Mooban

This plan covers a small gated mooban (housing estate) near Chiang Mai whose owner keeps every house and lets them only on long leases. The flagship case puts 14 two-floor family houses with attached garages and their own gardens on 16.9 rai, round a natural park with a club, a sports centre and an enclosed padel hall. The four corner houses are larger, with a private pool, and a running trail circles the estate inside the wall, with green lanes between the houses and outdoor fitness stations. Every house is built to one high specification (Passive House airtightness, filtered ventilation, rooftop solar), the estate's team maintains everything, and the rent includes electricity and water up to an allowance. The houses share one water plant with a water tower, and one grid with a central battery and a standby generator. No site has been chosen. The plan is shared by link only and is not indexed; every outside figure carries its source, and our estimates are marked.

Start here

• Concept The idea, why Chiang Mai needs it (smoke season, heat, floods, seismic zone), who would rent such a house, and where the estate could go.
• Costs and rent What a house costs to build and to run, the all-inclusive rent it has to earn for a 4 or 5 % net yield, what the Chiang Mai market pays today, and which levers move the gap.
• Plan The phases and their gates: legal and PEA questions, a smoke-season test, design and prices, a rent test, a two-house pilot, and the go or no-go for the estate.

The estate

• Estate view (interactive) The flagship estate as an isometric view: ground floors with the roofs off, the bedrooms upstairs, or the closed roofs with solar. You can rotate, zoom, open it full screen and tap any building for its figures from the model.
• Site plan and house types The layout on 16.9 rai (167 x 162 m): 14 houses 7 m apart with 9 m gardens, four corner houses with private pools, a perimeter trail, green lanes and fitness stations, a ring road with two roundabouts, the park, the club, the main gate and the service yard; House Type A plans, a section and the utility networks.
• House specification The standard every house is built to for 50 years of ownership: structure, envelope, windows and doors, air, energy, electrical, plumbing and how each is verified.

A bigger estate: 50 houses

• Estate view, 50 houses (interactive) The same design with 50 houses on 34.3 rai: four longer rows on a stretched ring road round a long natural park, one club and one gate. Same controls and tooltips as the flagship view.
• Site plan and costs, 14 to 50 houses The 50-house site plan and what a house costs and must earn at 14, 20, 30, 40 and 50 houses: Type A rent for 5 % net from 143,000 down to 100,000 THB a month, the corner houses from 194,000 to 150,000.

Running the estate

• Operating model One owner and long leases only (Thai lease, consumer protection and hotel rules), what the all-inclusive rent covers, and how full service works and what it costs.
• Shared utilities One water plant feeding a water tower and a looped main; one estate grid with PV on every roof, a central battery and a standby generator; the results of the hourly energy model; tariff and licensing questions.
• Security and access One staffed main gate: residents by number plate or card, visitors and deliveries only after the guard has called the house on the intercom; guards, cameras, privacy, failure modes and costs.

Reference

• Model results The full output of the cost, running-cost and rent model for every estate case, generated by model/cost_model.py; every figure in the documents comes from here.
• Scale study: 14 to 50 houses The same design at 20, 30, 40 and 50 houses: site, infrastructure, running costs and the rent each house needs, generated by model/scale_study.py. The reading is in Costs and rent.
• Sources Every cited source, numbered. Each [n] in the documents links here.