Authored by the expert who managed and guided the team behind the Burma (Myanmar) Property Pack
Yes, the analysis of Yangon's property market is included in our pack
Buying property in Yangon as a foreigner is possible, but only through one very specific legal pathway that most buyers misunderstand.
This guide covers current housing prices in Yangon, foreign ownership rules, taxes, mortgages, and practical steps to purchase legally in January 2026.
We constantly update this blog post with fresh data and regulatory changes affecting foreign buyers in Myanmar.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Yangon.
Insights
- Only about 40% of a condominium building's saleable floor area in Yangon can be sold to foreigners, and once that quota is filled, you simply cannot buy in that building regardless of how much you are willing to pay.
- Many Yangon buildings marketed as "condos" are not actually registered under Myanmar's Condominium Law, meaning foreign purchases there are legally invalid from day one.
- Foreigners in Yangon must transfer purchase funds through official banking channels in foreign currency, and failing to do so can invalidate the entire transaction under anti-money laundering rules.
- Standard retail mortgages in Myanmar are effectively unavailable to most foreigners, with banks like KBZ only extending home loans to expats married to Myanmar nationals.
- Closing costs for a Yangon condo purchase typically run between 5% and 7% of the purchase price, with stamp duty alone accounting for roughly 4%.
- Yangon property tax works out to roughly 0.1% to 0.4% of your property's market value per year, much lower than many Western countries.
- Rental income from Yangon property is taxed at a flat 10% on gross rent for foreign owners, with no standard deductions available.
- Myanmar has no "golden visa" or citizenship-by-investment program tied to real estate, so buying property will not help you get residency or a passport.
- Using a Myanmar citizen as a nominee to hold property in their name is a common workaround foreigners attempt, but it exposes you to serious legal and financial risk with no real ownership protection.
What can I legally buy and truly own as a foreigner in Yangon?
What property types can foreigners legally buy in Yangon right now?
As a foreigner in Yangon in January 2026, you can legally purchase and own a condominium unit in a building that is officially registered under Myanmar's 2016 Condominium Law, but you cannot buy landed houses, villas, townhouses, or standard apartments that are not part of a registered condo project.
The single most important limitation is the 40% foreign ownership cap, which means foreigners can only collectively own up to 40% of a condominium building's total saleable floor area, and if that quota is already filled, you cannot purchase any unit in that building.
On top of that, the building itself must meet specific criteria to qualify as a condominium under Myanmar law, including having at least six floors and being built on land larger than 20,000 square feet.
Many Yangon buildings are marketed as "condos" but have never been properly registered with the government, which means any foreign purchase there would be legally problematic from the start.
Finally, please note that our pack about the property market in Yangon is specifically tailored to foreigners.
Can I own land in my own name in Yangon right now?
No, as a foreigner in Yangon, you cannot own land in your own name under Myanmar's current legal framework, and this restriction applies to all types of land including residential plots, house land, and agricultural land.
The only clearly legal alternative for residential property is buying a unit in a registered condominium, which gives you ownership of the unit itself (but not the underlying land) for as long as the condo registration remains valid.
Some foreigners try to use nominee arrangements where a Myanmar citizen holds the property in their name, but this approach carries significant legal risk because you have no real ownership protection and the arrangement could be challenged or unwound at any time.
As of 2026, what other key foreign-ownership rules or limits should I know in Yangon?
As of January 2026, one additional rule that often catches buyers off guard is that foreigners must bring their purchase funds into Myanmar through official banking channels in foreign currency to comply with anti-money laundering requirements.
The foreign ownership quota works at the building level, meaning each registered condominium tracks how much of its saleable floor area is owned by foreigners, and once 40% is reached, no additional foreign purchases are allowed in that specific building.
Foreign buyers must also complete proper registration of their ownership through the condo registration system established by the Ministry of Construction, and purchases without this formal registration may not be legally recognized.
There have been no major recent changes to the core foreign ownership framework since the Condominium Rules were finalized in 2017, though political instability since 2021 has made enforcement and market activity more unpredictable in Yangon.
What's the biggest ownership mistake foreigners make in Yangon right now?
The single biggest mistake foreigners make in Yangon is buying a unit in a building that is marketed as a "condo" but is not actually registered under Myanmar's Condominium Law, which means the purchase is legally invalid for foreign ownership from the very beginning.
