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
Buying property in Myanmar as a foreigner involves navigating strict ownership laws and complex legal procedures that require careful attention to detail.
Foreigners can only legally purchase condominium units in registered buildings, subject to a 40% foreign ownership cap, while land and standalone houses remain completely off-limits for foreign ownership. The entire process demands professional legal assistance, proper documentation verification, and compliance with Myanmar's stringent registration requirements to avoid costly mistakes and legal complications.
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Foreigners in Myanmar can only legally purchase condominium units (maximum 40% of units in registered buildings), while land and houses are strictly prohibited for foreign ownership.
The purchase process requires extensive legal due diligence, official overseas bank transfers, government registration, and payment of approximately 5-10% in total transaction costs including stamp duty and transfer taxes.
| Purchase Step | Requirements | Timeframe |
|---|---|---|
| Property Eligibility Check | Verify registered condominium status, 40% foreign quota availability | 1-2 weeks |
| Legal Due Diligence | Title verification, seller authority check, building permits review | 2-4 weeks |
| Contract Preparation | Bilingual contract (English/Myanmar), price, payment schedule, responsibilities | 1-2 weeks |
| Fund Transfer | Official overseas bank transfer with anti-money laundering compliance | 1-2 weeks |
| Tax and Fee Payment | Stamp duty (2%), transfer tax (2%), legal and registration fees | 1 week |
| Government Registration | Office of Registration of Deeds (ORD) filing and approval | 2-4 weeks |
| Title Transfer | Receive registered ownership certificate | 1-2 weeks |
Can foreigners legally buy property in Myanmar?
Foreigners cannot legally own land or standalone houses in Myanmar under current property laws as of September 2025.
The 2016 Condominium Law allows foreigners to purchase condominium units, but with strict limitations. Foreign buyers can only own up to 40% of the total units in any registered condominium building.
For commercial purposes, foreigners can lease land for up to 70 years, but only with a Myanmar Investment Commission (MIC) permit. This leasing option requires substantial investment commitments and regulatory approvals that make it impractical for most individual buyers.
The ownership restrictions are absolute - there are no workarounds or legal structures that allow foreigners to circumvent these rules for residential property ownership.
It's something we develop in our Myanmar property pack.
What types of property can a foreigner actually own or lease?
Foreigners in Myanmar have extremely limited property ownership options compared to other Southeast Asian countries.
| Property Type | Foreign Ownership Status | Key Restrictions |
|---|---|---|
| Registered Condominium Units | Ownership Allowed | Maximum 40% of units per building, minimum 6 floors, 20,000 sq ft lot size |
| Land | Lease Only | Commercial purposes only, MIC permit required, up to 70 years |
| Standalone Houses | Prohibited | No foreign ownership or long-term lease options available |
| Non-registered Apartments | Short-term Lease Only | Private rental contracts only, no ownership rights |
| Commercial Buildings | Lease Only | MIC permit required, significant investment thresholds |
What are the main steps to check land title and verify legal ownership?
Title verification in Myanmar requires extensive due diligence due to complex land administration systems and potential documentation issues.
Engage a qualified local lawyer immediately to conduct comprehensive title searches. The lawyer must verify that any condominium building is officially registered under the 2016 Condominium Law and confirm the developer's credentials and building permits are valid.
Check the ownership certificate, all sales agreements, and land registry files to ensure no encumbrances, liens, or disputes exist. In some regions, dual authority systems operate where both government and local ethnic authorities maintain land records, requiring verification in both systems.
Verify that the 40% foreign ownership cap hasn't been exceeded in the target condominium building. This requires reviewing all existing foreign ownership records within the building.
Request original documentation only - copies or unofficial documents carry significant fraud risks in Myanmar's property market.
How do you confirm that the seller has the legal right to sell the property?
Seller verification requires careful examination of ownership documents and legal authority to prevent fraud.
The seller must be the registered owner named in the official ownership certificate or hold legal authorization to sell through valid power of attorney documents. Your lawyer should verify these documents against government records.
Check for any liens, mortgages, or legal disputes that could prevent the sale from proceeding. This includes reviewing court records and consulting with local authorities about any pending legal actions.
If purchasing from a developer, verify their business registration, construction permits, and legal authority to sell individual units. Developers must hold clear title to the entire property and proper subdivision approvals.
Confirm no family disputes or inheritance issues affect the property, as these are common sources of title problems in Myanmar.
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What taxes, fees, and stamp duties must be paid during the purchase?
Property purchase costs in Myanmar typically range from 5% to 10% of the total purchase price when including all taxes and fees.
| Cost Type | Rate | Paid By |
|---|---|---|
| Stamp Duty | 2% of property value | Buyer |
| Property Transfer Tax | 2% of property value | Buyer |
| Registration Fees | 0.1-0.5% of property value | Buyer |
| Legal Fees | 1-3% of property value | Buyer |
| Notary Costs | Fixed fees (varies by region) | Buyer |
| Due Diligence Costs | $500-2,000 USD | Buyer |
What government approvals or permits are required before the sale can be completed?
All property purchases by foreigners must be registered with the Office of the Registration of Deeds (ORD) to be legally valid.
Buyers must provide proof of legal fund transfer through official overseas bank transfers that comply with anti-money laundering regulations. Myanmar's Central Bank tracks all foreign currency transactions above certain thresholds.
For land leases, formal approval from the Myanmar Investment Commission (MIC) is mandatory before any transaction can proceed. This process can take several months and requires substantial investment commitments.
