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
Myanmar's property market offers some of the most affordable real estate prices in Southeast Asia, with Yangon city center apartments averaging $1,464 per square meter. The market has stabilized after dramatic price surges in 2022-2023, with current growth rates sitting at 3-6% annually.
Property prices vary significantly between cities, with Yangon commanding the highest prices and Mandalay offering better value at 20-30% lower costs. Land plots in emerging townships around Yangon are experiencing the strongest appreciation rates of 8-10% annually as of September 2025.
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.
Myanmar property prices remain significantly lower than regional counterparts, with studio apartments starting at $48,000 and luxury penthouses reaching $238,000 in Yangon.
Transaction costs add 5-10% to purchase prices, while foreigners face financing restrictions as local mortgages are only available to Myanmar citizens.
| Property Type | Location | Average Price (USD) |
|---|---|---|
| Studio Apartment (30m²) | Yangon City Center | $48,000 |
| Standard Condo (60m²) | Yangon City Center | $95,000 |
| Modern Apartment (75m²) | Yangon City Center | $143,000 |
| Luxury Penthouse (100m²) | Yangon City Center | $238,000 |
| Landed House (120-160m²) | Yangon Good Area | $285,000-$475,000 |
| House | Mandalay | $134,000-$225,000 |
| Entry-level Unit (40-60m²) | Various Locations | $30,000-$50,000 |
What's the current average property price in Myanmar?
As of September 2025, Myanmar property prices remain among the most affordable in Southeast Asia, with significant variations between property types and locations.
In Yangon's city center, apartments average $136 per square foot ($1,464 per square meter), while properties outside the city center cost around $94 per square foot ($1,012 per square meter). A typical 60-square-meter condominium in central Yangon costs approximately 200 million MMK, equivalent to $95,000.
Modern 75-square-meter apartments in prime Yangon locations command around 300 million MMK ($143,000), while luxury penthouses of 100 square meters can reach 500 million MMK ($238,000). Studio apartments of 30 square meters start at approximately $48,000, making them accessible entry points for first-time buyers.
Entry-level apartments and condominiums ranging from 40 to 60 square meters typically cost between $30,000 and $50,000, representing the highest demand segment in the Myanmar residential market. These properties offer the best balance between affordability and modern amenities for both local and international buyers.
The Myanmar property market has stabilized after experiencing dramatic price surges of 30-50% in 2022, with current annual growth rates moderated to 3-6% as political and economic conditions have settled.
How do prices differ between apartments, houses, and land plots?
Property pricing in Myanmar follows distinct patterns based on asset type, with apartments offering the most accessible entry points and landed properties commanding premium prices.
Apartments represent the most liquid segment of the Myanmar market, with studio units starting at $48,000 and luxury penthouses reaching $238,000 in Yangon. Standard condominiums of 60 square meters average $95,000, while modern apartments of 75 square meters cost around $143,000. These properties offer the advantage of lower maintenance costs and better security features compared to other property types.
Landed houses in desirable Yangon neighborhoods range from 600 million to 1 billion MMK ($285,000 to $475,000), depending on size and location. Houses typically measure between 120 and 160 square meters and include private outdoor space, making them attractive to families and investors seeking long-term appreciation. Mandalay houses average significantly lower at approximately $134,000 to $225,000.
Land plots represent the fastest-appreciating segment of the Myanmar market, particularly in Yangon's outskirts where some areas have experienced 100% price appreciation over the past 2-3 years. These plots offer the highest potential returns but require additional investment for development and face longer holding periods before generating income.
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What are the average prices in the main cities and regions, and how do they compare?
Myanmar's property market shows significant regional variations, with Yangon commanding the highest prices across all property categories.
| City/Region | Average Price Range | Annual Growth Rate |
|---|---|---|
| Yangon City Center | $1,464/m² apartments | 3-6% |
| Yangon Outskirts | $1,012/m² apartments | 8-10% |
| Mandalay | 20-30% below Yangon | 5-6% |
| Nay Pyi Taw | Significantly below Yangon | 2-4% |
| Satellite Townships | Varies by development | 8-10% |
How do property prices vary depending on the size or surface area?
Property pricing in Myanmar follows a generally linear relationship with size, though luxury features and prime locations command significant premiums above standard per-square-meter rates.
Studio apartments of 30 square meters represent the most affordable entry point at $48,000, translating to approximately $1,600 per square meter. Standard 60-square-meter condominiums cost $95,000, maintaining a similar rate of $1,583 per square meter, while 75-square-meter modern apartments at $143,000 cost $1,907 per square meter due to upgraded finishes and locations.
Luxury penthouses of 100 square meters command $238,000, or $2,380 per square meter, representing a significant premium for high-end features, views, and exclusive amenities. This pricing demonstrates how luxury properties can cost 50% more per square meter than standard units in the same buildings.
Entry-level units ranging from 40 to 60 square meters cost between $30,000 and $50,000, offering rates of $750 to $1,250 per square meter. These properties target the highest-demand segment of the market, where size limitations are offset by affordability and modern amenities.
