What is the price per sqm in Myanmar?

Authored by the expert who managed and guided the team behind the Myanmar Property Pack

Everything you need to know before buying real estate is included in our Myanmar Property Pack

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Myanmar. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Myanmar real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Yangon, Mandalay, and Naypyidaw. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What are the average property prices per square meter by type in Myanmar?

Myanmar's residential property market shows clear price differentiation based on property type and quality level.

Modern condominiums in central Yangon command the highest prices at $1,560-$1,670 per square meter for typical 60-square-meter units. Modern apartments, typically around 75 square meters, reach $1,930 per square meter, representing the premium segment of Myanmar's market.

Entry-level condominiums and apartments, ranging from 30-40 square meters, offer more accessible pricing at $1,000-$1,600 per square meter. These smaller units appeal particularly to first-time buyers and investors seeking rental income opportunities.

Luxury penthouses exceeding 100 square meters start at $2,400 per square meter and can reach significantly higher levels depending on location and amenities. The national average for new builds and luxury residential properties stands at $1,192 per square meter as of September 2025.

It's something we develop in our Myanmar property pack.

How do property prices vary between Myanmar's main cities and neighborhoods?

Yangon dominates Myanmar's property market with the highest prices concentrated in premium central districts.

Bahan, Dagon, and other prime central areas command over $2,000 per square meter, representing the most expensive residential locations in Myanmar. Mid-tier neighborhoods including Kamayut, Sanchaung, and Hlaing typically range from $1,200-$1,800 per square meter.

Satellite townships such as North Dagon and Dagon Myothit offer more affordable options at $1,100-$1,400 per square meter. These areas have experienced rapid appreciation, with property values doubling since 2022 due to infrastructure development and urban expansion.

Mandalay properties consistently price 20-30% below comparable Yangon units, making it an attractive alternative for budget-conscious buyers. The hottest growth in Mandalay centers on newer developments with modern amenities and infrastructure access.

Which areas offer the best value, highest prices, and strongest growth potential?

Myanmar's property market presents distinct opportunities across different price segments and growth trajectories.

Category	Areas	Price Range per sqm
Most Expensive	Central Yangon, Bahan, Dagon	$2,000-$2,400+
Budget-Friendly	Yangon outskirts, North Dagon	Under $1,100
High Growth Potential	Satellite townships	$1,100-$1,400
Stable Investment	Mandalay center	$1,100-$1,300
Emerging Markets	Dagon Seikkan, East Dagon	$1,000-$1,200

What are typical purchase prices for properties in these different areas?

Property purchase prices in Myanmar vary dramatically based on location, size, and quality specifications.

A standard 60-square-meter condominium in central Yangon costs between $95,000-$100,000, while a 75-square-meter modern apartment reaches approximately $145,000. Entry-level units of 30 square meters start around $30,000-$50,000, making them accessible for first-time buyers.

Luxury penthouses exceeding 100 square meters command $240,000 and above, representing the premium segment of Myanmar's market. In Mandalay, comparable 60-square-meter apartments typically cost $65,000-$80,000, reflecting the 20-30% discount compared to Yangon pricing.

These price points position Myanmar as one of the most affordable property markets in Southeast Asia while offering substantial growth potential for investors and homebuyers.

How does property size affect pricing per square meter?

Property size significantly influences both total cost and per-square-meter pricing in Myanmar's residential market.

Smaller units under 50 square meters experience the highest demand from first-time buyers and investors, driving premium per-square-meter pricing. These compact properties often maintain higher price-per-square-meter ratios due to their accessibility and strong rental demand.

Larger properties in prime locations typically command premium per-square-meter rates due to exclusivity and luxury positioning. However, in less desirable areas, larger properties may offer slight per-square-meter discounts due to reduced demand for bigger units.

The 50-75 square meter range represents the sweet spot for many buyers, balancing affordability with livability while maintaining strong resale potential in Myanmar's evolving market.

What additional costs should buyers expect beyond the purchase price?

Myanmar property transactions involve several mandatory fees and taxes that buyers must factor into their total investment.

Stamp duty ranges from 2-4% of the property value, while agent commissions typically cost 1-3% of the purchase price. Legal fees generally range from $1,000-$3,000 depending on transaction complexity, and registration fees add several hundred dollars to the total cost.

Ongoing costs include monthly maintenance fees for condominiums and various local taxes, particularly in Yangon, covering general services, water, and lighting. Capital gains tax applies at 10% on net profit when selling, while rental income tax reaches 10% for non-residents.

Buyers should budget an additional 5-10% above the purchase price to cover all transaction costs and initial setup expenses. This comprehensive cost structure ensures transparency but requires careful financial planning for successful property acquisition.

What financing and mortgage options are available for property buyers?

Myanmar's financing landscape presents both opportunities and challenges for property buyers seeking mortgage assistance.