If you make this mistake, the likely consequence is that you have no enforceable ownership rights, meaning you could lose your entire investment if the seller or a third party disputes the sale, and Myanmar courts will not protect an illegal transaction.
Other classic pitfalls in Yangon include using nominee arrangements with a Myanmar friend or partner to hold property in their name, paying in cash outside official banking channels, and failing to verify that the building's foreign ownership quota still has room for your purchase.
We have made this infographic to give you a quick and clear snapshot of the property market in Myanmar. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Yangon?
Do I need a specific visa to buy property in Yangon right now?
You do not need a specific visa category to purchase a condominium in Yangon, and technically you can buy on a tourist visa, because the eligibility check is about the property's registration status and the foreign ownership quota rather than your immigration status.
However, the most common practical barrier for buyers without local residency is the banking requirement: you need to remit funds from abroad through official channels, which can be complicated if you do not have a Myanmar bank account or established banking relationship.
Myanmar has a Tax Identification Number (TIN) system, and while you may not need one to sign a purchase contract, you will likely need proper tax registration if you plan to rent out the property or when you eventually sell.
Foreign buyers in Yangon typically need to present a valid passport, proof of funds remitted through official banking channels, and the signed sale and purchase agreement to complete the registration process.
Does buying property help me get residency and citizenship in Yangon in 2026?
As of January 2026, buying property in Myanmar does not provide any pathway to residency or citizenship, as the country has no "golden visa" or citizenship-by-investment program tied to real estate purchases.
If you want to stay long-term in Myanmar, you would need to pursue other visa categories such as a business visa, work permit tied to employment, or in limited cases a social visa, none of which are directly connected to property ownership.
Can I legally rent out property on my visa in Yangon right now?
Your visa status does not directly determine whether you can rent out property in Yangon; if you validly own a condominium unit under the Condominium Law, you can generally earn rental income from it regardless of your visa type.
You do not need to live in Myanmar to rent out your Yangon property, and many foreign condo owners manage their units from abroad through local property managers or agents who handle tenants and maintenance.
The most important obligation is tax compliance: rental income from Yangon is taxed at 10% on gross rent, and as a foreign owner you will need to ensure proper filing or withholding arrangements are in place with Myanmar's Internal Revenue Department.
Get fresh and reliable information about the market in Yangon
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How does the buying process actually work step-by-step in Yangon?
What are the exact steps to buy property in Yangon right now?
The standard sequence to buy a condo in Yangon goes like this: first identify a registered condominium building, verify it meets legal criteria and has foreign quota available, sign a sale and purchase agreement with the seller, remit funds from abroad through official banking channels, pay stamp duty, and then register the transfer with the condo registration office.
You do not necessarily need to be physically present in Yangon for every step, as Myanmar's system allows the use of Power of Attorney for signing and registration, so many foreign buyers complete purchases through a local lawyer while remaining abroad.
The deal typically becomes legally binding when you sign the sale and purchase agreement and pay the deposit, though your ownership is not fully secured until the transfer is properly registered with the authorities.
The end-to-end timeline from accepted offer to final registration in Yangon usually takes between 4 and 12 weeks, depending on how quickly you can complete due diligence, transfer funds, and navigate the registration paperwork.
We have a document entirely dedicated to the whole buying process our pack about properties in Yangon.
Is it mandatory to get a lawyer or a notary to buy a property in Yangon right now?
Hiring a lawyer is not strictly mandatory under Myanmar law, but it is extremely strongly recommended in Yangon because the biggest risks you face are buying an unregistered building or exceeding the foreign quota, both of which a lawyer can verify before you commit.
Myanmar does not use notaries in the same way as European countries; instead, lawyers handle contract drafting, due diligence, and registration, while government registration offices handle the formal recording of ownership transfers.
When you engage a lawyer in Yangon, make sure their scope explicitly includes verifying the building's condo registration status, confirming the foreign ownership quota has room for your purchase, and handling the actual transfer registration with authorities.
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 checks should I run so I don't buy a problem property in Yangon?
How do I verify title and ownership history in Yangon right now?
To verify title and ownership history in Yangon, you should work through the Settlement and Land Records Department (SLRD) and the condo registration office established under the Ministry of Construction, which maintain records of deeds and condominium registrations respectively.
The key document to request is the unit registration certificate from the condo registration system, which confirms that the building is a properly registered condominium and that the seller is the legitimate owner of the specific unit.
