Authored by the expert who managed and guided the team behind the Myanmar Property Pack
Yes, the analysis of Yangon's property market is included in our pack
The average price per square meter in Yangon varies significantly by location and property type, with city center properties averaging around $1,465 per sqm as of September 2025. Suburban and emerging areas offer more affordable options at approximately $1,012 per sqm, while luxury properties in prime locations can exceed $2,380 per sqm. The Yangon residential market has experienced substantial growth over the past five years, with some satellite townships seeing price increases of up to 100%.
Property prices in Yangon range from budget-friendly apartments in emerging townships at $1,100 per sqm to premium penthouses in central districts commanding $2,380 per sqm. The market offers attractive rental yields of 6-8%, significantly higher than other Southeast Asian cities, making it an appealing destination for both owner-occupiers and property investors seeking value and income potential.
If you want to go deeper, you can check our pack of documents related to the real estate market in Myanmar, based on reliable facts and data, not opinions or rumors.
Yangon's property market offers diverse pricing across different areas and property types, with city center locations commanding premium prices while emerging townships provide significant value opportunities.
The market has shown strong growth momentum over recent years, with rental yields of 6-8% outperforming most regional competitors, making it attractive for both investment and residential purposes.
| Location Type | Average Price per sqm | Property Examples |
|---|---|---|
| City Center | $1,465 | Modern condos, central apartments |
| Prime Districts (Bahan, Dagon) | $2,000 - $2,380 | Luxury penthouses, premium houses |
| Emerging Townships | $1,100 - $1,900 | North Dagon, Dagon Myothit developments |
| Suburban Areas | $1,012 - $1,400 | Satellite townships, affordable apartments |
| Budget Options | Under $1,100 | Outskirt developments, smaller units |
| Regional Comparison Average | $1,465 (vs Bangkok $4,000) | Significantly more affordable than regional peers |
What's the current average price per square meter in Yangon across all residential property types?
The average price per square meter in Yangon city center is $1,465 as of September 2025.
Properties outside the city center trade at approximately $1,012 per sqm, reflecting a more affordable market segment for buyers seeking value. This pricing structure covers most residential property types including condos, apartments, and houses across different quality levels.
The Yangon residential market has experienced a 4-6% price increase over the past year, indicating steady growth momentum. This growth rate demonstrates market stability while remaining more moderate compared to the dramatic increases seen in previous years when some areas experienced doubling of prices.
These prices represent actual transaction values rather than listing prices, providing a realistic view of what buyers are currently paying in the market. The pricing reflects the diverse nature of Yangon's property landscape, from budget-friendly options to premium developments.
Regional comparison shows Yangon's pricing remains significantly more affordable than other major Southeast Asian cities while offering competitive investment potential.
How does the average price per square meter vary by property type?
Property prices in Yangon vary significantly based on type, size, and location within the city.
| Property Type | Typical Size | Average Price per sqm |
|---|---|---|
| City Center Condo | 60 sqm | $1,583 |
| Modern Apartment | 75 sqm | $1,907 |
| Luxury Penthouse | 100 sqm | $2,380 |
| Prime Location House | 120-170 sqm | $2,375 - $2,794 |
| New Township Property | 100 sqm | $1,430 - $2,380 |
| Affordable Township Apartment | 60-80 sqm | Under $1,100 |
Which neighborhoods have the highest, emerging, and most budget-friendly prices per square meter?
Yangon's property market shows distinct pricing patterns across different townships and districts.
The highest prices per square meter are found in Bahan, Dagon, and Sanchaung Townships, where luxury properties command $2,000+ per sqm and premium penthouses reach $2,380 per sqm. These areas represent the most prestigious locations in Yangon with established infrastructure and prime accessibility.
Emerging neighborhoods include North Dagon and Dagon Myothit, which have experienced remarkable 100% growth since 2022. These up-and-coming areas now trade between $1,100-$1,900 per sqm and represent significant opportunity for investors seeking areas with development potential and future appreciation prospects.
Budget-friendly options are available in outskirt areas and satellite townships, where apartment units under K100 million offer pricing between $1,100-$1,500 per sqm. These areas provide affordable entry points into the Yangon property market while still maintaining reasonable access to the city center.
It's something we develop in our Myanmar property pack.
How do prices differ between prime central areas and suburban areas?
The price differential between central and suburban areas in Yangon reflects the typical urban property market dynamics with significant variations.
Central areas command an average of $1,465 per sqm, with luxury properties exceeding $2,000 per sqm in the most prestigious locations. These premium prices reflect the convenience, infrastructure, and status associated with central Yangon locations, particularly in established townships like Bahan and Dagon.
