Authored by the expert who managed and guided the team behind the Burma (Myanmar) Property Pack
Everything you need to know before buying real estate is included in our Myanmar Property Pack
Myanmar's property market is one of the most restricted in Southeast Asia for foreigners, but there is a legal pathway if you know where to look.
This guide covers everything you need to know about buying residential property in Myanmar as a foreigner in January 2026, including current housing prices, taxes, mortgages, and the step-by-step buying process.
We constantly update this blog post to reflect the latest regulations and market conditions.
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 Myanmar.
Insights
- Foreigners can only legally own units in registered condominiums in Myanmar, with a strict 40% foreign ownership cap per building that many projects have already reached in prime Yangon locations.
- The Myanmar condominium must be at least six floors tall and built on land exceeding 20,000 square feet to qualify for foreign ownership under the 2016 Condominium Law.
- About 77% of Myanmar's population remains unbanked, which means most property transactions are completed in cash rather than through bank financing.
- Total closing costs in Myanmar range from 5% to 7% in Yangon, Mandalay, and Nay Pyi Taw due to the additional 2% stamp duty applied in these major cities.
- Myanmar has no "buy property, get residency" program, so purchasing a condo does not create any pathway to permanent residency or citizenship.
- Mortgage interest rates in Myanmar are capped at 15% per year by the Central Bank, with most home loans offered between 10% and 15% annually in 2026.
- Annual property tax in Yangon is approximately 0.4% of the assessed land value, calculated as 13% tax applied to 3% of the property's official valuation.
- Many buildings marketed as "condominiums" in Myanmar are not actually registered under the Condominium Law, making foreign ownership of those units legally impossible.
- Foreign buyers must transfer funds from abroad through official bank channels to comply with Myanmar's anti-money laundering regulations.
- Legal fees for property purchases in Myanmar typically range from 1,000 to 3,000 USD, which is a small cost compared to the risks of navigating the market without professional help.
What can I legally buy and truly own as a foreigner in Myanmar?
What property types can foreigners legally buy in Myanmar right now?
As of January 2026, foreigners in Myanmar can legally purchase only one type of residential property: units in officially registered condominiums that meet specific government criteria under the 2016 Condominium Law.
The key limitation is that foreigners cannot own more than 40% of the total units in any single condominium building, and the building itself must be at least six floors tall and built on land exceeding 20,000 square feet.
This means standalone houses, townhouses, apartments in non-registered buildings, and any form of land ownership are completely off-limits for foreign individuals in Myanmar.
What makes this tricky in practice is that many buildings marketed as "condos" in Yangon or Mandalay may not actually be registered under the Condominium Law, so verifying registration status is absolutely critical before signing anything.
Finally, please note that our pack about the property market in Myanmar is specifically tailored to foreigners.
Can I own land in my own name in Myanmar right now?
No, foreign individuals cannot own land in their own name in Myanmar under current law, as the Transfer of Immovable Property Restriction Law explicitly prohibits this.
The main legal alternative for foreigners who need access to land is to obtain a long-term leasehold through an investment project approved by the Myanmar Investment Commission, though this route is designed for business or development projects rather than individual homebuyers.
Some foreigners have historically tried to use nominee arrangements with Myanmar citizens to hold land on their behalf, but this approach carries severe legal risks since such arrangements are not enforceable and the property could be claimed entirely by the nominee.
As of 2026, what other key foreign-ownership rules or limits should I know in Myanmar?
As of January 2026, the most important additional rule to understand is that you must verify whether the specific condominium building has actually been registered under the Condominium Law system, because only registered buildings can legally issue unit registration certificates to foreign buyers.
The 40% foreign ownership quota applies per building, meaning if a popular development in Yangon's Bahan or Yankin township has already reached its foreign quota, you simply cannot purchase there regardless of your willingness to pay.
Foreign buyers must also bring their purchase funds into Myanmar through official bank transfer channels from abroad, as this is required for compliance with anti-money laundering regulations and to demonstrate a legitimate foreign currency source.
There have been no major regulatory changes to the Condominium Law framework since its implementation, though enforcement and registration processes continue to evolve at the township level.
If you're interested, we go much more into details about the foreign ownership rights in Myanmar here.
What's the biggest ownership mistake foreigners make in Myanmar right now?