A realistic look-back period for ownership history checks in Yangon is at least 10 to 15 years, because Myanmar's property records can be fragmented and you want to ensure there are no hidden claims or disputes from previous transfers.
A clear red flag that should pause or stop your purchase is finding multiple competing ownership claims, unregistered previous transfers, or any indication that the building was never properly registered as a condominium in the first place.
You will find here the list of classic mistakes people make when buying a property in Yangon.
How do I confirm there are no liens in Yangon right now?
To confirm there are no liens or encumbrances on a Yangon condo unit, you should request a search through the deeds registration system and ask the seller for a written statement confirming no registered mortgages or outstanding obligations attach to the property.
One common type of lien to specifically ask about in Yangon is an unpaid bank mortgage from a previous owner, because if the mortgage was not properly discharged, it could still be registered against the unit.
The best written proof of lien status is a certificate or search result from the registration office showing no encumbrances, combined with confirmation from the building's management committee that there are no unpaid maintenance fees or utility arrears.
How do I check zoning and permitted use in Yangon right now?
To check zoning and permitted use for a property in Yangon, you should consult the Yangon City Development Committee (YCDC) and use their official Yangon Building Permit System (YBPS) portal, which tracks permits and compliance for buildings in the city.
The key document that confirms zoning classification is the Building Completion Certificate (BCC), which shows that the building was constructed in accordance with approved plans and is legally permitted for the intended use.
A common zoning pitfall foreign buyers miss in Yangon is purchasing in a building that lacks proper completion certification or was built with violations that were never resolved, which can create problems for registration and resale later.
Buying real estate in Yangon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Yangon, and on what terms?
Do banks lend to foreigners for homes in Yangon in 2026?
As of January 2026, standard retail home loans in Myanmar are generally not available to most foreigners, with banks typically requiring Myanmar citizenship or, in some cases, extending eligibility only to expats who are married to Myanmar nationals.
For the rare cases where a foreigner does qualify, loan-to-value ratios are conservative, typically ranging from 50% to 70%, meaning you would need to bring 30% to 50% of the purchase price as a down payment.
The single most common eligibility requirement that determines whether a foreigner qualifies in Yangon is having a Myanmar spouse, as banks like KBZ explicitly include "expats married to Myanmar nationals" in their home loan eligibility criteria.
You can also read our latest update about mortgage and interest rates in Burma (Myanmar).
Which banks are most foreigner-friendly in Yangon in 2026?
As of January 2026, KBZ Bank is the most commonly cited foreigner-friendly option for home loans in Yangon, though their eligibility is limited to expats married to Myanmar nationals, while other major banks like FDB explicitly target only Myanmar citizens.
What makes KBZ relatively more foreigner-friendly is their published eligibility criteria that explicitly includes married expats, whereas most other Myanmar banks do not mention any foreigner categories at all in their home loan products.
Even at KBZ, non-residents without a Myanmar spouse will generally not qualify for a mortgage, so if you do not have local residency or a qualifying family connection, you should plan to purchase with cash or financing from your home country.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Yangon.
What mortgage rates are foreigners offered in Yangon in 2026?
As of January 2026, mortgage interest rates for eligible borrowers in Yangon typically range from 11% to 13% per year, which is high by global standards but reflects Myanmar's overall interest rate environment and banking sector conditions.
Myanmar's mortgage market does not offer the same variety of fixed versus variable rate products you might find in Western countries; most home loans are priced at rates that can be adjusted by the bank, with limited long-term fixed rate options available.
We made this infographic to show you how property prices in Myanmar compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Yangon?
What are the total closing costs as a percent in Yangon in 2026?
For a foreign buyer purchasing a registered condominium in Yangon in 2026, total closing costs typically run between 5% and 7% of the purchase price.
The realistic range can vary from about 5% for a straightforward transaction to 7% or slightly higher if you need extra legal work, Power of Attorney arrangements, or encounter any complications.
The main fee categories that make up closing costs in Yangon include stamp duty (the biggest chunk), registration fees, legal fees, and various administrative and translation costs.
Stamp duty is by far the largest contributor, accounting for roughly 4% of the purchase price in Yangon (2% standard plus an additional 2% for urban areas), while registration fees add about 0.2% and legal fees vary based on complexity.
What annual property tax should I budget in Yangon in 2026?
