How to buy a house in Burma (Myanmar)?

Last updated on September 1, 2025

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 is legally possible but highly restricted to condominiums only.

As of September 2025, foreign nationals can only purchase registered condominium units under strict conditions, while land and standalone houses remain completely off-limits. The process requires careful navigation of Myanmar's 2016 Condominium Law and involves substantial documentation, legal fees, and cash payments.

If you want to go deeper, you can check our pack of documents related to the real estate market in Myanmar, based on reliable facts and data, not opinions or rumors.

Quick Summary:

Foreigners can only buy registered condominiums (up to 40% of each building) in Myanmar, with prices ranging from $100,000-$300,000 in Yangon.

The complete process takes 4-8 weeks and requires cash payment, professional legal assistance, and costs typically 15-20% of the property value in additional fees.

Aspect	Details	Cost/Timeline
Allowed Properties	Registered condominiums only (max 40% foreign ownership per building)	$100,000-$300,000 (Yangon)
Prohibited Properties	Land, standalone houses, townhouses, non-registered apartments	N/A - Illegal
Process Duration	Complete purchase from offer to ownership transfer	4-8 weeks
Stamp Duty	Government tax on property purchase	5-10% of property value
Legal Fees	Mandatory lawyer for due diligence and documentation	$1,000-$3,000
Financing	Cash required - mortgages rare for foreigners	12-15% interest if available
Residency Benefits	No visa or residency rights from property ownership	N/A

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.

How this content was created 🔎📝

At BambooRoutes, we explore the Myanmar real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Yangon, Mandalay, and Naypyidaw. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners actually buy property in Myanmar, and what types are allowed?

Foreigners can legally purchase only registered condominium units in Myanmar under the 2016 Condominium Law.

The law restricts foreign ownership to a maximum of 40% of units within each registered condominium building. This means if a building has 100 units, only 40 can be owned by foreigners at any given time.

Land ownership, standalone houses, townhouses, and non-registered apartments are completely prohibited for foreign nationals. Even wealthy investors cannot circumvent these restrictions through nominee arrangements, as such structures violate Myanmar law.

Leasehold arrangements for land are theoretically possible for up to 70 years, but only through Myanmar Investment Commission (MIC) permits for commercial purposes, not residential use. Serviced apartments offer only rental agreements without any ownership rights.

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

What is the step-by-step process for buying a condo in Myanmar?

The Myanmar property purchase process follows seven mandatory steps that must be completed in sequence.

Property identification: Locate eligible condominium units in buildings registered under the 2016 Condominium Law
Quota verification: Confirm that the building hasn't exceeded the 40% foreign ownership limit through official documentation
Legal representation: Hire a qualified Myanmar lawyer specializing in foreign property transactions for due diligence
Contract negotiation: Execute a bilingual sales agreement in both English and Myanmar languages
Fund transfer: Wire money from overseas through registered Myanmar banking channels with proper documentation
Registration: Complete transaction registration at the Office of Registration of Deeds (ORD) and pay all required taxes
Title completion: Receive the official ownership certificate and ensure proper title registration in your name

Each step requires specific documentation and cannot be skipped or rushed. The entire process typically takes 4-8 weeks when all paperwork is properly prepared.

What documents are required for the purchase process?

Myanmar property purchases require extensive documentation divided into mandatory and situational categories.

Mandatory documents include: Valid passport with appropriate visa status, official bilingual property sale contract, bank transfer proof showing overseas fund origins, building registration papers proving condominium law compliance, completed government application forms, stamp duty payment receipts, and professionally translated legal documents.

Situational documents may include: Employment verification letters, income statements from your home country, character references from financial institutions, and power of attorney documentation if completing the purchase remotely.

All documents must be properly notarized, translated into Myanmar language by certified translators, and presented in original format during the registration process. Missing or improperly prepared documentation will delay or prevent the transaction completion.

Do you need to be physically present to complete the purchase?

Physical presence in Myanmar is typically required for final contract signing and property registration processes.

The Office of Registration of Deeds usually demands in-person appearance to verify identity and sign final ownership transfer documents. Remote purchases are theoretically possible using a properly notarized power of attorney, but this approach involves significantly higher risk and complexity.

Initial property viewing, negotiations, and preliminary documentation can be handled remotely through trusted local representatives or qualified real estate agents. However, the final legal steps almost always require your personal presence in Myanmar.

If you must complete the purchase remotely, expect additional legal fees, extended timelines, and potential complications during the registration process.

What are the complete costs involved in buying Myanmar property?

Cost Category	Amount/Percentage	Notes
Property Price	$100,000-$300,000	Typical Yangon condo range (Sep 2025)
Stamp Duty	5-10% of property value	Government tax, varies by location
Legal Fees	$1,000-$3,000	Mandatory lawyer for foreign purchases
Bank Transfer Fees	0.1-0.5% of transfer amount	Required via official channels
Registration Fees	Included in stamp duty	Office of Registration of Deeds
Translation/Notary	$200-$500	Document preparation costs
Agent Commission	2-5% (optional)	If using real estate agent

Total additional costs typically range from 15-20% of the property purchase price, making a $200,000 condo cost approximately $230,000-$240,000 including all fees and taxes.

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How long does the entire buying process take?

The complete Myanmar property purchase process typically requires 4-8 weeks from initial offer to final ownership transfer.

