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Yes, the analysis of Yangon's property market is included in our pack
Yangon's property market as of September 2025 is experiencing sustained price growth with strong rental yields.
Central Yangon apartments average $1,465 per square meter while suburban properties trade around $1,014 per square meter. The market shows robust growth with prices doubling over the past five years and projected 8.6% compound annual growth rate through 2033.
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Property prices in Yangon have doubled over the past five years with central apartments averaging $1,465 per square meter.
The market offers attractive rental yields of 7-8% in central areas, outperforming most Southeast Asian cities.
| Property Type | Central Yangon Price | Suburban Price |
|---|---|---|
| Price per sqm | $1,465 | $1,014 |
| 1-bedroom apartment | ~$95,000 | ~$65,000 |
| 2-bedroom apartment | ~$143,000 | ~$98,000 |
| Rental yield | 7-8% | 6-7% |
| Monthly rent (1-bed) | $480 | $207 |
| Price growth (2024) | 4-6% | 4-6% |
| Projected growth (2025) | 5-10% | 8-12% |
What is the average price per square meter for apartments in central Yangon versus suburban areas?
Central Yangon apartments currently average $1,465 per square meter as of September 2025.
Suburban properties trade at significantly lower prices, averaging around $1,014 per square meter. This represents a 31% discount compared to central locations, making suburban areas more accessible for budget-conscious buyers.
The price difference reflects the premium placed on central locations with better infrastructure, amenities, and transportation links. Areas like Bahan Township and Dagon Township command the highest prices due to their prime positioning and established commercial districts.
New satellite townships like North Dagon and Dagon Myothit offer even more affordable options, often priced below the suburban average due to ongoing development and infrastructure improvements.
These price differentials create opportunities for investors seeking either immediate rental income in central areas or capital appreciation in developing suburban locations.
What are the typical total costs involved in purchasing a property in Yangon?
Property purchase costs in Yangon extend well beyond the listed price, with additional expenses typically adding 8-14% to your total investment.
Stamp duty represents the largest additional cost at 2-4% of the purchase price, while legal fees add another 1-2%. Agent commissions, typically paid by the buyer, range from 3-5% of the purchase price.
Registration fees remain minimal as fixed amounts, but translation and notary fees can add $200-500 to your total costs. Capital gains tax of 10% applies when you eventually sell the property, calculated on net profit.
Annual property taxes are relatively minor municipal charges that won't significantly impact your ongoing costs. Foreign buyers may face additional documentation and banking transfer fees when bringing funds into Myanmar.
It's something we develop in our Myanmar property pack.
What are the current mortgage interest rates and loan terms available in Myanmar?
Mortgage financing in Myanmar remains extremely limited with most property transactions conducted entirely in cash.
When available, mortgage loans typically feature interest rates between 12-15% annually, significantly higher than most international markets. Banking sector instability and regulatory hurdles make traditional financing difficult to obtain.
Most local and foreign buyers rely on cash purchases, with international bank transfers required for foreign investment. The absence of reliable mortgage markets means buyers must have full purchase amounts available upfront.
This cash-heavy market creates both challenges for buyers needing financing and opportunities for those with available capital to negotiate better prices due to limited competition from leveraged buyers.
Alternative financing through private lenders exists but comes with higher risks and rates, making cash purchases the preferred transaction method.
How have property prices in Yangon changed over the past 5 years and recent trends?
| Time Period | Price Change | Key Drivers |
|---|---|---|
| 2020-2025 (5 years) | +100% (doubled) | Economic recovery, urban development |
| 2024 | +4-6% | Steady demand, limited supply |
| 2025 (projected) | +5-10% | Infrastructure projects, satellite townships |
| Central areas (recent) | +6-8% | Premium location demand |
| Suburban areas (recent) | +8-12% | Affordability, new developments |
| Affordable segment | +10-15% | First-time buyer demand |
| New townships | +12-18% | Infrastructure development |
What are the projected property price trends for the next 1, 5, and 10 years?
Short-term projections for 2025-2026 indicate continued price growth of 5-10% across all segments in Yangon's residential market.
The affordable housing segment and new satellite townships are expected to lead growth with increases up to 15% annually due to infrastructure development and increasing accessibility. Central Yangon properties will likely see more moderate but steady appreciation of 6-8% yearly.
Medium-term forecasts through 2030 suggest robust growth continuing, particularly in satellite townships where major infrastructure projects will improve connectivity and desirability. Government urban planning initiatives support this outlook.
Long-term projections through 2033 anticipate a compound annual growth rate (CAGR) of 8.6% across Yangon's residential property market. This ambitious target reflects expected economic development and urbanization trends.
These projections assume continued political stability and economic growth, with satellite townships potentially outperforming central areas due to their current undervaluation and development potential.
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Which areas in Yangon are currently most expensive and which are emerging as promising investments?
Bahan Township and Dagon Township represent Yangon's most expensive residential areas, with prime properties ranging from $285,000 to $475,000.
