# Property in Nimman, Chiang Mai

Source: https://www.thailandpropertyinvestor.com/areas/chiang-mai/nimman
Updated: 2026-11-14
Publisher: Thailand Property Investor (Omnia Capital Group)

Nimman is the grid of sois west of Chiang Mai's old city, with Santitham and Chang Phueak beside it. Prime Nimman condominiums asked THB 80,000 to 120,000 per sqm in July 2026, the highest in the city, and Santitham units at THB 1.8 to 3.2 million. It suits buyers who want to walk everywhere and let to long-stay tenants. The airport is about 15 minutes away.

## Key facts

- Condominium asking prices: THB 70,000 to THB 120,000 per sqm (as of 2026-07-17)
- Airport: about 15 minutes to Chiang Mai International (CNX)
- Coast: Inland
- Coordinates (longitude, latitude): 98.974, 18.799
- Best for: Long-stay residents and remote workers who want to walk everywhere; A first freehold condominium at a modest price; Long lets of one-bedroom units; Buyers who want the main hospitals close

Nimman is the part of Chiang Mai where foreign buyers most often start, and where condominiums cost most. In July 2026 prime Nimman buildings asked THB 80,000 to 120,000 per sqm, and Nimman with the old city THB 70,000 to 115,000. Next door, Santitham sells condominiums at THB 1.8 to 3.2 million a unit. The district suits a buyer who wants to walk to coffee, dinner and the shops, let to long-stay tenants, and can be away for the smoky weeks of spring.

## What it is like to live there

Nimmanhaemin Road runs south from Huay Kaew Road, with numbered sois on either side lined with cafés, restaurants, small hotels and coworking spaces. Maya Lifestyle Shopping Center stands at the northern end and One Nimman a short walk south. Chiang Mai University fills the land to the west, and Wat Phra That Doi Suthep looks down from the mountain above.

Two large hospitals are close: Maharaj Nakorn Chiang Mai, the university hospital at Suan Dok, and Chiang Mai Ram on Boonruangrit Road. See [healthcare](https://www.thailandpropertyinvestor.com/living/healthcare).

Santitham, just north-west of the old city, has fewer cafés and shops than Nimman and lower prices, and both Nimman and the old city are a short ride away. Chang Phueak runs north from the old city gate of the same name.

## The property on offer and what it costs

Stock is mostly compact, mid-rise condominiums. Prices in July 2026:

| Area | Condominium price |
| --- | --- |
| Prime Nimman | THB 80,000 to 120,000 per sqm |
| Nimman and the old city | THB 70,000 to 115,000 per sqm |
| Old city | 20 to 30% below Nimman |
| Santitham | THB 1.8 to 3.2 million a unit |

Santitham townhouses run THB 2.5 to 4.5 million. Across central Chiang Mai, a freehold one-bedroom condominium costs a little over THB 2 million.

Condominiums are the freehold route for a foreigner. Check the building's [foreign quota](https://www.thailandpropertyinvestor.com/glossary/foreign-quota) first: the city has more than 100 condominium buildings, and about 15 or 16 of them are at or near the 49% cap. Send the purchase money from abroad and keep the [foreign exchange transaction form](https://www.thailandpropertyinvestor.com/glossary/foreign-exchange-transaction-form). Read [condominium foreign quota](https://www.thailandpropertyinvestor.com/guides/condominium-foreign-quota).

New supply is plentiful. In the first half of 2026 inner Chiang Mai and the Suthep and Mae Hia area sold 500 newly launched condominium units between them, and the city held about 39 months of unsold condominium stock. That gives buyers room to negotiate.


## Who buys and why

Buyers are mostly long-stay residents, remote workers and retirees, many on the [Destination Thailand Visa](https://www.thailandpropertyinvestor.com/visas/destination-thailand-visa) or a [retirement visa](https://www.thailandpropertyinvestor.com/visas/retirement-visa). Nimman is the city's most active resale market, which matters if you may sell within a few years. Santitham draws buyers who have compared Nimman prices and prefer to keep the difference. Families wanting a house and garden near the schools look south-west to [Hang Dong](https://www.thailandpropertyinvestor.com/areas/chiang-mai/hang-dong).