Landed houses of 120 to 160 square meters range from $285,000 to $475,000, translating to $2,375 to $2,969 per square meter. The premium for landed property reflects the scarcity of land in desirable areas and the additional value of private outdoor space in urban environments.
What is the total cost of buying, including fees, taxes, and other hidden charges?
Property acquisition in Myanmar involves substantial transaction costs that buyers must budget beyond the purchase price, typically adding 5-10% to the total investment.
Stamp duty represents the largest single cost at 2-4% of the property value, applicable to all buyers regardless of nationality. Agent commissions range from 1-3% and are often negotiable based on property value and market conditions. Legal fees typically cost $1,000 to $3,000 depending on transaction complexity and property type.
Registration fees vary by region and property type but generally amount to several hundred dollars. Capital gains tax applies at 10% on profits for both residents and non-residents who sell properties. Foreign property owners face a 10% rental income tax on gross rental receipts, while property taxes are levied in urban areas at varying rates.
Miscellaneous costs including transfer fees, bank charges, translation services, insurance, and due diligence typically add another 5-10% of the purchase price. These often-overlooked expenses can include notarization, property surveys, and utility connection fees that accumulate quickly during the buying process.
Buyers should budget a minimum of 5% and potentially up to 10% of the purchase price to cover all transaction and initial ownership costs, with foreign buyers often facing higher fees due to additional regulatory requirements and documentation needs.
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What are the typical mortgage terms and financing options available?
Financing options in Myanmar are severely limited for foreign buyers, as local mortgages are exclusively available to Myanmar citizens.
Local mortgages require minimum down payments of 25-30%, though some lenders demand 50% for their best interest rates. Current interest rates range from 11-13% per annum as of September 2025, reflecting the higher risk environment and limited banking sector development in Myanmar.
Loan terms extend up to 15-25 years depending on property type and lending institution, with most banks requiring borrowers to be under 55 years of age at loan inception. Application and service fees typically cost 1.5-2% of the loan amount, while early repayment penalties apply during the first three years of the loan term.
Foreign buyers must arrange alternative financing through international banks, private lenders, or personal funds, as the Myanmar banking system does not provide mortgage products to non-citizens. This restriction significantly impacts the foreign buyer market and requires careful financial planning before property acquisition.
The limited financing landscape means most property transactions in Myanmar involve substantial cash components, with many buyers leveraging international financing secured against assets in their home countries or using investment funds specifically allocated for Southeast Asian real estate.
Can you give examples of actual purchase prices for different types of properties?
Real market transactions in Myanmar demonstrate the wide range of property options available across different price points and property types.
In Yangon's city center, recent sales include a 60-square-meter condominium that sold for $95,000, featuring modern amenities and city views. A larger 75-square-meter apartment in a premium building commanded $143,000, while a luxury 100-square-meter penthouse reached $238,000 with high-end finishes and exclusive facilities.
Studio apartments of 30 square meters have sold for approximately $48,000, representing the most affordable modern housing option in central Yangon. Entry-level apartments ranging from 40 to 60 square meters typically sell between $30,000 and $50,000, offering the best value proposition for first-time buyers and rental investors.
Landed properties show greater price variation, with houses in desirable Yangon neighborhoods selling between $285,000 and $475,000 for properties of 120 to 160 square meters. Mandalay houses offer better value, with similar properties selling between $134,000 and $225,000, representing 20-30% savings compared to Yangon.
Land plots in Yangon's outskirts have shown dramatic appreciation, with some areas doubling in value over 2-3 years. These transactions often involve larger investment amounts and longer development timelines but offer the highest potential returns in the Myanmar market.
Which neighborhoods are considered the most expensive, the most up-and-coming, and the most budget friendly?
Myanmar's neighborhood hierarchy reflects historical development patterns, infrastructure quality, and proximity to business districts.
The most expensive neighborhoods in Yangon include Golden Valley, Bahan, Dagon, and Inya Road, where properties command premium prices due to established infrastructure, diplomatic presence, and high-end amenities. These areas attract wealthy locals, expatriates, and international investors seeking luxury accommodations and prestigious addresses.
Up-and-coming areas center on Yangon's peripheral townships, including South Dagon, Dagon Seikkan, North Dagon, and East Dagon. These satellite townships are experiencing rapid development with new infrastructure projects, improved transportation links, and significant price appreciation of 8-10% annually as urban expansion continues.
Budget-friendly options are found in areas like Botahtaung, located near downtown with historic character and lower-cost apartments and guesthouses. These neighborhoods offer accessibility to central Yangon while maintaining affordable price points for local buyers and investors seeking higher rental yields.
It's something we develop in our Myanmar property pack.
If I want to live there, rent it out short-term, rent it out long-term, or buy to resell later, what are the best options?
Property strategy in Myanmar varies significantly based on intended use, with each approach requiring different location and property type considerations.
For personal residence, modern condominiums in central Yangon or prime townships like Bahan and Dagon offer the best combination of amenities, security, and convenience. Families should consider landed houses in established neighborhoods that provide space and privacy while maintaining access to international schools and business districts.
