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As of September 2025, Yangon's property market shows strong growth with average central apartment prices reaching $1,465 per square meter.
Property prices in Yangon have doubled over the past five years, driven by urbanization, currency depreciation, and demand for hard assets. Central condos now average $95,000 for 60 square meters, while luxury penthouses exceed $238,000. The market offers opportunities across all price ranges, from budget studios under $30,000 to prime houses reaching $475,000 in prestigious neighborhoods like Bahan and Dagon.
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Yangon property prices range from $30,000 for basic apartments to over $475,000 for luxury houses, with central condos averaging $1,465 per square meter.
The market has experienced 100% growth over five years, with satellite townships like North Dagon showing the strongest appreciation and continued growth potential.
| Property Type | Average Price (USD) | Price per Sqm | Best Areas |
|---|---|---|---|
| Central Apartment (60sqm) | $95,000 | $1,465 | Bahan, Dagon |
| Modern Condo (75sqm) | $143,000 | $1,900 | Mayangone, Sanchaung |
| Luxury Penthouse (100sqm) | $238,000 | $2,380 | Central townships |
| Prime House (150sqm+) | $285,000-$475,000 | $1,900-$3,200 | Bahan, Mayangone |
| Budget Apartment (40-60sqm) | $30,000-$60,000 | $650-$1,000 | Outer townships |
| Commercial Office (CBD) | Varies | $2,500+ | Central business district |
What's the current average property price in Yangon?
As of September 2025, Yangon property prices vary significantly by location and property type, with central apartments averaging $1,465 per square meter.
A typical 60-square-meter condo in central Yangon costs around $95,000, while modern 75-square-meter units reach approximately $143,000. Luxury penthouses of 100 square meters or more command prices of $238,000 in core townships, representing 400-500 million Myanmar Kyat.
For houses in prime locations, prices range from $285,000 to $475,000, with main street properties often exceeding 1 billion Myanmar Kyat. New satellite townhouses typically cost between $143,000 and $238,000, showing the steepest growth in developing areas like North Dagon and Dagon Myothit.
At the budget end of the market, older apartments in outskirts areas cost $30,000 to $60,000 with basic amenities, while studio units in satellite townships can be found for under $30,000.
Commercial spaces in the central business district rent for approximately $80 per square meter per month, with sale prices for prime office and retail space often exceeding $2,500 per square meter in central locations.
How do prices vary between apartments, houses, and commercial spaces?
Property prices in Yangon show distinct patterns across different property types, with apartments generally offering more affordable entry points than houses.
| Property Type | Typical Size | Price Range (USD) | Price per Sqm |
|---|---|---|---|
| Central Apartment | 60sqm | $95,000 | $1,465 |
| Modern Apartment | 75sqm | $143,000 | $1,900 |
| Luxury Penthouse | 100sqm+ | $238,000+ | $2,380 |
| Prime House | 150sqm+ | $285,000-$475,000 | $1,900-$3,200 |
| Suburban Apartment | 40-60sqm | $30,000-$60,000 | $650-$1,000 |
| Commercial Office (CBD) | Varies | Sale: $2,500+/sqm | Rent: $80/sqm/month |
What's the breakdown of prices in different neighborhoods and districts?
Yangon's property market shows clear geographic price variations, with central townships commanding premium prices and satellite areas offering growth potential.
The most expensive neighborhoods include Bahan, Dagon, and Mayangone, where luxury houses and apartments with river or city views range from $350,000 to $700,000. These areas represent the city's luxury core and maintain the highest property values due to their central location and established infrastructure.
Up-and-coming areas like North Dagon and Dagon Myothit have experienced price growth exceeding 100% since 2022, benefiting from new infrastructure development and urbanization trends. These satellite townships offer excellent value for money and strong appreciation potential.
Budget-friendly options are found in periphery townships and outer Dagon Myothit areas, where basic apartments and studio units cost between $20,000 and $60,000. These areas suit first-time buyers and investors seeking affordable entry points.
Mid-tier neighborhoods like Sanchaung, Kamaryut, and Hlaing appeal to families and young professionals, with new condos priced between $100,000 and $200,000. These areas balance affordability with good amenities and accessibility.
How do property prices change depending on the size or surface area?