Registration of the new title or lease occurs only after all approvals are obtained and taxes are paid in full. The ORD issues the final ownership certificate once all requirements are met.
It's something we develop in our Myanmar property pack.
How is the sales contract structured and what must it include in Myanmar?
Myanmar property contracts must be extremely detailed and executed in both English and Myanmar languages for legal clarity and enforceability.
The contract must clearly specify all parties involved, complete property details including unit number and building information, total purchase price, and detailed payment schedule with milestone dates.
Include specific timelines for each step of the transaction process and clearly define responsibilities for paying taxes, fees, and other costs. The contract should specify consequences for delays or failures to meet obligations.
Registration of the contract with government authorities is mandatory for legal recognition - unregistered contracts have no legal standing in Myanmar courts.
Include clauses addressing potential title issues, building completion delays, and dispute resolution procedures to protect buyer interests.
What role does a notary, lawyer, or local authority play in finalizing the transaction?
Legal professionals play critical roles in Myanmar property transactions due to complex regulations and documentation requirements.
A qualified local lawyer handles comprehensive due diligence, drafts and reviews all contracts, and confirms the legal validity of the entire transaction. The lawyer coordinates with government agencies throughout the process.
Notaries may certify documents when required, though not all transactions require notarization. When needed, notaries verify signatures and document authenticity.
The Office of the Registration of Deeds (ORD) serves as the primary local authority that registers the property transfer and finalizes legal ownership. ORD staff review all documentation and collect required fees.
Without proper professional involvement, foreign buyers face significant risks of invalid transactions, fraudulent documentation, and legal complications.
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How is payment usually made and what safeguards exist for buyers?
All payments for property purchases in Myanmar must be made through official bank transfers from overseas accounts to ensure legal compliance and traceability.
Use escrow services or staged payment systems that release funds only when specific contract milestones are met. This protects buyers from losing money if sellers fail to deliver clear title or complete construction.
Myanmar's banking system requires detailed documentation for all foreign currency transactions, which actually provides some protection by creating an official paper trail.
Buyers receive the full registered title deed only after complete registration with authorities and confirmation of all payments. Never accept promises of future title delivery or unofficial ownership documents.
Consider title insurance if available, though options are limited in Myanmar compared to other countries.
What are the most common mistakes foreigners make when trying to buy property in Myanmar?
The most frequent error is attempting to purchase non-eligible properties like non-registered apartments, land, or standalone houses that foreigners cannot legally own.
1. **Inadequate Legal Representation**: Failing to engage qualified local lawyers or using inexperienced legal counsel leads to overlooked due diligence issues and invalid transactions.2. **Insufficient Documentation Verification**: Not properly verifying building registration status, seller authority, or existing foreign ownership percentages in condominium buildings.3. **Falling for Fraudulent Schemes**: Accepting fake ownership documents, unofficial titles, or promises of future legal changes that never materialize.4. **Ignoring Dual Authority Systems**: Not understanding that some regions have both government and ethnic authority land administration systems requiring separate verification.5. **Rushing the Process**: Attempting to complete transactions too quickly without allowing adequate time for proper due diligence and government approvals.6. **Inadequate Fund Transfer Documentation**: Using informal payment methods or failing to maintain proper records of overseas fund transfers required by law.What are the risks around unclear titles, fake documents, or disputed land?
Title fraud and documentation issues represent the most significant risks in Myanmar's property market, particularly affecting foreign buyers unfamiliar with local systems.
Unclear or unofficial titles are common problems, especially in rural areas or regions with ongoing ethnic conflicts where multiple authorities may claim jurisdiction over the same land.
Fraudulent documents including fake ownership certificates, forged building permits, and invalid developer licenses are serious risks that can result in complete loss of investment.
Disputed boundaries, overlapping claims, and encumbered properties create ongoing legal complications that can prevent clear ownership transfer or lead to future litigation.
It's something we develop in our Myanmar property pack.
What protections or recourses does a buyer have if something goes wrong after purchase?
Legal protections for property buyers in Myanmar exist but enforcement can be slow and unreliable, making prevention through proper due diligence essential.
Buyers can pursue legal action in Myanmar courts for cases involving fraud, breach of contract, or title disputes, but court proceedings often take years to resolve.
Only properties with properly registered, government-issued deeds offer genuine legal protection that courts will recognize and enforce.
If transactions were properly registered and all taxes paid, buyer rights are generally recognized by authorities, though practical enforcement varies by region and case complexity.
Consulting trustworthy lawyers and insisting on original, officially registered documents before completing any transaction provides the strongest safeguards available in Myanmar's current legal environment.
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.
Foreign property ownership in Myanmar remains highly restrictive, with condominium units being the only viable option for individual buyers.
The complex legal requirements, significant documentation risks, and limited enforcement mechanisms make professional legal assistance absolutely essential for any property transaction in Myanmar.
Sources
- Mondaq - Myanmar Real Estate Guide 2025
- BambooRoutes - Moving to Myanmar: Buy Property Guide
- BambooRoutes - Myanmar Real Estate for Foreigners
- UNCTAD - Myanmar Condominium Law
- InvestAsian - Myanmar Foreign Property Ownership
- Generis Online - Land Acquisition Guide Myanmar
- KHRG - Land Confiscations in Southeast Myanmar
- Tilleke & Gibbins - Real Estate Guide Myanmar