory right rather than full ownership. Banks generally will not mortgage it, resale is harder, and boundary disputes are more likely. Take legal advice first.

Next step

Shortlist three areas, drive each one at rush hour, and only then book viewings in the areas that still make sense. Run your loan pre-approval in parallel, so that when the right house appears you can move faster than everyone else looking at it.

If you would like help shortlisting properties to your budget and area, or a document check before you pay a deposit, get in touch through the Chiangmai Home website.