What Is My Chiang Dao Land Worth?

There are only two honest answers to this. The first is what other people in your tambon are asking. The second is what a buyer will actually pay. We can measure the first, and this page shows all of it. Nobody in Thailand can measure the second, because agreed prices are not published.

So this page gives you the first, with the sample size beside every number, so you can see how much weight each one carries.

How to read a price per rai

Asking prices cannot be compared directly, because the plots are different sizes. The price per rai can.

One rai is 1,600 square metres, or 400 square wa. One ngan is 400 square metres, and one square wa is 4 square metres. If your land is 2 rai 2 ngan — that is 2.5 rai — and you are asking ฿3 million, you are asking ฿1.2 million per rai.

The figures on this page are medians, not averages. The median is the middle value once you line them all up. We use it because one unusually expensive view plot can drag a whole tambon's average out of shape, and cannot drag its median.

The bands by tambon, from our own data

This comes from the 184 public land adverts we hold across Chiang Dao district. Of those, 138 state both a price and a size, so a price per rai can be calculated. This run is dated 22 September 2026.

Median asking price per rai, by tambon, with the number of listings behind each one:

• Chiang Dao — ฿1,772,526 per rai, from 95 listings
• Mae Na — ฿1,341,547 per rai, from 17 listings
• Ping Khong — ฿1,120,000 per rai, from 5 listings
• Mueang Ngai — ฿912,737 per rai, from 9 listings

Read the sample size with the number every time. Chiang Dao's figure rests on 95 listings, which is reasonably solid. Ping Khong's rests on 5, which means a single unusual advert moves the whole tambon. Treat it as a direction, not a benchmark.

The district's remaining tambons carry too few adverts for a median to mean anything, so we have left them out rather than print a number with nothing behind it.

What actually moves the price

We cut those same 138 listings by the things the adverts themselves state.

Road frontage. Adverts that state road frontage have a median of ฿2,980,392 per rai, from 21 listings. Adverts that do not sit at ฿1,500,000, from 117. That is the widest gap anywhere in the data.

Buildings. Bare land has a median of ฿1,500,000 per rai, from 105 listings. Land with a house or resort sits at ฿3,021,978, from 33. Read that one carefully: the price includes the building. It does not mean the land underneath a house is worth more.

A named title document. Adverts that name the title type have a median of ฿1,772,727 per rai, from 81 listings. Adverts that do not sit at ฿1,272,727, from 57.

That last one is the most useful to you, because it is the only one of the four you can change today. If your land has a Chanote or a Nor Sor 3 Gor and your advert does not say so, you are leaving a buyer to assume something that does not help you.

Mountain view. Adverts stating a mountain view have a median of ฿1,681,452 per rai, from 86 listings, against ฿1,534,314 from 52 that do not. The gap is narrower than most people expect. The likely reason is that in Chiang Dao, seeing Doi Luang is ordinary enough that it barely distinguishes one plot from another.

Read these warnings with every number above

These are asking prices, not sale prices. Every figure here comes from what a seller put in a public advert. Agreed prices are usually lower, and they are not published.

Some groups are very small. Ping Khong has 5 listings, and the road-frontage group has 21. We print the sample size on every line so you can weigh them yourself.

A difference is a correlation, not a cause. A tambon with a high median may simply be where the road-frontage and view plots are. It does not mean land there is inherently worth more.

This is not a valuation. There are two official kinds. One is the government-assessed value, which the Land Office uses to work out fees and taxes on transfer day. The other comes from a licensed appraiser, which is what a bank uses. What is on this page is neither.

The Thai-price and English-price gap

One thing worth knowing before you set a number: prices on Thai-language portals and prices on English-language portals aimed at foreign buyers are far apart.

One English-language portal we surveyed shows a median list price of ฿9,742,502, and a median of ฿2,408 per square wa — about ฿963,200 per rai. Thai-language portals carry agricultural land in the same valley at ฿250,000 to ฿900,000 per rai.

Those two sets of figures do not contradict each other. They reflect different kinds of plot being put in front of different buyers. They are also the reason it is possible to price wrong in both directions: too high, and nobody enquires at all; too low, when your plot has a sealed road, water and power.

So how do you set a price?

Start with your tambon's median above. Adjust up or down for the four things the data says matter: road frontage, buildings, whether you can name the title document, and the mountain view. Then open ten real adverts in your own tambon and decide where your plot sits among them.

If you would rather we did that part, send us a photograph of the title document and a pin on the map. We will give you the range of asking prices per rai in your tambon, and the number of listings it is built from.

And the limits, said plainly: we cannot give you a valuation, and we do not come and look at your land — we work remotely. What we can do is lay your neighbours' adverts out in front of you, and tell you how many listings each number rests on.