Recommended Condos north of City

[Anagarika M]

This subject may have been discussed before, and if so, my apologies. I am interested in purchasing a condo in an area north of the city as I drive the 107 to Fang often, and want to be close enough to access to 107, and avoid the city traffic. Anything nice between the 107 and the 1001, either north or south of the CM-Lampang Frontage Rd.

Are there condo developments that can be recommended, in the sense that they're not run down, noisy, or in dreary areas, and on the other hand, not elite or too high end? I'd like to be able to narrow a search down to a studio condo that would be in the 700K to 1.3 range. Of course, I am able to search the Chiang Mai property sites on the internet, but I'm really looking for the inside scoop on the condos that people of moderate means have found to be pleasant, reasonably well run, and a reasonable investment. An onsite pool is a plus, and I prefer that the building itself not be a tower or huge concrete structure, but something of moderate size.

Any recommendations are welcome. I plan to come back in the Spring and drive around and see some different locations. Thanks in advance.

[iancnx]

One of my studios is for sale in the LowRise building Baan Suan Greenery Hill. It is a 5* building with superb management. Sinking fund is in tact and the building extremely well managed; the accounts are fully audited. Complete with pool, sauna fitness, internet and cable and security. It is on the NW edge of the city, but nevertheless close to the university and Nimmenheiman. Easy access to Mae Rim and Mae Jo with no traffic.

The only sticking point is your budget. You will be very lucky to find what you are looking for at 1.3m. I have just reduced the cost of my 46m studio down to 1.9m as I need to free up some capital for my next project. PM me if interested.

[WinnieTheKhwai]

Yes, 700K-1300K you're looking at somewhat older buildings. And probably small sized too.

Comment on Traffic: You might actually be a single case where it makes sense to be on the Canal Road North of town.. Because going North along the Canal road and then linking up with the Mae Rim road, it's an easy left turn after the road turns to meet the Mae Rim Road.

And that's an area with plenty condominiums of any age and price.

Only trouble of course is getting into town; then you're stuck in Nimmanhell. (Or extended Nimmanhell, also including Huay Kaew/Rincome, etc.)

[iancnx]

Yes, 700K-1300K you're looking at somewhat older buildings. And probably small sized too.

Comment on Traffic: You might actually be a single case where it makes sense to be on the Canal Road North of town.. Because going North along the Canal road and then linking up with the Mae Rim road, it's an easy left turn after the road turns to meet the Mae Rim Road.

And that's an area with plenty condominiums of any age and price.

Only trouble of course is getting into town; then you're stuck in Nimmanhell. (Or extended Nimmanhell, also including Huay Kaew/Rincome, etc.)

If you are meaning stuck with access into the old city yes. But generally I disagree. From the canal road if you head across to the government complex, take the underpass and ring road out to the MaeJo road and beyond you can be in Central festival in no time, with little traffic. I actually think Changpuak is the best place in the city to live, talking from a good few years of experience in other areas of the city. But each to his own.

[giibaht]

Condo prices has run up a lot over the past few years in Chiang Mai. Quite hard to find anything halfway decent under 1.5M and then only if you're willing to settle for very small units

You can check out the following condos (newish or constructing now):

1) Casa Condo (on Route 107 between Superhighway and Makro)

Location-wise may be most ideal for you(?). You can get it for abt 1M at launch in late 2011 (http://www.prakard.com/default.aspx?g=posts&t=492888). Worth trying to see whether there are resale units for under 1.5M. Or balance unsold units.

2) Oneplus Kamthieng

3) Oneplus Chetyod. Completed but they have a few balance unsold units, size 27sm, for about 1.2M.

4) Trams (Superhighway). No idea on pricing

5) Diamant (Superhighway). No idea on pricing.

6) Punna Oasis (by Superhighway opp. CM Business Park).

They are quoting 44K psm for a 54sm unit. They also have 35sm units, which (assuming its the same price psm), would work out to be 1.54M. You may want to check it out as it's not that far from 1001 anyway. I think its good value relatively speaking.

7) Sansiri Santitham D'Vieng. Just completed but I've been told sales are suspended but will start again in 1-2months. No idea of pricing, but all small 30sm units.

[iancnx]

Condo prices has run up a lot over the past few years in Chiang Mai. Quite hard to find anything halfway decent under 1.5M and then only if you're willing to settle for very small units

You can check out the following condos (newish or constructing now):

1) Casa Condo (on Route 107 between Superhighway and Makro)

Location-wise may be most ideal for you(?). You can get it for abt 1M at launch in late 2011 (http://www.prakard.com/default.aspx?g=posts&t=492888). Worth trying to see whether there are resale units for under 1.5M. Or balance unsold units.

2) Oneplus Kamthieng

3) Oneplus Chetyod. Completed but they have a few balance unsold units, size 27sm, for about 1.2M.

4) Trams (Superhighway). No idea on pricing

5) Diamant (Superhighway). No idea on pricing.

6) Punna Oasis (by Superhighway opp. CM Business Park).

They are quoting 44K psm for a 54sm unit. They also have 35sm units, which (assuming its the same price psm), would work out to be 1.54M. You may want to check it out as it's not that far from 1001 anyway. I think its good value relatively speaking.

7) Sansiri Santitham D'Vieng. Just completed but I've been told sales are suspended but will start again in 1-2months. No idea of pricing, but all small 30sm units.

Good post. But OP with research will soon find 35sqm to be a rabbit hutch in a low standard building.

My 46 sqm unit was put on the market for 2.3m eighteen moths ago. Totally overpriced and unrealistic at 50baht psqm. I have now reduced the price again to 1.9m. 46sqm in a premium superbly managed building now looks like a bargain at only 41 baht psqm. But we digress.

OP will wish to ask the following questions during his search

Reason for selling?

Name of the building? What reputation? Does it feel right?

How much annual charges?

Are the condo accounts audited? I

s the building management / JP effectively supervised and directed by an elected co owners committee?

Is the sinking fund intact?

How was the property constructed using which materials?

Is it Earthquake proof

What building amenities are there?

Sufficient parking

Foreign ownership.

[WinnieTheKhwai]

Yes, 700K-1300K you're looking at somewhat older buildings. And probably small sized too.

Comment on Traffic: You might actually be a single case where it makes sense to be on the Canal Road North of town.. Because going North along the Canal road and then linking up with the Mae Rim road, it's an easy left turn after the road turns to meet the Mae Rim Road.

And that's an area with plenty condominiums of any age and price.

Only trouble of course is getting into town; then you're stuck in Nimmanhell. (Or extended Nimmanhell, also including Huay Kaew/Rincome, etc.)

If you are meaning stuck with access into the old city yes.

Well, yes, of course. I live in Chiang Mai to be in Chiang Mai, not a facsimile of a Bangkok suburb. And especially a condo building I would expect to be at a prime spot in town. Fortunately the Old Town itself is protected from such development, but as close to it as possible would be nice.

(I realize this is not what the OP asked for; we digress a little. )

[Anagarika M]

Thanks, everyone, very much, for the responses. All were very helpful. In fact, there were condo developments mentioned that I was not even aware of, and that do not pop up on the realtor sites often, if at all. All of the kind responses will make my next trip to CM to look for a condo much easier, as I can now target certain developments and track the pricing of these condos online from here. Like many of us, I am looking to find that sweet spot of location, quality, and price as this will be a longterm hold for me. I look forward one day to being an actual resident member of the greater CM community.