Suburban and emerging areas offer more affordable pricing between $1,012-$1,400 per sqm, representing approximately 30-40% savings compared to central locations. However, some suburban areas like North Dagon have experienced rapid appreciation of 100% over two years, narrowing the gap with central areas.
The price differential continues to evolve as infrastructure development and urban expansion make suburban areas more attractive to both residents and investors. Transportation improvements and new commercial developments are key factors influencing the narrowing price gap between central and suburban locations.
Investment timing becomes crucial in suburban areas, as early entry into developing townships has historically provided substantial returns as these areas mature and infrastructure improves.
What is the total cost per square meter including all fees and taxes?
Property purchase costs in Yangon extend beyond the base price per square meter to include various fees and government charges.
Buyers should expect to pay an additional 5-6% of the purchase price in total fees and government stamp duty. For a typical city center condo priced at $1,465 per sqm, this translates to approximately $73-88 per sqm in additional costs, bringing the total effective cost to around $1,538-$1,553 per sqm.
The fee structure includes government stamp duty, legal fees, and transfer costs, with stamp duty representing the largest component of additional expenses. Some legal and administrative costs may vary depending on the complexity of the transaction and the specific property type.
These additional costs should be factored into investment calculations and budget planning, as they represent a significant portion of the total acquisition cost. The fee structure in Yangon remains relatively straightforward compared to some regional markets with more complex tax structures.
Foreign buyers may face additional requirements or fees depending on the ownership structure chosen, making professional legal consultation important for international investors.
Don't lose money on your property in Yangon
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What are the typical financing costs and total cost per square meter with financing?
Financing options in Yangon's property market primarily involve local mortgage products with specific rate structures and fee components.
Local mortgage rates typically range from 6.5% to 7.0% per annum, representing competitive financing costs within the regional context. Most property purchases in Yangon are conducted as cash transactions, but financing options exist for qualified borrowers seeking mortgage assistance.
Mortgage fees generally amount to 1-2% of the purchase price as a one-time cost, adding approximately $15-30 per sqm to the total acquisition cost. For a typical city center condo at $1,465 per sqm, the effective total cost after five years of financing could reach $1,620-$1,700 per sqm when including interest payments and fees.
The financing landscape favors cash purchases due to simpler transaction processes and immediate ownership transfer. However, available mortgage products can provide leverage opportunities for investors with appropriate credit profiles and income documentation.
Foreign buyers may face additional restrictions or requirements for financing, making cash purchases the preferred option for international investors in the Yangon market.
What areas offer the best value per square meter for owner-occupiers?
Owner-occupiers seeking optimal value should focus on specific townships that balance location, amenities, and pricing.
Affordable apartments in satellite townships provide excellent value for owner-occupiers, particularly in areas like Sanchaung, Kamayut, and Hlaing Townships where prices range from $1,100-$1,500 per sqm. These locations offer reasonable access to central Yangon while maintaining more affordable entry costs.
Smaller units in established townships can provide premium locations at reduced total cost, making quality areas accessible to owner-occupiers with modest budgets. The key is finding the right balance between unit size and location quality to maximize living value per dollar spent.
Infrastructure considerations become crucial for owner-occupiers, including proximity to schools, healthcare facilities, shopping centers, and transportation networks. Areas with developing infrastructure often provide the best long-term value as improvements enhance livability over time.
Newer developments in emerging townships can offer modern amenities and build quality at competitive per-square-meter pricing, making them attractive options for owner-occupiers prioritizing contemporary living standards.
How do rental yields compare per square meter for different rental strategies?
Yangon's rental market offers attractive yields across different rental strategies and property types.
Overall rental yields in Yangon range from 6-8%, representing the highest returns among Southeast Asian cities and providing compelling income potential for property investors. This yield range significantly exceeds most regional markets, making Yangon attractive for income-focused investment strategies.
Short-term rentals in downtown condos and apartments can achieve yields up to 8%, particularly in areas popular with business travelers and tourists. These properties benefit from premium daily rates but require more active management and may face higher vacancy periods between bookings.
Long-term rentals in satellite townships and affordable apartments consistently deliver approximately 7% yields with more stable occupancy rates and lower management requirements. This rental strategy appeals to investors seeking steady income streams with minimal hands-on involvement.
The combination of affordable purchase prices and strong rental demand creates favorable yield conditions across most property types and locations in Yangon, making rental investment strategies particularly viable in this market.
It's something we develop in our Myanmar property pack.
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.
Which areas offer the best price growth potential per square meter for resale?
Satellite townships show the strongest price growth potential for investors focused on capital appreciation strategies.
North Dagon and Dagon Myothit have demonstrated exceptional growth with 100% price increases over two years, establishing these areas as prime targets for resale-focused investment. These townships continue to show development momentum with new infrastructure and commercial projects supporting continued appreciation.