This timeline assumes all documentation is properly prepared, the chosen building has available foreign quota, and no complications arise during due diligence. Delays commonly occur when buildings exceed foreign ownership limits, documentation is incomplete, or registration offices experience backlogs.

The due diligence phase alone takes 2-3 weeks for thorough verification of building registration, ownership quotas, and legal compliance. Contract preparation and negotiation add another 1-2 weeks, while final registration and title transfer require 1-2 weeks.

Remote purchases or complex transactions involving multiple parties may extend the timeline to 10-12 weeks. Starting the process during Myanmar holidays or monsoon season can also cause significant delays.

Are Myanmar real estate agents reliable and how do you choose one?

Real estate agent reliability in Myanmar varies significantly, requiring careful selection and verification processes.

Use only licensed agents recommended by reputable law firms, established expat communities, or verified through Myanmar's official real estate associations. Reliable agents typically have track records of successful foreign transactions, proper licensing credentials, and transparent fee structures.

Verify agent credentials by checking their license status, reviewing past transaction references, and confirming their specialization in foreign property sales. Avoid agents who pressure quick decisions, offer "exclusive deals," or seem unclear about legal restrictions on foreign ownership.

Professional agents should provide clear explanations of the 40% foreign quota system, building registration status, and complete cost breakdowns. They should also facilitate connections with qualified lawyers and transparent communication throughout the process.

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

Will Myanmar's legal system protect foreign property buyers?

Myanmar's legal system provides limited but functional protection for foreign buyers who follow proper procedures and documentation requirements.

Courts generally uphold properly executed and registered property contracts, especially when all documentation complies with the 2016 Condominium Law requirements. However, legal disputes are costly, time-consuming, and outcomes can be unpredictable.

Non-compliance with foreign ownership restrictions, purchasing in unregistered buildings, or exceeding quota limits results in complete loss of ownership rights with no legal recourse. The government strictly enforces these restrictions and violators cannot appeal such decisions.

Professional due diligence and comprehensive documentation provide the strongest protection. Legal disputes are best avoided through thorough verification processes rather than relying on court systems for resolution after problems arise.

infographics rental yields citiesMyanmar

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.

What are the most common mistakes foreign buyers make?

Foreign buyers in Myanmar consistently make five critical mistakes that result in financial losses or legal complications.

Assuming land or house ownership is possible: Many foreigners waste time and money pursuing prohibited property types before understanding legal restrictions
Skipping building registration verification: Purchasing in unregistered buildings or exceeding foreign quotas invalidates ownership rights completely
Using unlicensed agents or avoiding legal representation: Inadequate professional support leads to documentation errors and legal vulnerabilities
Making payments without proper due diligence: Transferring money before confirming legal compliance and building status creates irreversible financial risk
Missing the 30-day registration deadline: Failing to complete registration within required timeframes can void purchase agreements and cause legal complications

These mistakes are entirely preventable through proper research, professional guidance, and adherence to established legal procedures. Most successful foreign buyers invest in quality legal representation and comprehensive due diligence before committing funds.

Can you get a mortgage or must you pay cash?

Myanmar property purchases almost always require full cash payment, as mortgage financing for foreigners is extremely limited.

Local banks rarely approve mortgages for foreign nationals due to income verification requirements, collateral restrictions, and regulatory constraints. When financing is available, interest rates typically range from 12-15% annually with down payment requirements of 30% or higher.

Improving mortgage approval odds requires demonstrating significant Myanmar-based income, substantial down payments, and strong international credit profiles. However, most successful transactions involve complete cash payment through official international wire transfers.

Cash purchases also expedite the buying process, eliminate financing contingencies, and provide stronger negotiating positions with sellers. Plan to have full purchase funds available plus additional 15-20% for fees and taxes before beginning the search process.

What precautions should you take before signing contracts?

Essential precautions before contract signing protect against common fraud schemes and legal complications in Myanmar's property market.

Always verify building registration status and confirm foreign ownership quota availability through independent legal verification. Hire qualified local lawyers for comprehensive due diligence rather than relying solely on agent or seller representations.

Verify developer credentials, construction completion status, and building management arrangements before committing to any agreements. Never transfer funds until due diligence is completely finished and all documentation is verified authentic.

Use only official banking channels for money transfers, maintaining complete transaction records for registration purposes. Ensure all contracts are properly translated, notarized, and include specific performance clauses protecting your interests.

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

Does property ownership provide residency or citizenship benefits?

Property ownership in Myanmar provides no pathway to residency, citizenship, or extended visa privileges for foreign nationals.

Unlike some Asian countries with investor visa programs, Myanmar does not offer residency schemes based on real estate investment regardless of purchase amount or property value. Foreigners must obtain appropriate visas through standard immigration channels independent of property ownership.

Popular foreign buying locations include Yangon for urban condominiums with best rental yields, select high-rise projects in Mandalay, and some developments in Naypyidaw. However, these purchases are purely investment or personal use decisions without immigration benefits.

Foreign property owners must maintain valid visa status through employment, business investment, or other approved categories to legally remain in Myanmar long-term. Property ownership alone does not confer any special immigration status or privileges.

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.

Buying property in Myanmar as a foreigner requires careful navigation of strict legal restrictions and substantial upfront costs.

Success depends on professional legal guidance, thorough due diligence, and realistic expectations about ownership limitations and investment returns.