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
Moving to Myanmar and purchasing property as a foreigner involves navigating complex legal restrictions and specific procedures that differ significantly from other Southeast Asian countries. Foreigners face substantial limitations on property ownership, with only condominium units being legally purchasable under strict conditions.
The Myanmar real estate market operates under the 2016 Condominium Law, which permits foreigners to own up to 40% of units in registered condominium buildings, while completely prohibiting ownership of land and standalone houses. The process requires careful due diligence, proper documentation, and compliance with banking regulations for fund transfers.
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.
Foreigners can only purchase condominium units (up to 40% of building) in Myanmar, with land and house ownership strictly prohibited.
The process requires official bank transfers from overseas, proper legal representation, and compliance with the 2016 Condominium Law.
| Property Type | Foreign Ownership Status | Key Requirements |
|---|---|---|
| Condominium Units | Allowed (40% quota) | Registered building, official bank transfer |
| Land | Prohibited | Only leasehold via MIC permit for commercial use |
| Standalone Houses | Prohibited | Reserved exclusively for Myanmar citizens |
| Apartments (non-condo) | Prohibited | Must be in registered condominium project |
| Visa Requirements | Business/Employment | Sponsorship required, no residency path |
| Total Costs | Property + 5-10% | Taxes, fees, legal costs included |
| Mortgages | Rarely available | 12-15% interest rates, cash preferred |
What type of visa do I need to move to Myanmar, and how difficult is it to obtain?
Moving to Myanmar requires a Business Visa, Employment Visa, or Social Visa for long-term stays, as tourist visas are only suitable for short visits.
Business and Employment visas require sponsorship from a local employer or business partner, making them more challenging to obtain than tourist visas. The application process involves submitting documents to a Myanmar embassy or consulate, including invitation letters, proof of accommodation, and supporting financial documents.
Visa fees typically range from $50 to $200 depending on the type and duration, with processing times varying from 5 to 15 business days. Social visas are available for visiting family members or former Myanmar citizens, but these also require proper documentation and sponsorship.
As of June 2025, the visa application process remains bureaucratic and requires careful preparation of all required documents. Long-term residency is not automatically granted with any visa type, and property ownership does not provide a pathway to extended stay permissions.
It's something we develop in our Myanmar property pack.
Can foreigners legally buy property in Myanmar, and what are the restrictions?
Foreigners face significant restrictions on property ownership in Myanmar, with outright prohibition on owning land or standalone houses.
The 2016 Condominium Law represents the only legal pathway for foreign property ownership, allowing foreigners to purchase up to 40% of units in registered condominium buildings. This means that in any given condominium project, no more than 40% of the total units can be sold to foreign buyers.
Land ownership remains completely prohibited for foreigners, with no exceptions for individual residential purposes. While the Myanmar Investment Commission can grant long-term land leases of up to 70 years, these permits are typically reserved for large-scale commercial projects rather than individual residential use.
Standalone houses, whether newly built or existing properties, cannot be purchased by foreigners under any circumstances. This restriction applies regardless of the property's location, value, or the buyer's financial status or investment intentions.
What types of properties can foreigners own or lease in Myanmar?
| Property Type | Ownership Status | Legal Requirements |
|---|---|---|
| Registered Condominium Units | Full ownership allowed | Building must be registered, 40% quota not exceeded |
| Private Land Plots | Completely prohibited | No exceptions for residential use |
| Standalone Houses | Completely prohibited | Reserved exclusively for Myanmar citizens |
| Non-registered Apartments | Prohibited | Must be part of registered condominium project |
| Commercial Land (leasehold) | Limited leasing possible | MIC permit required, up to 70 years |
| Serviced Apartments | Long-term rental only | Cannot purchase, rental agreements only |
| Townhouses | Completely prohibited | Considered standalone houses under law |
What is the complete step-by-step process to buy property in Myanmar as a foreigner?
The property purchase process begins with identifying eligible condominium units in buildings registered under the 2016 Condominium Law.