Central Yangon districts command premium prices due to established infrastructure, proximity to business districts, and historical prestige. Luxury properties in these areas can reach $700,000 or higher for exceptional units.
North Dagon and Dagon Myothit emerge as the most promising investment areas due to ongoing infrastructure development and significantly lower entry prices. These satellite townships offer high growth potential as connectivity improves.
New residential developments in outer townships provide opportunities for capital appreciation as urban expansion continues. Government infrastructure projects in these areas support long-term value growth.
Downtown areas near the Yangon River maintain steady demand from both local and international buyers seeking established neighborhoods with proven rental markets.
What are the average rental yields in Yangon and how do they compare between property types?
Central Yangon delivers exceptional rental yields of 7-8%, ranking among the highest in Southeast Asia and significantly outperforming regional competitors.
Suburban properties generate slightly lower but still attractive yields of 6-7%, providing strong income potential for investors seeking more affordable entry points.
Modern condominiums and apartments typically achieve higher yields than traditional houses due to stronger rental demand from young professionals and expatriates. New developments with amenities command premium rents.
One-bedroom apartments in central locations provide the strongest yields due to high demand and relatively lower purchase prices compared to larger units.
It's something we develop in our Myanmar property pack.
What are the typical rental prices for different property types in Yangon?
One-bedroom apartments in central Yangon command monthly rents of approximately $480, while similar units in outer areas rent for around $207 per month.
Three-bedroom apartments in prime central locations can achieve rents up to $1,060 monthly, reflecting strong demand for family-sized accommodation in desirable areas.
The rental market shows clear segmentation between central and suburban areas, with central properties achieving more than double the rental rates of comparable suburban units.
Modern amenities, building quality, and proximity to business districts significantly influence rental pricing, with newer developments commanding premium rates regardless of location.
Furnished properties typically achieve 20-30% higher rents than unfurnished units, particularly for short-term and expatriate tenants seeking move-in ready accommodation.
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 do property prices and rental yields in Yangon compare to other major Southeast Asian cities?
Yangon offers exceptional value compared to regional peers, with average prices of $1,465 per square meter significantly below Bangkok ($3,500-4,500) and Kuala Lumpur ($2,800-3,500).
Rental yields in Yangon at 7-8% substantially exceed those in Bangkok (4-5%), Kuala Lumpur (3-4%), and Manila (5-6%), making it one of the region's most attractive markets for income-focused investors.
The price-to-income ratio of 21.94 in Yangon indicates affordability challenges for locals but represents opportunities for international investors compared to more mature markets.
Only Jakarta and Phnom Penh offer comparable pricing levels, but Yangon's superior rental yields provide better income generation potential than these alternative markets.
This positioning makes Yangon attractive for investors seeking high yields and capital appreciation potential in an emerging market with substantial growth runway compared to more developed regional cities.
What are the best property investment strategies for different objectives in Yangon?
1. **Living in the property**: Focus on affordable apartments under $50,000 (100 million MMK) in new townships with improving infrastructure and amenities.2. **Long-term rental income**: Target centrally located or newly built condos and apartments that generate 7-8% annual yields through consistent tenant demand.3. **Buy-to-sell appreciation**: Invest in satellite township properties or affordable segment units experiencing rapid 12-18% annual growth rates.4. **Diversified approach**: Combine central rental properties for immediate income with suburban development plays for capital appreciation.5. **Risk management**: Consider multiple smaller properties across different townships rather than single large investments to spread location risk.What are example purchase prices for different property types in Yangon?
One-bedroom apartments in central Yangon typically cost around $95,000, providing accessible entry points for individual investors seeking rental income properties.
Two-bedroom modern apartments average $143,000, offering larger living spaces suitable for families or higher-end rental markets targeting expatriate tenants.
Luxury penthouses in prime areas command approximately $238,000, representing the upper tier of the apartment market with premium amenities and locations.
Houses in prime locations range from $285,000 to $475,000, depending on size, condition, and specific neighborhood desirability within central districts.
New township properties fall between $143,000 and $238,000, offering modern construction and amenities at prices below central area equivalents while providing strong appreciation potential.
What are the most promising property types and locations for investment in Yangon currently?
Affordable apartments under $50,000 represent the most promising investment segment due to strong domestic demand and limited supply in this price range.
New township developments in North Dagon and Dagon Myothit offer the strongest return potential with infrastructure development driving 12-18% annual appreciation rates.
Modern condominiums in central areas provide balanced opportunities combining moderate appreciation (6-8% annually) with immediate rental income and legal foreign ownership options.
One and two-bedroom apartments across all areas maintain consistent demand from young professionals, couples, and small families, ensuring liquidity and rental stability.
It's something we develop in our Myanmar property pack.
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 as of September 2025 offers compelling opportunities with high rental yields of 7-8% and strong price appreciation potential, particularly in affordable segments and new townships.
While central properties provide immediate rental income, satellite townships like North Dagon and Dagon Myothit present the strongest capital appreciation prospects with projected growth rates of 12-18% annually.