Authored by the expert who managed and guided the team behind the Burma (Myanmar) Property Pack
Yes, the analysis of Yangon's property market is included in our pack
This article covers the current housing prices in Yangon as of the first half of 2026, with data we constantly update to keep it accurate.
You will find median prices, price per square meter, neighborhood comparisons, and concrete examples of what you can buy at different budgets.
We have gathered this information from authoritative sources like the Central Bank of Myanmar and iMyanmarHouse, then verified everything manually.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Yangon.
Insights
- The median housing price in Yangon in 2026 sits around 250 million MMK (about $68,500), which is roughly half the average price because expensive houses and condos pull the average way up.
- Yangon apartment prices jumped roughly 55% in nominal terms over the past year, but after adjusting for Myanmar's high inflation, the real increase is closer to 25%.
- Listing prices in Yangon typically run about 10% above actual sale prices, with buyers often negotiating discounts between 5% and 15% depending on market conditions.
- New or newer properties in Yangon command a premium of around 20% over older buildings, mainly because buyers value reliable power, lifts, and security features.
- The price gap between Yangon neighborhoods is significant: prime areas like Bahan can cost $1,040 to $1,780 per square meter, while outer townships like North Dagon average $380 to $600.
- Walk-up apartments make up about 55% of Yangon's residential listings, making them the most common property type on the market in 2026.
- Buyers in Yangon should budget an extra 10% to 25% on top of the purchase price for stamp duty, registration fees, agent commissions, and potential renovation work.
- With $100,000, you can buy a mini condo of around 75 to 85 square meters in Hlaing or a larger walk-up apartment in Kamaryut.
- Yangon property prices have risen about 360% in nominal terms over the past 10 years, but only about 50% in real terms once you account for Myanmar's persistent inflation.
What is the average housing price in Yangon in 2026?
The median housing price gives you a better picture of what most buyers actually pay in Yangon, because a few very expensive properties can push the average much higher than what typical homes cost.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like iMyanmarHouse and the Central Bank of Myanmar, which we manually double-checked for accuracy.
The median housing price in Yangon in 2026 is approximately 250 million MMK, which converts to about $68,500 or €58,200. The average housing price in Yangon in 2026 is higher at around 440 million MMK, equivalent to roughly $120,600 or €102,400.
About 80% of residential properties in the Yangon market in 2026 fall within a price range of 100 million to 900 million MMK, or approximately $27,000 to $247,000.
A realistic entry-level range in Yangon in 2026 is 60 to 100 million MMK (about $16,000 to $27,000 or €14,000 to €23,000), which gets you an existing walk-up apartment of 35 to 45 square meters in outer townships like North Dagon.
Typical luxury properties in Yangon in 2026 range from 2.5 billion to 8 billion MMK (approximately $685,000 to $2.19 million or €582,000 to €1.86 million), and this includes newer luxury condos or penthouses of 180 to 250 square meters in premium areas like Bahan's Golden Valley.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Yangon.
Are Yangon property listing prices close to the actual sale price in 2026?
Listing prices in Yangon in 2026 typically run about 10% above actual closed sale prices, with most negotiations resulting in discounts between 5% and 15%.
This gap exists mainly because sellers price with a buffer to account for buyer bargaining and currency uncertainty, since the Myanmar kyat can fluctuate quickly against the US dollar. The difference tends to be larger for higher-priced properties and in slower market periods when fewer qualified buyers are active.
Get fresh and reliable information about the market in Yangon
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What is the price per sq m or per sq ft for properties in Yangon in 2026?
As of early 2026, the median housing price per square meter in Yangon is approximately 2.94 million MMK ($805 or €684), and per square foot it is around 273,000 MMK ($75 or €64). The average price per square meter in Yangon in 2026 is higher at about 4 million MMK ($1,096 or €931), and per square foot it is roughly 372,000 MMK ($102 or €87).
Small modern units like studios and one-bedroom condos in Yangon in 2026 have the highest price per square meter because fixed costs like security and lifts are spread over less space, while large older houses have the lowest price per square meter since they include yards and non-finished areas that buyers value less.
The highest price per square meter in Yangon in 2026 is found in prime neighborhoods like Bahan (Golden Valley) and Dagon, where prices range from 3.8 to 6.5 million MMK per square meter. The lowest prices are in outer townships like North Dagon and Thaketa, where you can find properties at 1.4 to 2.3 million MMK per square meter.
How have property prices evolved in Yangon?
Compared to one year ago, Yangon apartment prices have increased by about 55% in nominal terms, though after adjusting for Myanmar's high inflation the real increase is closer to 25%. This jump happened mainly because people treat property as a store of value when the kyat is unstable, and fewer new projects mean buyers compete for existing homes.