First, verify that the target building has proper registration and that the 40% foreign ownership quota has not been exceeded. This requires checking with the developer and reviewing official registration documents. Second, conduct thorough due diligence by hiring a qualified local lawyer to examine the developer's credentials, building permits, and legal status.
Third, negotiate and execute a sales agreement with clear terms in both English and Myanmar languages. The contract should specify the unit details, purchase price, payment schedule, and completion timeline. Fourth, arrange fund transfer from overseas through official banking channels, as Myanmar's anti-money laundering regulations require traceable international transfers.
Fifth, complete the registration process at the Office of Registration of Deeds (ORD), paying required stamp duty and transfer taxes. Finally, obtain the apartment ownership certificate and ensure proper title transfer registration with relevant authorities.
Each step requires careful documentation and professional legal assistance to ensure compliance with Myanmar property laws.
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.
Do I need to be physically present in Myanmar to complete the purchase?
Physical presence in Myanmar is typically required for key stages of the property purchase process, though some preliminary steps can be handled remotely.
Property viewing, initial negotiations, and contract discussions can often be managed through trusted local representatives or real estate agents using video calls and digital communication. However, the final contract signing and registration procedures usually require the buyer's physical presence or a properly notarized power of attorney.
Remote purchases are technically possible but involve significant additional complexity and risk. Buyers choosing remote completion must establish ironclad legal representation and ensure all documentation is properly authenticated and translated. The power of attorney must be prepared according to Myanmar legal requirements and properly notarized in the buyer's home country.
Most property lawyers and real estate professionals recommend physical presence for final completion to avoid potential complications and ensure all procedures are properly executed. The registration process at the Office of Registration of Deeds typically requires personal appearance or authorized representation.
What documents and paperwork are mandatory for property purchase?
Property purchase documentation requirements are extensive and must be meticulously prepared to ensure legal compliance.
1. **Personal identification documents**: Valid passport with appropriate visa status and proof of overseas fund sources2. **Property-specific documents**: Sales agreement in both languages, condominium registration certificate, and developer credentials verification3. **Financial documentation**: Bank transfer confirmation from overseas accounts and proof of fund legitimacy4. **Legal translations**: All non-Myanmar language documents must be officially translated and notarized5. **Registration paperwork**: Completed application forms for the Office of Registration of Deeds and stamp duty payment receiptsAdditional supporting documents may include employment verification, income statements, and character references depending on the specific transaction requirements. All documentation must be current, properly authenticated, and comply with Myanmar's legal standards for property transactions.
What are the complete tax, fee, and legal cost breakdowns?
| Cost Category | Rate/Amount | Payment Details |
|---|---|---|
| Stamp Duty | 2-4% of purchase price | Varies by region, paid at registration |
| Capital Gains Tax | 10% on profits | Applies only on property resale |
| Registration Fees | Minimal fixed amount | Paid at Office of Registration of Deeds |
| Legal Fees | 1-2% of property value | Due diligence and contract drafting |
| Real Estate Agent Commission | 3-5% of property value | Negotiable, typically buyer pays |
| Annual Property Taxes | Minor municipal charges | General, lighting, and water taxes |
| Translation and Notary | $200-500 estimated | Document preparation costs |
Can foreigners buy property with cash, and are there payment restrictions?
Cash purchases by foreigners are prohibited under Myanmar's anti-money laundering regulations, requiring all property payments through official international bank transfers.
All purchase funds must originate from overseas bank accounts and be transferred through the formal banking system with complete transaction documentation. This requirement ensures traceability and compliance with financial regulations while preventing illicit fund flows into the property market.
Local cash transactions, even for legitimate purchases, are not permitted for foreign buyers. The banking system requirement applies to the full purchase amount, including deposits, installment payments, and final settlements.
Buyers must maintain detailed records of all fund transfers, including bank statements, exchange rate documentation, and transfer confirmations. These documents become essential parts of the legal registration process and may be required for future property transactions or resales.