Short-term rental investments perform best in central apartments within expat and diplomatic districts, particularly Bahan and Dagon, where international visitors and business travelers seek furnished accommodations. These properties benefit from higher daily rates but require active management and marketing to international guests.
Long-term rental strategies should focus on modern condominiums or entry-level units in high-yield districts near industrial zones like Hlaing Tharyar. These areas attract local workers and expatriate employees seeking affordable, comfortable housing with reliable transportation links to employment centers.
Resale investment opportunities are strongest in land plots and entry-level apartments in emerging areas, particularly urban fringe townships around Yangon that show 8-10% annual appreciation. These investments require longer holding periods but offer the highest potential returns as urban development expands outward.
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.
How have property prices changed compared to five years ago and compared to one year ago?
Myanmar's property market has experienced dramatic volatility over the past five years, with significant price movements reflecting political and economic instability.
In 2022, property prices surged 30-50% across Yangon and Mandalay due to currency devaluation and political uncertainty that drove investors toward real estate as a hedge against economic instability. This dramatic increase represented one of the most significant property price movements in Southeast Asia during that period.
Growth rates slowed markedly in 2023 as the initial shock effects stabilized and market participants adjusted to new political and economic realities. The market entered a consolidation phase with more measured price movements reflecting genuine supply and demand dynamics rather than crisis-driven speculation.
From 2024 to September 2025, property prices have shown modest but steady growth of 3-6% annually, with land in new townships and Mandalay condominiums outperforming other segments with appreciation rates reaching 10%. This stabilization indicates the market has found a new equilibrium after the turbulent 2022-2023 period.
Compared to one year ago, most property segments have appreciated 3-6%, with satellite townships around Yangon showing the strongest performance at 8-10% due to ongoing urban expansion and infrastructure development. This growth rate represents a healthy, sustainable trajectory after the excessive volatility of previous years.
What is the forecast for property prices in the next 1 year, 5 years, and 10 years?
Property price forecasts for Myanmar indicate continued growth with significant potential upside, though political and economic factors introduce uncertainty into long-term projections.
Over the next year, property prices are expected to grow 4.7-8.6% annually, with the strongest performance likely in emerging townships around Yangon and secondary cities like Mandalay. This growth reflects continued urbanization, infrastructure development, and the market's recovery from earlier volatility.
The five-year outlook from 2025-2030 projects sustained annual growth of 4.7-8.6%, supported by demographic trends, urban expansion, and economic development. The residential real estate sector is forecast to grow by $233 million from 2024-2029, indicating substantial market expansion and investment opportunities.
Long-term projections through 2035 remain optimistic but carry greater uncertainty due to potential political developments and regional economic changes. Continued infrastructure investment, urban development, and Myanmar's strategic location within Southeast Asia support positive long-term prospects for property appreciation.
However, ongoing political and currency instability could disrupt these forecasts, making Myanmar a higher-risk, potentially higher-reward investment destination compared to more stable regional markets. Investors should consider these factors when planning long-term property strategies.
It's something we develop in our Myanmar property pack.
How do property prices in Myanmar compare with other big, similar cities in the region?
Myanmar property prices remain significantly below regional benchmarks, offering compelling value propositions for investors seeking entry points into Southeast Asian real estate markets.
Yangon city-center apartments average $1,464 per square meter, compared to Bangkok's $2,000-2,600 per square meter range in central locations. Bangkok's average unit price of $106,383 substantially exceeds Yangon's typical condominium prices of $95,000-$143,000, despite similar urban amenities and infrastructure.
Ho Chi Minh City presents another regional comparison, with average home prices around $103,000, slightly higher than Yangon's entry-level market but comparable to mid-range properties. However, Ho Chi Minh City's more developed financial markets and infrastructure command premium pricing for equivalent property types.
Both Bangkok and Ho Chi Minh City demonstrate more expensive overall property markets as of September 2025, with Myanmar offering 30-50% cost savings for similar property types and locations. This price differential reflects Myanmar's emerging market status, currency conditions, and development stage compared to more established regional centers.
The pricing gap presents opportunities for early-stage investors willing to accept higher political and economic risks in exchange for potentially superior returns as Myanmar's economy develops and integrates further with regional markets over the coming decade.
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.
Myanmar's property market represents one of Southeast Asia's most affordable real estate opportunities, with studio apartments starting at $48,000 and luxury penthouses reaching $238,000 in Yangon.
While transaction costs add 5-10% to purchase prices and foreigners face financing restrictions, the market offers compelling value compared to regional alternatives like Bangkok and Ho Chi Minh City.
Sources
- Yangon Price Forecasts - BambooRoutes
- Myanmar Property Investment Data - Numbeo
- Myanmar Price Forecasts - BambooRoutes
- Mandalay Price Forecasts - BambooRoutes
- Myanmar Tax Booklet 2023-2025 - VDB Loi
- Myanmar Real Estate for Foreigners - BambooRoutes
- Home Loan Products - AYA Bank
- Home Loan Services - Yoma Bank
- Myanmar Residential Real Estate Market Analysis - Technavio
- Residential Real Estate Market in Myanmar - Mordor Intelligence