Local banks typically require substantial collateral such as land or significant deposits, with interest rates ranging from 10-16% per annum depending on the collateral provided. Some SME loan programs offer subsidized rates of 8.5-9%, though typical homebuyer rates remain higher.

Foreign buyers rarely access local mortgages except through joint ventures or with exceptionally strong collateral backing. Most developers require upfront payments of 30-50% for new builds, with installment plans available for remaining balances.

Cash purchases remain the most common transaction method, particularly for international buyers seeking to avoid complex financing arrangements and currency exchange complications.

It's something we develop in our Myanmar property pack.

How have property prices changed over recent years in Myanmar?

Myanmar's property market has experienced dramatic growth over the past five years, with particularly strong performance in key urban areas.

Yangon property prices have doubled since 2020, with most growth concentrated in the 2022-2023 period during rapid economic development. The 2024 market showed more moderate growth of 4-6%, while 2025 is expected to deliver below 10% appreciation for most property types.

Mandalay and satellite cities continue experiencing the fastest growth rates, while central luxury properties have reached near-flat appreciation levels. The national residential property market value is projected to grow from $1.38 billion in 2025 to $2.27 billion by 2030, representing approximately 8-9% compound annual growth.

This growth trajectory positions Myanmar as one of Southeast Asia's most dynamic emerging property markets, though buyers should expect more moderate appreciation going forward compared to the explosive growth of recent years.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Myanmar versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What do property price forecasts indicate for Myanmar's future market?

Myanmar's property market outlook suggests continued moderate growth with regional variations over the next decade.

Short-term forecasts for 2026 indicate price increases of 5-10% in emerging areas and 2-6% in established central locations. The five-year outlook through 2030 suggests ongoing urbanization and currency factors will drive sustained moderate growth of approximately 7-9% annually.

Infrastructure-driven zones may experience periodic surges above average market growth, particularly in satellite townships benefiting from new transportation links and commercial developments. Long-term projections through 2035 depend heavily on political stability and economic development, though market fundamentals support continued moderate appreciation.

Regional comparisons suggest Myanmar's pricing remains attractive relative to neighboring markets, providing runway for sustained growth as the economy develops and urbanization accelerates.

What are the smartest investment strategies for Myanmar property in 2025?

Strategic property investment in Myanmar requires understanding market dynamics, rental yields, and growth potential across different segments.

1. **Land and entry-level units in satellite townships** offer the highest appreciation potential2. **Rental yield investments** can achieve 6-8% returns, superior to Thailand (4-5%), Vietnam (5-6%), and Malaysia (3-4%)3. **Mandalay rental properties** can reach yields up to 19% in optimal locations4. **New development purchases** in infrastructure corridors provide strong resale potential5. **Diversified location strategy** balances Yangon stability with emerging area growth

Short-term rental strategies offer high yields but carry regulatory risks, while long-term rental approaches provide more stable returns with strong demand in Mandalay and developing townships. Resale strategies work best when targeting newly developing areas near planned infrastructure projects.

Which property strategies work best for different buyer goals?

Successful property investment in Myanmar requires aligning purchase decisions with specific usage intentions and return expectations.

Owner-occupiers should focus on central Yangon condominiums or modern apartments offering lifestyle amenities and established infrastructure. These properties provide stable value retention and comfortable living standards while maintaining reasonable resale potential.

Short-term rental investors should target city center or business district properties where demand from business travelers and tourists remains strong. Long-term rental strategies work best in satellite townships and emerging neighborhoods where local demand continues growing.

Resale and flipping strategies succeed in newly developing areas near infrastructure projects, where appreciation potential remains highest but requires careful timing and market knowledge.

It's something we develop in our Myanmar property pack.

How do Myanmar property prices compare with similar regional markets?

Myanmar's property market offers compelling value when compared to other Southeast Asian destinations.

City/Country	Average Price per sqm	Relative to Myanmar
Yangon, Myanmar	$1,560-$1,670	Baseline
Bangkok, Thailand	$2,600-$3,400	50-100% premium
Kuala Lumpur, Malaysia	$2,200-$3,000	40-80% premium
Ho Chi Minh City, Vietnam	$2,000-$2,800	25-70% premium
Phnom Penh, Cambodia	$1,200-$1,400	20-30% discount
Vientiane, Laos	$1,000-$1,300	20-35% discount

Myanmar's national average of $1,192 per square meter positions it as an affordable entry point into Southeast Asian real estate while offering superior growth potential compared to more mature markets.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Myanmar Price Forecasts
2. Yangon Price Forecasts
3. Global Property Guide Myanmar
4. Myanmar Real Estate for Foreigners
5. Thai Biz Myanmar
6. Tilleke Myanmar Interest Rates
7. Mordor Intelligence Myanmar
8. Myanmar Real Estate Forecasts