Looking back ten years, Yangon mainstream apartment prices have risen roughly 360% in nominal terms, which means prices are about 4.6 times higher than in 2016. In real terms after inflation, prices have increased around 50%, driven by Yangon's role as the country's main economic hub attracting people seeking jobs and services.
By the way, we've written a blog article detailing the latest updates on property price variations in Yangon.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Yangon.
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 types of properties are available in Yangon in 2026 and how much do they cost?
Walk-up apartments make up about 55% of Yangon's residential listings in 2026, followed by mini condos at 20%, condominiums at 15%, and landed houses at 10%, reflecting Myanmar's urban housing stock where apartments dominate due to affordability and availability.
As of early 2026, the average price for a walk-up apartment in Yangon is 161 million MMK (about $44,000 or €37,500). Mini condos average 348 million MMK ($95,500 or €81,000), condominiums average 785 million MMK ($215,000 or €182,000), and landed houses average 1.64 billion MMK ($448,000 or €381,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Yangon?
- How much should you pay for an apartment in Yangon?
- How much should you pay for a studio in Yangon?
How do property prices compare between existing and new homes in Yangon in 2026?
New or newer properties in Yangon in 2026 typically cost about 20% more than older homes, with the premium ranging from 10% to 30% depending on the property type and location.
This premium exists because newer buildings in Yangon offer reliable power through generators, working lifts, secure parking, and better construction quality, all of which are highly valued since these features make properties easier to rent or resell later.
Buying real estate in Yangon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Yangon in 2026?
Bahan, particularly the Golden Valley area, is one of Yangon's most prestigious neighborhoods in 2026, with typical condo and apartment prices ranging from 600 million to 1.8 billion MMK ($164,000 to $493,000). Prices are high here because of quiet streets, proximity to embassies and international schools, and compounds with better security.
Yankin, especially near Inya Lake, attracts both expats and local professionals, with property prices ranging from 500 million to 1.4 billion MMK ($137,000 to $384,000) in 2026. The lake lifestyle, modern condo clusters, and good access to northern and central Yangon drive demand in this area.
Sanchaung is popular among younger buyers and offers a more affordable entry point, with prices ranging from 300 million to 900 million MMK ($82,000 to $247,000) in 2026. The neighborhood has a lively atmosphere with cafes and retail, plus quick commutes to central townships make it practical for working professionals.
You will find a much more detailed analysis by areas in our property pack about Yangon. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Per sqm | Per sqft |
|---|---|---|---|---|
| Bahan (Golden Valley) | Expat / Premium | 600M-1.8B MMK / $164k-$493k | 3.8M-6.5M MMK / $1,040-$1,780 | 353k-604k MMK / $97-$165 |
| Dagon | CBD / Premium | 550M-1.6B MMK / $151k-$438k | 3.5M-6M MMK / $960-$1,645 | 325k-558k MMK / $89-$153 |
| Yankin | Expat / Lake | 500M-1.4B MMK / $137k-$384k | 3M-5.2M MMK / $822-$1,425 | 279k-483k MMK / $77-$132 |
| Ahlone | CBD Edge / River | 450M-1.3B MMK / $123k-$356k | 2.8M-4.8M MMK / $767-$1,315 | 260k-446k MMK / $71-$122 |
| Sanchaung | Popular / Commute | 300M-900M MMK / $82k-$247k | 2.6M-4M MMK / $712-$1,096 | 242k-372k MMK / $66-$102 |
| Kamaryut | Commute / Value | 280M-850M MMK / $77k-$233k | 2.3M-3.6M MMK / $631-$987 | 214k-334k MMK / $59-$92 |
| Mayangone | Family / North | 320M-1B MMK / $88k-$274k | 2.4M-3.9M MMK / $658-$1,069 | 223k-362k MMK / $61-$99 |
| Hlaing | Value / Commute | 220M-700M MMK / $60k-$192k | 2M-3.1M MMK / $548-$850 | 186k-288k MMK / $51-$79 |
| Insein | Budget / Mixed | 180M-550M MMK / $49k-$151k | 1.7M-2.6M MMK / $466-$712 | 158k-242k MMK / $43-$66 |
| North Dagon | Entry / Budget | 120M-380M MMK / $33k-$104k | 1.4M-2.2M MMK / $384-$603 | 130k-204k MMK / $36-$55 |
| South Okkalapa | Family / Value | 160M-500M MMK / $44k-$137k | 1.6M-2.5M MMK / $438-$685 | 149k-232k MMK / $41-$64 |
| Thaketa | Budget / East | 140M-450M MMK / $38k-$123k | 1.4M-2.3M MMK / $384-$631 | 130k-214k MMK / $36-$59 |
How much more do you pay for properties in Yangon when you include renovation work, taxes, and fees?
Buyers in Yangon in 2026 should plan for an additional 10% to 25% on top of the purchase price to cover stamp duty, registration fees, agent commissions, legal costs, and any renovation work.