The single biggest mistake foreigners make in Myanmar is purchasing an "apartment" or "condo" that is not actually registered under the Condominium Law, which means they end up with contractual occupancy rights that cannot be properly registered or defended.
If you make this mistake, you may find yourself unable to sell the unit to another foreigner, unable to mortgage it with a bank, and potentially facing legal disputes if the developer or building management changes hands.
Other classic pitfalls in Myanmar include using nominee arrangements with Myanmar citizens to hold property (which is legally unenforceable), paying in cash without proper documentation (violating anti-money laundering rules), and not verifying whether the 40% foreign quota in a building has already been filled before making a deposit.
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 Myanmar?
Do I need a specific visa to buy property in Myanmar right now?
You do not need a special visa category to purchase a registered condominium unit in Myanmar, and buying on a tourist visa is technically possible since property ownership rights come from the Condominium Law rather than immigration rules.
However, your visa status affects practical matters like staying long enough for document signings, opening local bank accounts, and handling the multiple steps required for registration at the township level.
You should expect to deal with tax documentation early in the process, as stamp duty payment and registration with the Internal Revenue Department are tightly linked to the transfer process, though specific taxpayer ID requirements can vary by township.
A typical document set for foreign buyers includes your passport, proof of foreign fund transfer into Myanmar, the sale and purchase agreement, and evidence that the building is a registered condominium with available foreign quota.
Does buying property help me get residency and citizenship in Myanmar in 2026?
As of January 2026, Myanmar does not offer any residency or citizenship pathway tied to property purchases, so buying a condominium unit will not help you obtain permanent residency or a long-term visa.
If you need to stay in Myanmar long-term, the realistic pathways are through employment with a Myanmar company, establishing a business with Myanmar Investment Commission approval, or family-based connections to Myanmar citizens.
Be skeptical of any claims suggesting that real estate investment creates immigration benefits in Myanmar, as no such official program exists under current regulations.
Can I legally rent out property on my visa in Myanmar right now?
Owning a condominium unit and earning rental income from it are legally separate matters in Myanmar, meaning your property ownership rights do not automatically grant you the right to actively manage a rental business while in the country on a tourist visa.
You do not need to live in Myanmar to rent out your property, and many foreign owners hire local property managers to handle tenant relations, maintenance, and compliance while they remain abroad.
The most important detail is that Myanmar taxes non-residents on Myanmar-source income, so you must declare rental income to the Internal Revenue Department and maintain proper lease and payment records even if you are managing from overseas.
Get fresh and reliable information about the market in Myanmar
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
How does the buying process actually work step-by-step in Myanmar?
What are the exact steps to buy property in Myanmar right now?
The standard sequence in Myanmar starts with finding a registered condominium with available foreign quota, then conducting legal due diligence, signing a sale and purchase agreement, paying stamp duty, registering the transfer, and finally receiving your unit registration certificate.
You will likely need to be physically present for at least one critical signing, though some parts of the process can be handled through power of attorney if your lawyer can arrange proper document execution.
The deal typically becomes legally binding when you sign the sale and purchase agreement and pay the initial deposit, after which both parties have enforceable obligations under Myanmar contract law.
From accepted offer to final registration, expect the timeline to range from two to four months in Myanmar, depending on how quickly you can complete due diligence and navigate township-level registration offices.
We have a document entirely dedicated to the whole buying process our pack about properties in Myanmar.
Is it mandatory to get a lawyer or a notary to buy a property in Myanmar right now?
While Myanmar law does not strictly mandate hiring a lawyer for property purchases, attempting to navigate the process without professional legal help is extremely risky given the complexity of verifying condominium registration and document authenticity.
Myanmar does not have a notary system like European countries, so lawyers handle the functions that notaries would typically perform, including document verification, contract drafting, and ensuring proper registration with authorities.
Your lawyer's engagement scope should explicitly include verifying that the building is registered under the Condominium Law, confirming the foreign ownership quota has not been exceeded, checking for any liens or encumbrances, and handling the registration of your unit certificate.
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 Myanmar?
How do I verify title and ownership history in Myanmar right now?
In Myanmar, you verify ownership through the township-level Office of the Registry of Deeds, though for condominiums, the critical check is confirming that the building itself is registered under the Condominium Law with the Department of Urban and Housing Development.
The key document you need is the unit registration certificate, which is the "golden record" proving your ownership of a specific unit in a registered condominium building.
