This is the file a Chiang Mai buyer received.
Their name, the building and area names and the listing links are replaced. The numbers are untouched.
The report my own unit came out of. Golden 5, both Top 10s, the city scan.
Anonymised · no return figures on this page
// What a client receives
// File 1 of 2
// File 2 of 2
Anonymised client report · Chiang Mai · June 2026
A client’s brief, shown page by page. The client, the building names and the listing links are replaced, and this public copy carries no return figures. Tap any page to open it full size, or open the whole report as a PDF.
The shortlist · the units that survive both lists
// The workbook
One row per listing: price per m², running costs, the rent evidence and a live link. Shown in full in the client’s file.
// The original report · Chiang Mai scan · March 2026
Number 3 on this Golden 5 is the second unit I bought in Thailand, the building I bought in. #1 and #2 sold before I could offer.
Read this firstEvery unit here is shown by size, price per m² and rent evidence, never next to a price, and with no return figure: the running costs and the full working are what a commissioned report fills in. Building names are blocked out except the second unit I bought in Thailand. A dated snapshot of March 2026 research.
// The Golden 5
The shortlist you act on. Each survived all five steps and ships with its listing link in the real report.
Rank #1 · Composite winner
Building name in the client’s file
Why it survivedLowest verified entry-price floor in the entire scan. The math starts here.
Rank #2 · Rent anchor
Building name in the client’s file
Why it survivedBest rent-to-sqm efficiency on the board. Quiet building, sticky tenants.
Why it survivedPriced below the rest of the block, in an area that was moving up. #1 and #2 sold before I could offer, so I bought this one. These are my real figures: the price I paid, the rent on the signed lease and the fees I pay.
The full ledger, every receipt →Rank #4 · Location pick
Building name in the client’s file
Why it survivedNorth Tech Corridor; the fibre rollout brings the tenants.
Rank #5 · Liquidity pick
Building name in the client’s file
Why it survivedHospital-corridor tenant demand; airport-side resale liquidity.
// Area overview
Eleven districts, each with its median price per m² and its median rent per m².
NoteChiang Mai inverts the brochure: the outer rings (Tha Sala, San Sai) rent for more per baht paid, prime zones (Nimman, Suthep) for less. The Golden 5 lives in the gap between those poles: cheap enough to let, central enough to resell.
| # | Area | Median ฿/m² | Rent ฿/m²/mo | Read |
|---|---|---|---|---|
| 1 | Tha Sala | ฿24,900 | ฿183 | Highest rent per baht |
| 2 | San Sai | ฿30,750 | ฿190 | Best value |
| 3 | Pa Daet | ฿40,000 | ฿240 | Good |
| 4 | Chang Khlan | ฿43,800 | ฿264 | Prime |
| 5 | CMU / Huay Kaew | ฿49,750 | ฿291 | Education hub |
| 6 | Business Park | ฿31,360 | ฿180 | Stable demand |
| 7 | Nong Hoi / Riverside | ฿35,000 | ฿195 | Good |
| 8 | Nimmanhaemin | ฿63,450 | ฿319 | Premium |
| 9 | Chang Phuak | ฿38,550 | ฿188 | Selective |
| 10 | Suthep / University | ฿54,200 | ฿245 | Selective |
| 11 | Outer / Airport | ฿63,100 | ฿228 | Below threshold |
// City-wide building scan
A slice of the city scan: each building’s area rent per m² next to the unit’s asking price per m².
| # | Building | Area | Rent ฿/m²/mo | Price ฿/m² |
|---|---|---|---|---|
| 1 | Another unit in the building I bought in I bought here | Chang Khlan | ฿240 | ฿31,250 |
| 2 | Another unit in the building I bought in I bought here | Chang Khlan | ฿240 | ฿29,687 |
| 3 | ██████████ | San Sai | ฿190 | ฿20,312 |
| 4 | ██████████ | San Sai | ฿190 | ฿21,093 |
| 5 | ██████████ | Tha Sala | ฿183 | ฿28,333 |
| 6 | ██████████ | Nimman | ฿319 | ฿68,055 |
| 7 | ██████████ | North | ฿188 | ฿63,636 |
| 8 | ██████████ | Nimman | ฿319 | ฿52,857 |
| 9 | ██████████ | Nimman | ฿319 | ฿51,562 |
| 10 | ██████████ | Central | ฿264 | ฿101,785 |
| 11 | Another unit in the building I bought in I bought here | Chang Khlan | ฿240 | ฿32,926 |
| 12 | Another unit in the building I bought in I bought here | Chang Khlan | ฿240 | ฿30,625 |
| 13 | ██████████ | Business Park | ฿180 | ฿40,789 |
| 14 | ██████████ | San Sai | ฿190 | ฿38,333 |
| 15 | ██████████ | Chang Khlan | ฿264 | ฿60,937 |
| 16 | ██████████ | Business Park | ฿180 | ฿46,666 |
| 17 | ██████████ | Chang Phuak | ฿188 | ฿71,621 |
| 18 | ██████████ | Business Park | ฿180 | ฿75,000 |
| 19 | ██████████ | Tha Sala | ฿183 | ฿72,222 |
| 20 | ██████████ | Huay Kaew | ฿291 | ฿62,903 |
| 21 | ██████████ | Outer | ฿228 | ฿22,727 |
| 22 | ██████████ | Business Park | ฿180 | ฿34,444 |
| 23 | ██████████ | Pa Daet | ฿240 | ฿56,060 |
| 24 | ██████████ | Suthep | ฿245 | ฿46,774 |
| 25 | ██████████ | Chang Phuak | ฿188 | ฿35,526 |
A representative slice of the full city-wide scan. The delivered report deduplicates and scores every building in your price band. The four highlighted rows are units listed in the second unit I bought in Thailand at the time.
// How it was built
Every live condo listing in the band, cross-checked across sources, then cut on the same five steps.
Built fresh from a live cross-source scan of Chiang Mai condo inventory. Cross-platform consensus rents and cohort-capped pricing keep the rent evidence honest. Survivors clear all five steps: rent evidence, running costs, area price history, age, FQ availability, verifiable URL.
Rent evidence and every running cost first, then the area’s price history. The Golden 5 rank high on both.
Filter one ranks every in-budget unit on real rent evidence after every running cost: vacancy, management, the building’s own fees and property tax, on a long-term tenant, not short stays. Filter two ranks the same units on the area’s price history. The Golden 5 are the units that survive both, weighted with building age and foreign-quota availability.
The best buildings across the whole city are scored, and every listing is in the workbook with a live link.
The scan scores the strongest buildings city-wide, not only the shortlist, so you can see what else the budget reaches. The workbook holds every listing collected for the brief, one row each, and every figure in the report traces back to a row.
// 08 · How to use
// 09 · Scope & limits
Research, not brokerage. No commission, no introductions. Listing URLs verify; they don’t represent.
Rents are conservative estimates. Net assumes a long-term tenant after every deduction. Not a guarantee.
Dated snapshot. Inventory and FQ availability move. Re-confirm at offer.
// Same engine, different city
Same engine, your budget and your shortlist. The Golden 5, the listing links, every line of math — delivered in 5 days.
Commission reportNot ready? The Chiang Mai Condo Buyer’s Guide — $99. 70 named buildings, 1,348 rent-validated units, fourteen areas. Credited in full against the $499 within 30 days.
Brinkman Data Analytics is an independent research service. Not financial, investment, tax, or legal advice. All yield figures are estimates based on historical research data and are not guaranteed. International real estate carries risk of partial or total loss of capital.
