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Yangon's rental market offers diverse opportunities with apartments averaging $300-600/month and rental yields reaching 7% annually.
The city's rental landscape varies significantly across districts, with premium areas like Mayangone and Kamaryut commanding higher rents while emerging townships offer more affordable options for both investors and tenants.
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As of September 2025, Yangon's rental market shows strong performance with apartments ranging from $300-600/month and houses commanding 2.6-4.8 million MMK monthly.
The city delivers impressive 7% rental yields, outperforming regional markets like Bangkok (4-6%) and Kuala Lumpur (4-5%), making it attractive for property investors.
| Property Type | Average Monthly Rent | Prime Locations |
|---|---|---|
| 1-Bedroom Apartment | $300 (500,000 MMK) | Downtown, Kamaryut |
| 2-Bedroom Apartment | $450 | Mayangone, Hlaing |
| 3-Bedroom Apartment | $600 | Central districts |
| Condos | 900,000 - 2,600,000 MMK | Hlaing, Mayangone |
| Houses | 2,600,000 - 4,800,000 MMK | Kamaryut, Mayangone |
| Serviced Apartments | $68/night ($2,000+/month) | Business districts |
| Overall Rental Yield | 7% annually | City-wide average |
What are the current average rents in Yangon by property type?
Yangon's rental market in September 2025 shows clear pricing patterns across different property types.
Apartments dominate the affordable segment with 1-bedroom units averaging $300/month in downtown areas, while 2-bedroom apartments command $450/month and 3-bedroom units reach $600/month. Local areas typically offer apartments for 500,000 MMK (approximately $250/month) for basic 1-bedroom units.
Condos represent the mid-to-high-end market with significant district variations. Insein condos start at 900,000 MMK/month, while Kamaryut units average 1,900,000 MMK/month. Premium districts like Mayangone and Hlaing command 2,100,000 MMK and 2,600,000 MMK monthly respectively.
Houses occupy the luxury segment with Insein properties starting at 2,600,000 MMK/month and premium areas like Kamaryut reaching 4,800,000 MMK/month. Mayangone and Hlaing houses average 3,900,000 MMK and 4,100,000 MMK monthly.
Serviced apartments cater to short-term and business travelers, averaging $68/night or over $2,000/month for extended stays.
How do rental prices vary across Yangon's neighborhoods?
Yangon's rental market shows dramatic price variations across different townships and districts.
| Neighborhood | Apartment Rent (MMK/month) | Condo Rent (MMK/month) | House Rent (MMK/month) |
|---|---|---|---|
| Kamaryut | 500,000 | 1,900,000 | 4,800,000 |
| Mayangone | 400,000 | 2,100,000 | 3,900,000 |
| Hlaing | 500,000 | 2,600,000 | 4,100,000 |
| Insein | N/A | 900,000 | 2,600,000 |
| South Okkalapa | 500,000 | 2,600,000 | 4,000,000 |
| Thingangyun | 500,000 | 1,800,000 | 4,200,000 |
| Dawbon | 300,000 | N/A | 2,500,000 |
What are typical rents based on property size?
Property size directly correlates with rental pricing in Yangon's market.
Studio apartments represent the entry-level segment at $250-300/month, though fewer listings are available in this category. Downtown studios with basic furnishing typically command the higher end of this range.
One-bedroom properties offer two distinct markets: downtown units at $300/month for partially furnished spaces, and local area apartments at 500,000 MMK ($250/month) for basic accommodations.
Two-bedroom apartments average $450/month across various districts, providing good value for families and shared living arrangements. Three-bedroom units reach $600/month on average, representing the upper-middle segment of the apartment market.
Large homes exceeding three bedrooms command premium pricing from 2,500,000 to 5,000,000 MMK monthly, with luxury properties in prime districts reaching even higher levels.
What total costs do landlords face including taxes and fees?
Yangon landlords must account for multiple cost components beyond basic property maintenance.
Income tax represents the primary obligation at 10% of rental income, directly reducing net returns. Property tax combines two components: an 8% general tax plus 5% lighting tax on net rental income, totaling 13% of rental income.
Annual property tax averages 0.5% of the property's assessed value, remaining relatively low compared to regional markets. Stamp duty only applies during property sales at 5%, not affecting ongoing rental operations.
Additional operational expenses include leasing commissions when using property management services, routine repairs and maintenance, and sometimes utility costs depending on lease agreements. These variable costs typically add 2-5% to the total expense burden.
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How do mortgage payments compare with rental income?
Financing property purchases in Yangon requires substantial upfront capital but offers attractive rental yields.
Standard mortgage requirements include 30% down payments for condos, apartments, and houses, significantly reducing loan-to-value ratios. Current rental yields averaging 7% annually provide strong coverage for mortgage payments when properties are leveraged appropriately.
Monthly rental income from a typical 2-bedroom apartment at $450 ($5,400 annually) can effectively service mortgage payments on moderately priced properties. Houses commanding 3,000,000-4,000,000 MMK monthly ($1,500-2,000) generate substantial rental income relative to purchase prices.
The 7% rental yield significantly outpaces most regional markets, making leveraged property purchases financially attractive for investors with adequate down payment capital.