A realistic look-back period for ownership history checks in Myanmar is typically 10 to 15 years, tracing the chain of ownership through successive transfers to ensure there are no gaps or disputed claims.
A clear red flag that should pause or stop your purchase is discovering that previous transfers were not properly registered, that the building lacks official condominium registration, or that the seller's documents do not match the official registry records.
You will find here the list of classic mistakes people make when buying a property in Myanmar.
How do I confirm there are no liens in Myanmar right now?
The standard way to confirm there are no liens in Myanmar is to require the seller to provide written declarations and supporting documents that the unit is unencumbered, then have your lawyer verify this against registration records and check for any bank financing that needs to be released.
The most common type of lien to ask about specifically is a mortgage or pledge to a bank, since developers and previous owners may have financed purchases through local banks that retain a security interest in the unit.
The best form of written proof is a clearance or release letter from any bank that previously held a mortgage on the unit, combined with an updated registry search showing no registered encumbrances.
How do I check zoning and permitted use in Myanmar right now?
In Myanmar, the primary authority for zoning and permitted use is the municipal body governing your area, with the Yangon City Development Committee (YCDC) being the key authority for Yangon, which is where most foreigners look to buy.
The document that confirms zoning classification is typically the building permit and approval documentation from the relevant city development committee, which your lawyer should request and verify as part of due diligence.
A common zoning pitfall that foreign buyers miss is purchasing a unit in a building that was constructed without proper approvals or that has been converted from commercial to residential use without official authorization, which can create compliance issues later.
Buying real estate in Myanmar 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 Myanmar, and on what terms?
Do banks lend to foreigners for homes in Myanmar in 2026?
As of January 2026, Myanmar banks do offer home loan products, but most individual foreigners should expect significant barriers to qualification, as banks typically require documented local income, long-term residency or work status, and substantial compliance documentation.
Loan-to-value ratios for the rare foreigner who qualifies are typically conservative, with banks often requiring 30% to 50% down payment rather than the higher LTV ratios available in more developed markets.
The single most important eligibility factor is having verifiable Myanmar-source income, which means most foreigners who do not work for a Myanmar company or operate a local business will find financing essentially unavailable.
You can also read our latest update about mortgage and interest rates in Burma (Myanmar).
Which banks are most foreigner-friendly in Myanmar in 2026?
As of January 2026, the banks with the most visible home loan programs and published documentation requirements are KBZ Bank, CB Bank, and AYA Bank, which at least have first-party product pages where foreigners can understand what is required.
What makes these banks relatively more accessible is that they publish their document requirements, have home loan calculators available online, and have some experience processing applications that involve non-standard borrower profiles.
However, even these "foreigner-friendly" banks generally require local Myanmar income documentation, so non-residents without employment or business ties in Myanmar will still face very limited options.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Myanmar.
What mortgage rates are foreigners offered in Myanmar in 2026?
As of January 2026, mortgage interest rates in Myanmar typically fall between 10% and 15% per year, with the Central Bank of Myanmar setting a maximum loan interest rate ceiling of 15% that all banks must follow.
Fixed-rate and variable-rate distinctions are less pronounced in Myanmar compared to Western markets, as most home loans are priced close to the CBM policy corridor, though borrowers perceived as higher risk, including most foreigners, will be quoted toward the upper end of the permitted range.
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 Myanmar?
What are the total closing costs as a percent in Myanmar in 2026?
In Myanmar in 2026, typical total closing costs for a foreign buyer range from approximately 5% to 7% of the purchase price in major cities like Yangon, Mandalay, and Nay Pyi Taw.
The realistic range across Myanmar is 3% to 7%, with the lower end applying to properties outside the three major cities where the additional stamp duty does not apply.
The specific fee categories that make up closing costs include stamp duty (2% base rate), additional stamp duty (2% in designated urban areas), registration fees (around 0.2%), and legal and administrative costs (typically 0.8% to 2.8%).
The single biggest contributor to closing costs in Myanmar is stamp duty, which at 4% in Yangon, Mandalay, and Nay Pyi Taw represents the majority of your transaction expenses.
What annual property tax should I budget in Myanmar in 2026?
As of January 2026, a standard owner-occupied home in Yangon should budget approximately 0.4% of the YCDC-assessed land value per year for property tax, which for a typical condo might translate to roughly 200,000 to 800,000 Myanmar Kyat (approximately 60 to 250 USD or 55 to 230 EUR) annually depending on location and assessed value.