For a property around $200,000 (approximately 730 million MMK), the additional costs typically range from 73 to 146 million MMK ($20,000 to $50,000). This means you could end up paying between 803 million and 876 million MMK ($220,000 to $250,000) in total.
For a property around $500,000 (approximately 1.82 billion MMK), you should budget an extra 182 to 455 million MMK ($50,000 to $125,000) for taxes, fees, and potential renovations. Your total cost would range from about 2 billion to 2.28 billion MMK ($550,000 to $625,000).
For a property around $1,000,000 (approximately 3.65 billion MMK), additional costs could reach 365 to 912 million MMK ($100,000 to $250,000) depending on the property condition. This brings your total investment to between 4 billion and 4.56 billion MMK ($1.1 million to $1.25 million).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Yangon
| Expense | Type | Estimated Cost Range (MMK and USD) |
|---|---|---|
| Stamp Duty | Tax | About 4% of the purchase price in Yangon, which includes both the base rate and additional charges. For a 500 million MMK property, this means roughly 20 million MMK ($5,500). This is the most significant tax cost for property buyers. |
| Registration Fee | Fee | Approximately 0.2% of the purchase price for registering the sales agreement. For a 500 million MMK property, this works out to about 1 million MMK ($275). This is a relatively small but mandatory expense. |
| Legal and Due Diligence | Service | Typically 0.5% to 1% of the purchase price, or sometimes a fixed fee. For a 500 million MMK property, expect to pay 2.5 to 5 million MMK ($700 to $1,400). This covers contract review and title verification. |
| Agent Commission | Service | Usually 1% to 2% of the purchase price, depending on the agent and property type. For a 500 million MMK property, this means 5 to 10 million MMK ($1,400 to $2,700). Not all transactions use agents, so this may not apply. |
| Basic Furnishing (Condo) | Renovation | Around 2% to 6% of the purchase price for newer condos needing only light touches. For a 500 million MMK condo, budget 10 to 30 million MMK ($2,700 to $8,200). This covers basics like curtains, lighting, and minor finishes. |
| Renovation (Older Apartment) | Renovation | Typically 8% to 20% of the purchase price for older walk-up apartments needing work. For a 200 million MMK apartment, this means 16 to 40 million MMK ($4,400 to $11,000). Older buildings often need electrical and plumbing updates. |
| Renovation (Older House) | Renovation | Can range from 15% to 30% of the purchase price for landed houses requiring significant updates. For a 1.5 billion MMK house, expect 225 to 450 million MMK ($62,000 to $123,000). Houses often need roof, plumbing, and structural work. |
| Contingency Buffer | Buffer | We recommend setting aside 2% to 3% of the purchase price for unexpected costs. For a 500 million MMK property, this means 10 to 15 million MMK ($2,700 to $4,100). Unexpected issues commonly arise during property transactions in Yangon. |
We made this infographic to show you how property prices in Myanmar compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Yangon in 2026 with different budgets?
With $100,000 (about 365 million MMK) in Yangon in 2026, you can buy a mini condo of 75 to 85 square meters in Hlaing, or a walk-up apartment of 90 to 110 square meters in Kamaryut, or a smaller condo of 55 to 70 square meters in an older project in Mayangone.
With $200,000 (about 730 million MMK) in Yangon in 2026, you can buy a condo of 90 to 110 square meters in Sanchaung with generator and parking, or a similar-sized condo in Yankin close to main roads, or a basic landed house of 140 to 180 square meters in South Okkalapa that may need some renovation.
With $300,000 (about 1.1 billion MMK) in Yangon in 2026, you can buy a newer condo of 110 to 140 square meters in Ahlone on a higher floor, or a similar condo near Inya Lake in Yankin with good amenities, or an existing house of 180 to 220 square meters in a family-friendly area of Mayangone.
With $500,000 (about 1.8 billion MMK) in Yangon in 2026, you can buy a large condo of 160 to 220 square meters in Bahan with premium security and parking, or a renovated house of 220 to 300 square meters in Mayangone or on the Bahan edge, or a prime condo of 140 to 180 square meters in Dagon's CBD area.
With $1,000,000 (about 3.65 billion MMK) in Yangon in 2026, you can buy a luxury condo or penthouse of 200 to 280 square meters in Bahan's Golden Valley with top-floor views, or a villa of 300 to 450 square meters in Bahan with a garden and parking, or a high-end house of 350 to 500 square meters in select Dagon streets.
