Land for sale across every part of Chiang Mai, updated daily by the Perfect Homes team — from small plots for your dream home, to view plots for a garden house, to large parcels for development or long-term investment. We cover the most sought-after areas including Hang Dong, San Sai, Mae Rim, San Kamphaeng, Doi Saket and Saraphi, and every plot is title-checked and photographed on site before it goes live.

Land prices depend mostly on location — outer zones still offer attractive plots from the low hundreds of thousands per rai, while areas close to the city run into several million per rai. Before buying, it’s essential to confirm the title deed type, boundaries, road access and city-plan zoning — which our team verifies on every plot before a viewing. We also help negotiate the price and guide you right through to the transfer of ownership. Free advice at every step.

Frequently Asked Questions — Buying Land in Chiang Mai

Can foreigners buy land in Chiang Mai?

Foreigners cannot own land outright in Thailand, but there are established routes: a registered 30-year lease (renewable by agreement), holding the land through a genuine Thai company that actually trades and operates, or a usufruct for lifetime use. Note that using a Thai company as a nominee shell — set up purely to hold land for a foreigner — is illegal in Thailand and carries real risk; the company route only works if it is a legitimate, operating business. Each option has different costs and protections, so it's worth getting proper advice before you commit. See our guide on buying a house or land in Thailand, and our team can walk you through the safest option for your situation.

Which title deed is safest to buy?

A Chanote (Nor Sor 4 Jor) is the strongest, fully surveyed freehold title — it can be sold, leased and mortgaged with confidence. Lesser documents such as Nor Sor 3 Gor carry more conditions and should always be checked before you pay a deposit. We verify the title deed on every plot we list before you view it.

How is land measured in Thailand (rai, ngan, wah)?

Thai land uses rai, ngan and square wah. 1 rai = 4 ngan = 400 square wah = 1,600 square metres, and 1 square wah = 4 square metres. In-town plots are usually priced per square wah, while larger plots are priced per rai. We'll always give you both the size and the price per unit so you can compare plots fairly.

How much does land cost in Chiang Mai?

It depends mostly on location. Outer areas such as Doi Saket and Mae On still offer attractive plots from the low hundreds of thousands to a few million baht per rai. Popular zones closer to the city — Hang Dong, San Sai and Mae Rim — generally run into several million baht per rai, and in-town land is priced per square wah. Our team can give you a realistic market valuation for any specific plot.

What are the transfer costs and taxes on land?

The main costs are the 2% transfer fee (on the Land Department's appraised value), withholding tax, and either specific business tax of 3.3% or stamp duty of 0.5%, depending on the seller's circumstances. Who pays which portion is set out in the sale agreement — we help negotiate this and give you a clear cost breakdown before any deposit is paid.

What should I check before buying a plot?

Always confirm the title deed type, the exact boundaries, legal road access, and the city-plan zoning (which controls what you can build). These are the details that most often catch land buyers out — which is why we check all of them on every plot before we arrange a viewing, and support you right through to the transfer at the Land Office.

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Frequently Asked Questions — Buying Land in Chiang Mai

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