Property tax in Yangon is assessed by YCDC using a method that applies a 13% tax rate to 3% of the assessed property value, which results in the effective 0.4% rate, plus additional smaller charges for water, sanitation, and lighting services.
How is rental income taxed for foreigners in Myanmar in 2026?
As of January 2026, non-resident foreigners in Myanmar are taxed on Myanmar-source income including rental earnings, with effective rates depending on the total income level and whether the income is declared as individual or business income.
The basic requirement is that foreign owners must declare rental income to the Internal Revenue Department, maintain lease and payment records, and may face withholding or advance tax mechanisms depending on tenant type and the structure of the rental arrangement.
What insurance is common and how much in Myanmar in 2026?
As of January 2026, a standard property insurance policy in Myanmar typically costs around 0.1% to 0.3% of the insured value per year, which for a condo worth 150,000 USD would translate to roughly 150 to 450 USD (or 140 to 420 EUR) annually.
The most common type of property insurance coverage in Myanmar is basic fire and property damage insurance, which is often required by banks if you have a home loan and provides protection against fire, natural disasters, and certain structural damage.
The biggest factor affecting insurance premiums in Myanmar is the building's age, construction quality, and location, with newer developments in established areas like Yangon's Bahan or Yankin townships commanding better rates than older buildings or those in areas with higher perceived risks.
Get the full checklist for your due diligence in Myanmar
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 Myanmar, 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 (Law No. 24/2016) | Primary law creating the only pathway for foreign residential ownership in Myanmar. | We used it to define what foreigners can legally own (registered condo units) and the 40% foreign quota rule. We cross-checked implementation details against practitioner analyses. |
| Myanmar Investment Law 2016 | Main investment framework governing long-term land leases with MIC permission. | We used it to explain the leasehold alternative for investors when direct ownership is restricted. We clarified this route is for business projects, not typical homebuyers. |
| DICA (Directorate of Investment and Company Administration) | Official government portal for company and investment administration guidance. | We used it to describe when MIC involvement applies and to frame it as a separate track from individual condo purchases. |
| Lincoln Legal Services - Condominium Rules Analysis | Detailed practitioner breakdown of unit registration certificate requirements. | We used it to explain the unit registration certificate concept and build practical due diligence checklists for amateur buyers. |
| PwC Worldwide Tax Summaries - Myanmar | Major global tax publisher with structured Myanmar tax framework coverage. | We used it to present clear stamp duty rates (2% plus additional 2% in major cities) and cross-checked against IRD materials. |
| Internal Revenue Department (IRD) | Myanmar's official tax authority for tax laws and administration. | We used it as the anchor for tax compliance requirements and stamp duty frameworks affecting property transfers. |
| Central Bank of Myanmar (CBM) | Monetary authority and primary source for regulated interest rate information. | We used it to anchor mortgage rate estimates within the policy-driven environment and the 15% ceiling on loan rates. |
| KBZ Bank Home Loan | One of Myanmar's largest banks with published home loan product documentation. | We used it to show typical bank requirements and confirm that most foreigners face significant barriers to local financing. |
| AYA Bank Home Loan Calculator | First-party bank tool showing real consumer home loan pricing assumptions. | We used it to triangulate typical home loan rates (10% reference) alongside CBM policy ceilings. |
| Multilaw Real Estate Guide - Myanmar | Structured comparative legal guide with local counsel input. | We used it to verify registration and fee mechanics and as a second confirmation for stamp duty and transfer processes. |
| Registration of Deeds Law (UNEP LEAP) | Reputable legal database describing Myanmar's deed registration framework. | We used it to explain why deed registration matters and justify the verification steps in the buying process. |
| Lincoln Legal - Property Tax Primer | Detailed practitioner explainer on YCDC property tax methodology. | We used it to convert the municipal calculation method into a simple 0.4% budgeting rule for Yangon property owners. |
| Yangon City Development Committee (YCDC) | City authority responsible for municipal services and taxes in Yangon. | We used it to ground ongoing cost estimates in the reality of municipal administration in Myanmar's largest market for foreigners. |
| Myanmar eVisa Portal | Official government eVisa platform for entry and visa channel information. | We used it to frame visa types and clarify that entry status does not determine property ownership rights. |
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.