Property prices in Yangon follow predictable patterns based on size, with price per square meter generally decreasing as total property size increases.
Central condos command approximately $1,465 per square meter, while suburban apartments range from $650 to $1,000 per square meter. This significant difference reflects the premium for central location and modern amenities.
Larger homes and plots typically have slightly lower per-square-meter costs but require higher total investment. For example, a 150-square-meter house in a prime area might cost $1,900 per square meter, while a smaller 75-square-meter apartment in the same area costs $1,900 per square meter.
Commercial properties follow different pricing structures, with prime CBD office space exceeding $2,500 per square meter for purchase, reflecting the high demand for well-located business premises.
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What's the typical total cost once you include fees, taxes, and legal expenses?
Property purchases in Yangon involve additional costs beyond the purchase price, typically adding 5-10% to the total investment.
Stamp duty represents the largest additional cost at 2-4% of the purchase price, while agent commissions range from 1-5% and are usually paid by the buyer. Legal fees typically cost $1,000 to $3,000 or 1-2% of the property price, depending on the complexity of the transaction.
Registration fees are minimal but required for all property transactions. Other expenses include insurance, translation services, notary fees, and bank transfer costs, which collectively add another 1-2% to the total cost.
For a $100,000 property purchase, buyers should budget an additional $5,000 to $10,000 for all fees and expenses. This brings the total investment to $105,000-$110,000, which buyers must factor into their financing calculations.
These costs are separate from any mortgage-related fees, which may include loan origination fees, appraisal costs, and mortgage insurance premiums charged by lenders.
How much would a buyer usually need to put down as a mortgage deposit, and what are the financing options?
Yangon property buyers typically need to provide 25-30% of the purchase price as a down payment when securing bank financing.
Major banks including CB Bank, KBZ Bank, AYA Bank, and SHWE Bank offer similar loan-to-value ratios of 55-70%, meaning buyers can finance up to 70% of the property value. The remaining 25-30% must be covered by the buyer's down payment plus all associated fees and expenses.
Interest rates currently range from 10-13% per annum, with typical loan terms extending 15-25 years. These rates reflect the current economic environment and risk assessments by local lenders.
Buyers must provide robust documentation including income verification, employment history, and often both local and foreign documentation depending on their residency status. The approval process typically takes several weeks and requires thorough financial assessment.
For a $100,000 property, buyers would need approximately $30,000-$35,000 in cash (including down payment and fees), with the bank financing the remaining $65,000-$70,000 over the agreed loan term.
Can you give some example purchase prices for properties across low, mid, and high ranges?
Yangon's property market offers options across all price ranges, from budget-friendly apartments to luxury residences.
| Price Range | Property Examples | Typical Locations | Target Buyers |
|---|---|---|---|
| Low ($20,000-$60,000) | Older apartments, studio units | Outskirts, peripheral townships | First-time buyers, budget investors |
| Mid ($70,000-$150,000) | 1-2 bedroom midtown condos | Sanchaung, Kamaryut, Hlaing | Young professionals, families |
| Upper-mid ($200,000-$400,000) | Modern central condos, townhouses | Central townships, new developments | Affluent locals, expat professionals |
| High ($500,000+) | Luxury villas, prime houses | Bahan, Dagon, Mayangone | High-net-worth individuals |
Which areas are the most expensive right now, which are considered up-and-coming, and which are the most budget-friendly?
Yangon's property market shows distinct geographic pricing patterns that reflect development stages and infrastructure quality.
The most expensive areas remain Bahan, Dagon, and Mayangone, where prime downtown streets command premium prices. These established neighborhoods feature luxury houses and condos with city or river views, with properties ranging from $350,000 to over $700,000.
Up-and-coming areas include North Dagon, Dagon Myothit, and parts of Hlaing Tharyar, which benefit from new infrastructure development and urbanization trends. These satellite townships have experienced price growth exceeding 200% over five years and continue showing strong appreciation potential.
Budget-friendly options are concentrated in southern and eastern townships, outlying areas of Dagon Myothit, and developing sections of Hlaing Tharyar. These areas offer basic apartments and studio units from $20,000 to $60,000, making them accessible to first-time buyers and budget-conscious investors.
Mid-range neighborhoods like Sanchaung, Kamaryut, and central Hlaing provide good value for families, with modern amenities and reasonable prices between $100,000 and $200,000 for quality condos.