New and modern units in up-and-coming districts provide the strongest future upside potential, with prices projected to rise another 10% in the coming year for these property segments. This growth trajectory reflects ongoing urban development and increasing demand for quality housing in emerging areas.
Properties in areas with planned infrastructure improvements or new commercial developments offer enhanced appreciation potential as these improvements increase accessibility and desirability. Timing entry before major infrastructure completion can maximize capital gains potential.
The key to successful resale strategy lies in identifying areas early in their development cycle, before major price appreciation occurs, while ensuring sufficient development momentum to support continued growth over the intended holding period.
What are current example purchase prices per square meter by area?
Current market pricing across Yangon provides clear benchmarks for different property types and locations.
Central condos average $1,465 per sqm in city center locations, representing the baseline pricing for quality properties in established areas. Modern apartments in desirable townships like Kamayut command approximately $1,900 per sqm, reflecting premium location and quality construction.
Luxury penthouses in prime districts such as Bahan and Dagon reach $2,380 per sqm, representing the top tier of the Yangon residential market. These properties offer premium amenities, superior locations, and high-quality finishes justifying the premium pricing.
Budget apartments in satellite townships like North Dagon and Dagon Myothit range from $1,100-$1,400 per sqm, providing affordable entry points with significant growth potential. These areas offer the best value proposition for investors seeking both affordability and appreciation potential.
The pricing spectrum demonstrates the diverse opportunities available across different budget levels and investment strategies in the Yangon residential market.
How have prices changed compared to five years ago and one year ago?
Yangon's property market has experienced substantial price appreciation over different time horizons.
Over the past five years, prices have doubled with average increases of 100% for most residential properties and up to 200% for satellite townships. This dramatic appreciation reflects the market's development from an emerging to a more established real estate destination with improved infrastructure and increased demand.
The one-year price change shows more moderate growth of 4-6% citywide, indicating market stabilization at higher price levels. Affordable apartments and new township developments have experienced slightly higher growth rates, reflecting continued demand for value-oriented properties.
This pricing evolution demonstrates the market's maturation from rapid early-stage growth to more sustainable appreciation rates that better reflect economic fundamentals and demand-supply dynamics.
The transition from explosive growth to steady appreciation suggests the market has established a more stable foundation for future price development while still offering meaningful appreciation potential.
What is the forecast for prices over the next 1, 5, and 10 years?
Price forecasts for Yangon reflect different growth trajectories across various time horizons and market segments.
One-year projections indicate potential increases up to 10% in satellite townships, while citywide growth is expected to remain more modest at 0-5%. This divergence reflects continued development momentum in emerging areas while central areas experience more mature, stable pricing.
Five-year forecasts suggest moderate and sustainable price growth, particularly in affordable segments with potential accumulated growth of 25-40%. This projection assumes continued economic stability and infrastructure development supporting steady demand growth.
Ten-year outlook depends heavily on economic stability and continued development, with long-term trends favoring emerging districts and gradual appreciation supported by strong rental yields. The extended timeline allows for infrastructure maturation and urban expansion to drive sustained value creation.
It's something we develop in our Myanmar property pack.
Investment strategies should consider these varying growth rates across different areas and time horizons to align with specific investment objectives and risk tolerance levels.
How does Yangon compare with other major regional cities?
Yangon's property market positioning within the Southeast Asian context reveals significant competitive advantages.
| City | Avg Price per sqm (City Center) | Rental Yield | Price-to-Income Ratio |
|---|---|---|---|
| Yangon | $1,465 | 7-8% | 21.94 |
| Bangkok | $3,500-4,500 | 4-5% | 15.5 |
| Kuala Lumpur | $2,800-3,500 | 3-4% | 12.8 |
| Ho Chi Minh City | $2,200-3,000 | 5-6% | 18.2 |
| Jakarta | $1,800-2,500 | 6-7% | 14.3 |
Yangon offers significantly more affordable entry pricing compared to other major Southeast Asian cities while delivering superior rental yields that outperform regional competitors by 2-4 percentage points.
The higher price-to-income ratio in Yangon reflects affordability challenges for local buyers but creates opportunities for international investors with foreign currency advantages. This dynamic supports strong rental demand from local residents unable to purchase properties.
The combination of affordable acquisition costs and high rental yields creates compelling investment mathematics that favor Yangon over more expensive regional alternatives for income-focused investment strategies.
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.
Yangon's property market presents compelling opportunities for both owner-occupiers and investors, with diverse pricing across neighborhoods and property types ranging from affordable $1,100 per sqm options to luxury $2,380 per sqm properties.
The market's combination of moderate pricing, strong rental yields of 6-8%, and continued development in emerging townships makes it an attractive proposition compared to other Southeast Asian cities, particularly for income-focused investment strategies.