## Rental demand

Tenants are students, remote workers and winter residents, mostly on monthly or longer contracts. Well-located one-bedroom units make gross yields of about 6 to 8%, in Nimman and the old city alike. That is before fees, tax and empty months. Read [rental yields in Thailand](https://www.thailandpropertyinvestor.com/guides/rental-yields-in-thailand) and [rental income and tax](https://www.thailandpropertyinvestor.com/guides/rental-income-and-tax), and test your own figures in the [rental yield calculator](https://www.thailandpropertyinvestor.com/tools/rental-yield-calculator).

## Getting there and around

The airport is about 15 minutes away by car, with a taxi fare of THB 200 to 300. Within Nimman you walk. See [flights and getting around](https://www.thailandpropertyinvestor.com/living/flights-and-getting-around).

## What to watch for

The air is the first issue. On 16 April 2026 the air quality index passed 150, in the unhealthy range, and Chiang Mai was among the ten most polluted major cities in the world. The 2025 average was 18.2 micrograms of PM2.5 per cubic metre, 3.6 times the World Health Organization guideline, driven by seasonal burning across northern Thailand and trapped by the mountains. Plan to be away for part of the late dry season, and budget for air purifiers.

Then confirm the quota position in writing before you pay a reservation fee, and price your offer against the unsold stock nearby. For the city as a whole, see the [Chiang Mai overview](https://www.thailandpropertyinvestor.com/areas/chiang-mai).

## What to weigh

- Smoke from seasonal burning makes the air unhealthy in the late dry season. On 16 April 2026 the air quality index passed 150 and Chiang Mai was among the ten most polluted major cities in the world.
- About 15 or 16 of the city's 100-plus condominium buildings are at or near the 49% foreign quota. A unit in a building at quota can be resold only to a Thai buyer or on leasehold terms.
- Supply is high. In the first half of 2026 Chiang Mai's unsold condominiums would have taken about 39 months to sell, so negotiate and do not count on a quick resale.
- Gross yields of 6 to 8% on well-located one-bedroom units are figures on asking rents, before fees, tax and empty months.
- The main road and the busier sois are lively late into the evening. Visit a building at night before you choose a unit facing the street.

## Questions

### What does a condominium in Nimman cost?

In July 2026 prime Nimman buildings asked THB 80,000 to 120,000 per sqm, and Nimman with the old city THB 70,000 to 115,000. In Santitham, next door, condominiums typically sell for THB 1.8 to 3.2 million a unit.

### Can a foreigner buy a condominium in Nimman?

Yes, freehold, within the building's 49% foreign quota and with the purchase money sent from abroad. About 15 or 16 of the city's 100-plus condominium buildings are at or near the limit, so ask for the quota position before you reserve.

### What rental yield can a Nimman condominium make?

Well-located one-bedroom units in Nimman and the old city make gross yields of about 6 to 8%. Treat that as a ceiling for planning, allow for weaker demand in the smoky weeks of the late dry season, and work out the net figure after fees and tax.

### How far is Nimman from the airport?

About 15 minutes by car, with a taxi fare of THB 200 to 300.

## Sources

- [Thaiger, An overview of property in Chiang Mai (17 July 2026)](https://thethaiger.com/thai-life/property/chiang-mai-property-foreign-buyers-guide)
- [Thaiger, Average house price in Thailand by region (25 June 2026)](https://thethaiger.com/guides/average-house-price-in-thailand-by-region-2026)
- [The Nation, REIC northern housing survey for the first half of 2026 (26 September 2026)](https://www.nationthailand.com/business/property/40071505)
- [U Nimman Chiang Mai, frequently asked questions (airport time and taxi fare)](https://www.uhotelsresorts.com/unimmanchiangmai/faq)
- [IQAir, Chiang Mai among top 10 most polluted cities in the world (16 April 2026)](https://www.iqair.com/newsroom/chiang-mai-among-top-10-most-polluted-cities-in-the-world-4-16-2026)
- [OpenStreetMap, place coordinates](https://www.openstreetmap.org/)