As of January 2026, annual property tax for a standard owner-occupied condo in Yangon typically works out to roughly 0.1% to 0.4% of the property's market value, which translates to around 100 to 400 USD per year (approximately 90 to 370 EUR) for a 100,000 USD property.
Property tax in Yangon is assessed by YCDC using a formula that applies a combined 13% rate (8% general tax plus 5% lighting tax) to 3% of the assessed land value, which often results in a much lower effective burden than the headline percentages suggest.
How is rental income taxed for foreigners in Yangon in 2026?
As of January 2026, rental income earned by foreign property owners in Yangon is taxed at a flat 10% on gross rent, with no standard deductions or allowances typically available.
As a foreign owner, you are taxed on Myanmar-sourced income regardless of where you live, and you will generally need to ensure tax is properly withheld or filed through the Internal Revenue Department, often with the help of a local accountant or property manager.
What insurance is common and how much in Yangon in 2026?
As of January 2026, annual insurance premiums for a standard home policy in Yangon typically range from 0.1% to 0.3% of the property's replacement value, which works out to roughly 100 to 300 USD per year (approximately 90 to 275 EUR) for a 100,000 USD condo.
The most common type of property insurance coverage in Yangon is fire insurance, which is often required by banks for mortgaged properties and is the baseline protection most condo owners carry.
The biggest factor that makes insurance premiums higher or lower in Yangon is the building's construction quality and fire safety features, with modern high-rise condos typically qualifying for lower rates than older buildings with less robust safety infrastructure.
Get the full checklist for your due diligence in Yangon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Yangon, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Myanmar Condominium Law (2016) | The primary law that creates the only clear foreign ownership path for residential property. | We used it to define what counts as a condominium unit. We anchored all secondary explanations against this official text. |
| DFDL Legal Alert | DFDL is a major regional law firm that cites Ministry of Construction implementation steps. | We used it to confirm the 40% foreign cap and registration mechanics. We translated legal details into practical buyer steps. |
| Charltons Myanmar | A long-standing law firm providing structured legal overviews of Myanmar property rights. | We used it to cross-check the baseline rule that foreigners cannot own land. We confirmed transfer and mortgage rights for condo owners. |
| Lexology | Hosts practitioner memos that summarize Myanmar's property restriction laws and their effects. | We used it to validate the no-transfer-to-foreigners rule. We framed the risks around nominee arrangements based on this source. |
| Multilaw Real Estate Guide | A compiled practitioner guide with concrete transaction and tax mechanics used in practice. | We used it to confirm stamp duty and registration fees. We verified the foreign currency remittance requirement from this guide. |
| PwC Tax Summaries | A widely used reference that ties tax statements to Myanmar law and practice. | We used it to establish rental income tax rates. We grounded our tax-rate statements in this stable, citable source. |
| VDB LOI Tax Booklet 2025-2026 | A major ASEAN law and tax practice compiling current fiscal year rates and rules. | We used it to confirm the fiscal-year framing and residency rules. We triangulated tax treatment against this recent publication. |
| YCDC Property Tax Page | An official government portal describing Yangon City Development Committee taxes. | We used it to confirm property tax administration in Yangon. We kept ongoing cost estimates specific to the YCDC framework. |
| Lincoln Myanmar Tax Primer | A practitioner primer that cites the YCDC method with quantified rates and calculations. | We used it to quantify the 13% combined rate concept. We converted the formula into an effective market-value budgeting estimate. |
| YBPS Portal | YCDC's official system for building permits and compliance in Yangon. | We used it to explain how buyers can verify building permits. We anchored zoning checks to this Yangon-specific tool. |
| Registration of Deeds Law (2018) | Primary legislation governing how ownership transfers and mortgages are registered. | We used it to describe where registration happens. We supported the importance of proper registration for clean title. |
| SLRD Official Page | The official department site describing land record and registration responsibilities. | We used it to point buyers to the correct institution for title checks. We grounded verification advice in real institutions. |
| KBZ Bank Home Loan | A bank product page with explicit eligibility and pricing for home loans. | We used it to confirm mortgages are mostly unavailable to foreigners. We anchored our rate estimates to their published figures. |
| FDB Bank Home Loan | Another bank's published eligibility rules providing a comparison point. | We used it to triangulate that typical mortgages target Myanmar citizens. We avoided relying on a single bank for conclusions. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Myanmar. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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