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How have prices shifted compared to five years ago and compared to just one year ago?
Yangon property prices have experienced dramatic growth over recent years, with most properties doubling in value since 2020.
Over the five-year period from 2020 to 2025, property prices increased by approximately 100%, with satellite townships showing even stronger growth of up to 200%. This dramatic appreciation reflects currency depreciation, urbanization trends, and increased demand for hard assets during economic uncertainty.
The annual change from 2024 to 2025 shows more moderate but still significant growth of 4-10% overall, with higher rates concentrated in developing townships. This represents a normalization from the explosive growth of previous years while maintaining upward momentum.
Key drivers of this price appreciation include rapid urbanization, infrastructure development in satellite areas, currency depreciation making property attractive as a store of value, and growing demand from both local and international buyers.
Satellite townships like North Dagon and Dagon Myothit have led price growth due to new infrastructure, improved accessibility, and their appeal to young families seeking affordable modern housing options.
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What are the forecasts for property prices in the next year, five years, and ten years?
Yangon property market forecasts suggest continued growth with varying rates across different time horizons.
For the next year (2026), prices are expected to rise another 5-10%, with affordable housing and satellite areas leading appreciation. This growth will be driven by continued urbanization and infrastructure development in emerging townships.
Over the next five years (2025-2030), continued growth is expected but likely at slower rates as affordability constraints and economic risks create natural market limitations. Annual appreciation may moderate to 3-7% as the market matures and reaches higher price levels.
The ten-year outlook (2025-2035) remains positive if urbanization and infrastructure development continue as planned. However, political stability and financial system development will significantly influence long-term growth potential, with inherent risks that investors must consider.
Satellite townships are expected to outperform central areas due to their lower starting prices, development potential, and appeal to young families. Central areas will likely see more modest but steady appreciation reflecting their established premium status.
What are the smartest choices today if you want to live in the property, rent it out short term, rent it long term, or buy to resell later?
Investment strategy in Yangon depends significantly on your primary objective and risk tolerance.
For owner-occupancy, Bahan, Kamaryut, and Mayangone offer high-end quality of life with established infrastructure and amenities. Mid-range buyers should consider Sanchaung or Hlaing for good family environments with reasonable prices and growth potential.
Short-term rental investments perform best with city center apartments and modern condos, which generate strong rental yields often reaching 7-8%. These properties appeal to business travelers and expatriate professionals requiring furnished, well-located accommodations.
Long-term rental strategies should focus on new townships like North Dagon and Dagon Myothit, where affordable units meet high demand from young families and professionals. These areas offer good rental yields with lower entry costs and appreciation potential.
Buy-to-resell strategies should concentrate on up-and-coming townships for maximum appreciation potential, though investors must factor in higher political and economic risks. Areas showing infrastructure development and growing accessibility offer the best prospects for capital gains.
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How do Yangon's property prices compare with those of other similar big cities in the region?
Yangon remains relatively affordable compared to other major Southeast Asian cities, though local affordability presents challenges.
| City | Average Price/Sqm (USD) | Rental Yield | Price-to-Income Ratio |
|---|---|---|---|
| Yangon | $1,465 | 7-8% | 21.9 |
| 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 |
| Manila | $2,500-$3,200 | 5-6% | 16.4 |
| Jakarta | $1,800-$2,500 | 6-7% | 14.3 |
| Phnom Penh | $1,600-$2,200 | 6-7% | 19.8 |
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 significant opportunities across all price ranges, from budget apartments under $30,000 to luxury houses exceeding $475,000.
With prices having doubled over five years and continued growth expected, careful consideration of location, property type, and investment strategy will determine success in this dynamic market.
Sources
- Yangon Price Forecasts - BambooRoutes
- Yangon Property Market Analysis - BambooRoutes
- Myanmar Property Investment Guide - InvestAsian
- Yangon Apartment Sales Analysis - GNLM
- Myanmar Real Estate for Foreigners - BambooRoutes
- Moving to Myanmar Property Guide - BambooRoutes
- KBZ Bank Home Loan Details
- CB Bank Home Loan Information
- AYA Bank Home Loan Services
- Myanmar Real Estate Forecasts - BambooRoutes