Nivas Chiangmai is a 53-unit serviced apartment across 8 floors on Huay Kaew Road, opened January 2018. It has exceptional review scores: 9.2-9.7/10 on Booking.com from 29 verified reviews, 5/5 on TripAdvisor from 6 reviews, and strong marks on Traveloka. The consistent theme across every platform is cleanliness — Booking.com guests describe it as "sparkling clean," "immaculately clean," and "probably the cleanest room we have ever been in." Staff is rated 10.0/10 on Booking.com and universally described as "extremely kind, polite and helpful." All units have full kitchens (electric stove, kitchen hood, fridge, microwave, kettle, standard utensils, dining area), private balconies, and either Doi Suthep mountain views (west-facing) or Seven Fountains garden views (east-facing). Only 1 month deposit required.
“If cleanliness is your top priority, this is the one. Booking.com guests literally say 'cleanest room we've ever been in' and staff gets rated 10/10. Kitchen is actually usable: electric stove, kitchen hood, utensils, microwave, fridge — not just a kettle and microwave like most serviced apartments. WiFi handles video calls without dropouts per a verified long-term review. The tradeoff is location — you're on Huay Kaew Road, a solid 10-15 minute walk from Nimman. Budget for a scooter. The 8 THB electric and 35 THB water rates are on the high side, and water has a 200 THB monthly minimum even if you barely use it.”
Expat Tips
•1 month deposit + 1 month advance rent is significantly less upfront than the 2-month deposit most Chiang Mai condos require
•WiFi is included and confirmed reliable for video calls. From a NomadRental review: "quick wifi with no dropouts, even with hours-long Skype sessions." No Mbps speed test data available, but the qualitative signal is positive
•Kitchen is genuinely equipped for daily cooking: electric stove with kitchen hood, fridge, microwave, kettle, utensils, plates, dining area for 2 (4 for the family suite). This is a level above the "kettle and microwave" norm
•West-facing units get Doi Suthep views; east-facing get the Seven Fountains garden. Upper floors (5-8) are recommended. Request specifically when booking — staff showed one guest "multiple different units upon check-in, all for the same price"
•Pool with a separate children's pool, plus a fitness center. The pool is described as "great" in an open-air terrace setting
•About 1.3 km to CMU, walkable to Maya Mall. Nearby: bars, restaurants, and a night market reportedly 2 minutes away
Gotchas
•NOT in core Nimman. It's a 10-15 minute walk to Maya Mall and further to the heart of Nimman (Soi 9/12/13 area). You'll want a scooter or Grab for daily convenience
•Electric at 8 THB/unit is nearly double the government rate (~4.18 THB). Run AC conservatively
•Water at 35 THB/unit is among the highest in the area, with monthly minimums: 200 THB for Standard/Superior/Deluxe rooms, 300 THB for 2-bedroom. You're paying at least 200 THB/month for water even if you barely use it
•The review sample is relatively small (29 on Booking.com, 6 on TripAdvisor). The glowing scores may partly reflect the small, self-selecting sample. There are essentially no Reddit discussions, no NomadList mentions, and no independent expat blog reviews of this property
•Huay Kaew is a major 4-lane road. No reviews specifically mention noise, but road noise on lower floors facing the street is plausible
Interested in Nivas Chiangmai?
Get in touch directly or read the playbook first.