What are concrete rental price examples for different properties?
Real market examples demonstrate Yangon's diverse rental opportunities across property types and locations.
1. **Downtown 1-bedroom apartment**: $300/month, typically partially furnished with basic amenities, suitable for single professionals or couples2. **Mayangone 3-bedroom condo**: 2,100,000 MMK/month, modern amenities, elevator access, suitable for families or expatriate professionals3. **Kamaryut house**: 4,800,000 MMK/month, standalone property with garden space, premium location for executives or large families4. **Serviced apartment (business district)**: $68/night ($2,000+/month), fully furnished with housekeeping, targeting business travelers and short-term residents5. **Insein condo**: 900,000 MMK/month, affordable option in developing area, good value for local familiesHow do short-term and long-term rental strategies differ?
Yangon's rental market offers distinct opportunities for different leasing strategies.
Short-term rentals up to 3-6 months command premium nightly rates but require intensive management and face higher vacancy risks. Tourism-centric areas and business districts see stronger short-term demand, particularly from expatriate and business travelers.
Long-term leases of 6-12+ months provide lower monthly rates but ensure stable occupancy and reduced management overhead. Current market conditions favor long-term strategies due to high demand and limited supply constraints.
Long-term rentals currently generate more consistent profitability in Yangon, as the market's supply limitations and growing local demand create sustained occupancy rates. Short-term options work best for premium properties in central locations catering to business and tourist traffic.
Who are the typical renters in Yangon and what do they prefer?
Yangon's rental market serves four distinct tenant categories with specific preferences and payment capabilities.
**Expatriate professionals** prefer condos and serviced apartments in central, well-developed districts, often willing to pay premium rates for quality amenities and convenient locations. They typically favor partially furnished units with modern conveniences.**Local residents** focus on apartments and houses with price sensitivity as a primary factor, often sharing units to reduce costs. They prefer unfurnished properties in established residential areas with good transportation links.**Students and trainees** commonly share apartments or rent individual rooms, concentrating on affordability and proximity to educational institutions. They typically choose basic accommodations in areas like Dawbon or outer townships.**Corporate clients** seek serviced apartments and house rentals for staff accommodation and office spaces, prioritizing professional locations and full-service options. They often require flexible lease terms and comprehensive facilities.What are the vacancy rates across different property types and locations?
Yangon's rental market maintains generally low vacancy rates due to strong demand across most segments.
Affordable and mid-range properties experience highly active rental markets with minimal vacancy periods in most districts. Strong population growth and limited housing supply create sustained demand for reasonably priced apartments and houses.
Higher-end luxury units may experience elevated vacancy rates but maintain stable yields due to expatriate and corporate demand. Premium properties in districts like Mayangone and Kamaryut typically find tenants despite higher price points.
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What are the current rental yields and how do they break down?
Yangon delivers impressive rental yields that significantly outperform regional market averages.
The average residential rental yield reaches 7% annually across the city, representing one of the strongest performances in Southeast Asia. This yield calculation factors in gross rental income against property purchase prices before deducting landlord expenses.
Yield variations exist across property types and districts, with apartments in emerging areas potentially delivering higher returns due to lower purchase prices, while premium condos and houses in established districts provide steady, reliable yields.
These 7% yields substantially exceed Bangkok's 4-6% gross yields, Kuala Lumpur's 4-5% returns, and approach Ho Chi Minh City's 5-7% range, making Yangon particularly attractive for yield-focused investors.
How have rents and yields changed over recent years and what are the forecasts?
Yangon's rental market demonstrates consistent upward momentum with strong future growth projections.
Over the past five years, rents have steadily increased with 4-6% growth in 2024, and projections suggest up to 10% increases in 2025. Affordable housing and new township properties lead this growth trend due to supply constraints and population migration.
Compared to 2024, rents rose 4-6% as both foreigners and locals returned to the market, creating particularly strong demand for apartments and affordable housing segments.
Future forecasts project continued growth with 5-10% annual rent increases expected over the next 1-2 years. Long-term projections anticipate 8.6% compound annual growth rate through 2033, dependent on economic and political stability factors.
Supply constraints and ongoing urbanization will continue driving upward rent pressure, especially in mid-range and affordable segments where demand consistently exceeds available inventory.
How does Yangon compare with other major regional cities?
Yangon stands out as a high-yield, affordable entry market compared to regional property investment destinations.
| City | Average Yield (%) | Typical Monthly Rent Range | Market Characteristics |
|---|---|---|---|
| Yangon | 7 | $300–$3,000 | Strong yield, growing demand |
| Bangkok | 4–6 (gross) | $250–$5,000 | Lower net yields, mature market |
| Ho Chi Minh City | 5–7 | $200–$3,000 | Higher volatility, emerging market |
| Kuala Lumpur | 4–5 | $200–$2,000 | Stable, moderate yields |
| Singapore | 2–3 | $1,500–$8,000 | High entry cost, lower yield |
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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 rental market offers compelling opportunities for both investors and tenants, with 7% annual yields significantly outperforming regional competitors.
The market's combination of affordable entry prices, strong demand fundamentals, and projected growth makes it particularly attractive for property investment strategies focused on rental income generation.