Buying and owning property in Burma (Myanmar) as a foreigner

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Myanmar. If you'd like to learn more about us, you can check our presentation page.

What types of property can foreigners legally buy in Myanmar, and what are they not allowed to purchase compared to locals?

Foreigners in Myanmar can only legally purchase registered condominium units in buildings that meet strict government criteria.

The Condominium Law allows foreign ownership of up to 40% of the total units in each qualified building. This means if a building has 100 units, only 40 can be owned by foreigners. The remaining 60% must be reserved for Myanmar citizens.

All other property types are completely off-limits to foreign buyers. This includes standalone houses, townhouses, land plots, agricultural land, and non-condominium apartments. Even long-term leases for residential use are severely restricted, though commercial leases up to 70 years are possible under Myanmar Investment Commission permits.

The building must be officially registered under Myanmar's Condominium Law and have proper documentation proving its eligibility for foreign ownership. Many developments marketed to foreigners don't actually qualify, making due diligence essential.

Myanmar citizens face no such restrictions and can buy any type of property anywhere in the country.

Do foreigners need a specific visa, residency status, or work permit to own property in Myanmar?

No special visa, residency status, or work permit is required for foreigners to buy eligible condominium units in Myanmar.

A valid passport is the only identification requirement for property ownership. Tourist visa holders, business visa holders, and long-term residents all have the same property ownership rights.

Residency status only affects taxation rates, not ownership eligibility. Non-resident property owners pay a flat 10% tax on rental income, while residents pay progressive tax rates based on their total income.

Work permits and business licenses are completely separate from property ownership rights and don't provide any additional privileges in the real estate market.

It's something we develop in our Myanmar property pack.

Is it necessary for foreigners to be physically present in the country during the property purchase process?

Physical presence in Myanmar during the purchase process is not always legally required, but it's highly recommended for practical reasons.

Some transactions can be completed through power of attorney arrangements, allowing lawyers or agents to act on behalf of foreign buyers. However, this requires extensive legal documentation and adds complexity to an already complicated process.

Being present in Myanmar allows buyers to personally inspect properties, meet with developers, verify documentation, and handle the registration process directly. Many steps become much easier when done in person, including opening bank accounts for fund transfers and signing official documents.

The registration process, which must be completed within 30 days of purchase, typically requires the buyer's signature on multiple official forms. While this can sometimes be handled remotely, in-person completion is more reliable.

Remote purchases also make it harder to verify that buildings truly qualify for foreign ownership and haven't exceeded the 40% foreign quota.

What is the step-by-step process for buying property as a foreigner, and which documents are required at each stage?

The property purchase process for foreigners in Myanmar involves five critical stages, each with specific documentation requirements.

Don't lose money on your property in Myanmar

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

Is it mandatory to hire a local lawyer or agent, and what role do they play in the process?

While not legally mandatory, hiring a local lawyer is strongly recommended and considered essential by most experts for foreign property purchases in Myanmar.

Local lawyers handle critical tasks that foreign buyers cannot easily manage alone. They verify that buildings are properly registered under the Condominium Law, confirm the developer's credentials, ensure the 40% foreign ownership quota hasn't been exceeded, and review all legal documentation for compliance.

Lawyers also draft bilingual sale and purchase agreements, manage the official registration process, coordinate with government offices, and handle title transfer procedures. They ensure all payments comply with Myanmar's money laundering regulations and foreign exchange requirements.

Real estate agents help with property search, viewings, and negotiations but cannot provide legal protection. They should supplement, not replace, proper legal representation.

Legal fees typically range from $1,000 to $3,000 per transaction, depending on complexity. This cost is small compared to the risks of proceeding without proper legal guidance in Myanmar's complex regulatory environment.

What are the typical taxes, fees, and hidden costs involved when buying and later reselling property in Myanmar?

Property transactions in Myanmar involve several mandatory costs that buyers must budget for beyond the purchase price.

Stamp duty represents the largest cost, typically 2% to 3% of the property's purchase price. Registration fees add another 0.5% to 1% of the purchase price. These government fees are non-negotiable and must be paid during the official registration process.

Legal fees range from $1,000 to $3,000 depending on the transaction's complexity and the lawyer's experience. Bank transfer charges for overseas fund transfers can add several hundred dollars, especially for large transactions.

Property inspection costs, agent commissions, and translation services for documents create additional expenses. Some buyers also face unexpected costs for expediting government approvals or handling documentation delays.

When reselling, sellers may face capital gains tax on profits, though rates and enforcement vary. Rental income is taxed at 10% for non-residents, which affects long-term investment returns.

It's something we develop in our Myanmar property pack.

Are mortgages available to foreigners in Myanmar, and if so, what are the interest rates, conditions, and practical tips to secure one?

Mortgages for foreign property buyers in Myanmar are extremely rare and generally impractical.

Most local banks don't offer mortgages to non-residents, and those that do have very strict requirements. Interest rates for available loans range from 12% to 15% annually, making financing expensive compared to international standards.

Foreign buyers typically need to demonstrate substantial local income, provide extensive documentation about their financial status, and often require Myanmar citizen guarantors. The approval process is lengthy and uncertain, with most applications being rejected.

International banks operating in Myanmar have limited residential mortgage products, and these are usually restricted to expatriate employees of multinational companies with local employment contracts.

The practical reality is that nearly all foreign property purchases in Myanmar are cash transactions. Buyers should plan to have the full purchase amount plus all associated fees available in cash before starting the buying process.

How do property prices break down across major cities and regions, and what trends should foreigners know?

Property prices in Myanmar vary significantly between cities, with Yangon commanding the highest prices for foreign-eligible condominiums.