With $2,000,000 (about 7.3 billion MMK) in Yangon in 2026, you enter the ultra-luxury segment where you can buy a large compound house of 500 to 800 square meters in prime Golden Valley, or a signature penthouse of 300 to 400 square meters in Bahan or Dagon, or take a multi-property approach with two to three premium condos across different prime neighborhoods.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Yangon.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Yangon, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Myanmar | Myanmar's central bank publishes official and market trading exchange rates for the country. | We used CBM's market trading rate to convert MMK prices into USD and EUR. We chose this rate because CBM notes most transactions happen at market rates. |
| iMyanmarHouse | One of Myanmar's largest property portals with structured price data by region, type, and township. | We used iMyanmarHouse's Yangon Region average sale prices for November 2025 as our main anchor. We also used their time series data to calculate year-over-year price changes. |
| World Bank | An international organization providing standardized inflation and economic statistics across countries. | We used World Bank CPI inflation data to adjust historical price changes for inflation. We applied this to calculate real versus nominal price increases over time. |
| PwC Tax Summaries | A widely used professional tax reference citing applicable tax rules and rates for Myanmar. | We used PwC to quantify stamp duty on property transfers in Yangon. We built our taxes and fees section using their documented percentages. |
| Multilaw | A legal network publication summarizing common transaction mechanics and fees for Myanmar real estate. | We used Multilaw to cross-check stamp duty structure and add registration fee percentages. We triangulated this with PwC data to ensure accuracy. |
| Myanmar Government Portal | Official government website describing municipal tax administration in Yangon. | We used this to confirm that municipal property taxes are administered by Yangon City Development Committee. We kept this descriptive since rates vary by assessment method. |
| UN-Habitat | A UN agency providing contextual analysis on urbanization and housing needs in Myanmar. | We used UN-Habitat to explain why Yangon attracts housing demand through urbanization and concentration of services. We used it for context rather than price data. |
| Local Property Agents | Professionals with direct knowledge of current market conditions and typical transaction terms. | We consulted local agents to verify renovation cost ranges and agent commission practices. We used their input to validate our fee estimates. |
| Property Listings Analysis | Direct observation of current asking prices across Yangon neighborhoods. | We reviewed active listings to cross-check our neighborhood price bands. We compared listing patterns with iMyanmarHouse averages to refine estimates. |
| Historical Transaction Records | Past sale data providing context for price evolution over time. | We analyzed transaction patterns to estimate the gap between listing and closed prices. We used this to calculate the typical 5% to 15% negotiation discount. |
| Currency Exchange Tracking | Regular monitoring of MMK exchange rates against major currencies. | We tracked exchange rate movements to understand why sellers price with buffers. We factored currency volatility into our list-vs-sale price analysis. |
| Construction Cost Indices | Data on building and renovation costs in Yangon's construction sector. | We used construction cost data to estimate renovation expenses for different property types. We applied percentage ranges based on typical project scopes. |
| Legal Fee Surveys | Information on standard legal service charges for property transactions in Myanmar. | We surveyed legal fee practices to estimate due diligence and contract costs. We expressed these as percentage ranges based on typical transaction values. |
| Township-Level Market Data | Granular information on property values at the township level within Yangon. | We used township data to calculate location multipliers for our neighborhood table. We based our premium and budget labels on relative price positions. |
| Expat Community Forums | First-hand accounts from foreigners who have purchased property in Yangon. | We reviewed expat experiences to identify popular neighborhoods for foreign buyers. We used this to select the three neighborhoods highlighted in our expat section. |
| Property Type Classification | Standard definitions distinguishing apartments, condos, mini condos, and landed houses. | We applied Myanmar's property type classifications to organize our price data. We explained the differences to help readers understand market segments. |
| Market Share Estimates | Analysis of listing volumes by property type to understand market composition. | We calculated the percentage breakdown of property types from listing volumes. We used this to explain why apartments dominate the Yangon market. |
| New vs. Existing Property Comparison | Analysis of price differences between newly built and existing properties. | We compared prices for similar properties of different ages to calculate the new-build premium. We found the typical range is 10% to 30% higher for newer buildings. |
| Square Meter Calculations | Standard area measurements used in property listings and transactions. | We divided total prices by typical unit sizes to calculate price per square meter. We converted to square feet for readers more familiar with that unit. |
| Inflation Adjustment Methodology | Standard economic approach to comparing prices across different time periods. | We applied World Bank inflation rates to separate real from nominal price changes. We used conservative adjustments given Myanmar's volatile economic conditions. |
| Budget Example Methodology | Practical approach to illustrating what buyers can afford at different price points. | We matched dollar amounts to specific property types, sizes, and neighborhoods. We based examples on actual listing patterns in each price range. |
| Transaction Cost Aggregation | Comprehensive approach to calculating total buying costs beyond purchase price. | We combined data from PwC, Multilaw, and local market practices. We created percentage ranges that account for variation in property type and condition. |
| Market Trend Analysis | Systematic review of price movements over time to identify patterns. | We analyzed iMyanmarHouse time series to quantify recent price changes. We combined this with inflation data to report both nominal and real appreciation. |
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