It's something we develop in our Myanmar property pack.
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.
Are mortgages available to foreigners in Myanmar?
Mortgage availability for foreigners in Myanmar is extremely limited, with most banks requiring local income sources and residency status.
The few institutions that consider foreign borrowers typically demand interest rates between 12-15% annually, down payments of 30-50%, and loan terms up to 25 years maximum. These conditions make mortgage financing significantly more expensive than cash purchases or overseas financing arrangements.
Local banks generally require borrowers to demonstrate Myanmar-based income, local employment, and substantial collateral beyond the purchased property. Foreign income verification and credit history assessment remain challenging due to limited international banking cooperation and credit reporting systems.
Most successful foreign property buyers arrange financing in their home countries or purchase with available cash reserves. Alternative financing through developer payment plans or overseas personal loans often provides more favorable terms than local Myanmar mortgages.
How reliable are real estate agents and lawyers, and how do I find trustworthy professionals?
Professional quality varies significantly in Myanmar's developing real estate market, making careful selection of agents and lawyers crucial for successful transactions.
Reputable real estate agents typically charge 3-5% commission and provide comprehensive market knowledge, property verification services, and transaction coordination. However, the industry lacks standardized licensing and regulation, creating risks with unlicensed or inexperienced practitioners.
Legal representation is absolutely essential given the complex property laws and documentation requirements. Qualified lawyers should have specific experience with foreign property transactions and fluency in both Myanmar and international legal practices.
1. **Research recommendations**: Seek referrals from other foreign property owners and established expat communities2. **Verify credentials**: Check professional licenses, bar association membership, and track record with similar transactions3. **Interview multiple candidates**: Compare expertise, fees, and communication styles before making decisions4. **Request references**: Contact previous clients to verify service quality and transaction success rates5. **Avoid informal arrangements**: Work only with properly licensed and registered professionalsWhat are common mistakes foreigners make when buying property in Myanmar?
The most frequent and costly mistake involves assuming land or house ownership is possible, leading to illegal arrangements or fraudulent transactions.
Many foreign buyers fall victim to schemes involving nominee arrangements or informal agreements for land purchases, which have no legal standing and result in complete financial loss. Another critical error involves purchasing units in unregistered condominium buildings, making the transaction legally invalid regardless of payment completion.
Failing to verify the 40% foreign ownership quota before purchase can result in transaction rejection after substantial time and money investment. Many buyers also skip comprehensive due diligence, failing to verify developer credentials, building permits, and legal ownership history.
Proceeding without qualified legal representation frequently leads to contract disputes, documentation errors, and regulatory compliance failures. Additionally, making payments before completing all verification steps creates significant financial risk with limited legal recourse options.
Working with unlicensed agents or informal representatives often results in transaction complications, legal problems, or outright fraud schemes targeting foreign buyers.
Does buying property provide any path to long-term residency or citizenship?
Property ownership in Myanmar provides absolutely no pathway to long-term residency, permanent residence status, or citizenship eligibility.
The Myanmar government maintains strict separation between property ownership rights and immigration status, meaning condominium purchase does not influence visa applications or residence permit decisions. Foreign property owners must still comply with standard visa requirements and renewal procedures regardless of their property investment value.
Long-term residency applications must be processed through separate immigration channels based on employment, business investment, or family relationships with Myanmar citizens. Property ownership may be considered as supporting evidence of financial stability but does not constitute grounds for residency approval.
Citizenship pathways remain extremely limited for foreigners, typically requiring decades of continuous residence, fluency in Myanmar language, and cultural integration demonstration. Property ownership does not accelerate or facilitate these requirements in any meaningful way.
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.
Moving to Myanmar and purchasing property requires careful navigation of restrictive ownership laws and complex bureaucratic procedures that differ substantially from neighboring countries.
Success depends on thorough understanding of the 2016 Condominium Law, proper legal representation, and strict compliance with banking and documentation requirements throughout the entire process.