In Yangon, most condominium units available to foreigners range from $100,000 to $300,000, with premium developments in central districts like Downtown, Bahan, and Yankin reaching higher prices. These areas offer the best amenities, infrastructure, and rental potential for foreign owners.

Mandalay offers lower prices but significantly less market liquidity and fewer international-standard developments. Most condos suitable for foreigners cost between $50,000 and $150,000, but resale options are limited.

Naypyidaw has government-driven development but lacks the commercial vibrancy that supports property values. Prices are lower but investment prospects remain uncertain due to the planned city's artificial nature.

Recent price trends show moderate growth in prime Yangon locations, but political instability creates volatility. Properties in established expat areas maintain better value stability than speculative developments in emerging districts.

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.

Which areas are most popular among foreigners to live or invest, and how do they compare for rental yields, capital appreciation, and quality of life?

Yangon dominates foreign property investment in Myanmar, with specific districts offering distinct advantages for different buyer priorities.

Downtown Yangon attracts investors seeking rental yield, with gross returns typically reaching 6% to 7% in well-managed developments. The area offers excellent connectivity, business district proximity, and established expat communities. However, older infrastructure and traffic congestion affect quality of life.

Bahan Township provides the best balance of investment potential and livability. This upscale area features modern developments, international schools, shopping centers, and embassies. Rental yields average 5% to 6%, with stronger capital appreciation prospects due to land scarcity and continued development.

Yankin Township offers newer developments with better amenities but slightly lower rental yields of 4% to 5%. Quality of life is high due to planned infrastructure and proximity to international facilities.

Resort areas like Ngapali Beach and Inle Lake region attract lifestyle buyers but face significant legal and practical barriers. Most developments in these areas don't qualify for foreign ownership, and those that do offer limited liquidity.

It's something we develop in our Myanmar property pack.

What do the latest figures say about liveability rankings, gross rental yields, rental income, tourism numbers, and overall growth forecasts?

As of September 2025, Myanmar's property market indicators show mixed signals with political factors heavily influencing performance metrics.

Yangon ranks highest for livability among Myanmar cities, though it remains below regional standards due to infrastructure limitations and political uncertainty. International schools, healthcare facilities, and expat amenities are concentrated in specific districts rather than city-wide.

Gross rental yields in prime Yangon developments range from 6% to 7% for well-located, properly managed condominiums. However, vacancy risk has increased due to reduced expat demand and economic uncertainty, affecting actual returns.

Tourism recovery remains below pre-pandemic levels, with visitor numbers significantly impacted by ongoing political developments. This reduces short-term rental potential for property investors in traditional tourist areas.

Growth forecasts for Myanmar's property market are cautious, with most analysts projecting modest appreciation in prime locations but continued volatility. Currency instability and regulatory changes create additional uncertainty for foreign investors.

The rental income potential varies significantly by location and target tenant market, with expatriate-focused properties maintaining better occupancy rates than local-market rentals.

What are the common mistakes and pitfalls foreigners face when trying to buy property in Myanmar, and how can they be avoided?

Foreign buyers in Myanmar frequently make critical errors that can result in legal problems or financial losses.

The most serious mistake is purchasing units in buildings that aren't properly registered under the Condominium Law. Many developments marketed to foreigners don't actually qualify for foreign ownership, making the purchase illegal. Always verify registration with government authorities before proceeding.

Exceeding the 40% foreign ownership quota is another major pitfall. Developers sometimes continue selling to foreigners after reaching the limit, creating legal complications for buyers. Demand written confirmation of quota availability and current foreign ownership levels.

Improper fund transfer methods can invalidate purchases and create money laundering violations. Myanmar law requires overseas bank transfers for foreign purchases, not cash payments or local bank transfers. Keep detailed records of all international transfers.

Inadequate due diligence on developers leads to problems with construction quality, completion delays, or project abandonment. Research the developer's track record, financial stability, and previous completed projects before committing.

Incomplete documentation or rushed registration processes create long-term legal vulnerabilities. Ensure all paperwork is properly completed, translated, and filed within required timeframes.

What are the fiscal implications of owning property as a foreigner in Myanmar, both locally and in terms of international taxation?

Property ownership in Myanmar creates tax obligations both locally and potentially in the owner's home country.

Non-resident property owners in Myanmar pay a flat 10% tax on rental income, which is withheld at source by tenants or managing agents. This rate is generally lower than progressive tax rates that apply to residents, making non-resident status potentially advantageous for rental income.

Capital gains tax may apply when selling property, though rates and enforcement vary based on holding period and profit margins. Recent regulatory changes have made capital gains taxation more systematic but still subject to interpretation.

International tax implications depend on the owner's country of residence and citizenship. Many countries tax global income including Myanmar rental income and capital gains, though double taxation treaties may provide relief. The United States taxes citizens on worldwide income regardless of residency.

Property ownership may also trigger reporting requirements in the owner's home country, such as foreign asset declarations or offshore account reporting. Some countries have specific rules for foreign real estate investments that affect tax treatment.

Professional tax advice is essential for understanding obligations in both Myanmar and the home country, especially given Myanmar's evolving tax system and varying international tax treaties.

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.

Sources

1. BambooRoutes - Myanmar Real Estate for Foreigners
2. BambooRoutes - Moving to Myanmar Property Guide
3. Mingalar Real Estate - Buying Property Myanmar
4. Multilaw - Real Estate Guide Myanmar
5. InvestAsian - Myanmar Foreign Property Ownership
6. Charltons Myanmar - Property in Myanmar
7. ExpatExchange - Foreign Property Ownership Myanmar
8. Tilleke & Gibbins - Visas for Foreign Condominium Owners