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
If you're curious about housing prices in Myanmar in 2026, you're in the right place.
We constantly update this blog post with the latest data we can find from authoritative sources.
Myanmar's property market is unique, and understanding it requires fresh, verified numbers.
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
- The median condo price in Yangon sits around 314 million MMK (about $86,000), but that number can swing by 400% depending on which township you choose.
- Myanmar property listings typically close at about 8% below asking price, with cash buyers and clean documentation often securing even larger discounts.
- New construction in Myanmar commands roughly a 25% premium over older resale units, mainly because newer buildings bundle amenities like backup power and parking.
- Smaller units in Myanmar have the highest price per square meter because fixed costs like security and amenities get spread over less space.
- Nominal property prices in Yangon rose about 25% year-over-year in MMK terms, but once you adjust for inflation, real prices actually dropped around 5%.
- Budget-friendly townships like Thaketa and Dagon Myothit offer condos at roughly half the per-sqft cost of premium areas like Bahan or Botahtaung.
- The stamp duty in Yangon alone adds about 4% to your purchase price, making the all-in cost typically 6% to 15% above the negotiated price.
- Condos make up about 55% of Myanmar's formal residential listings because they're the cleanest, most standardized product under the Condominium Law.
What is the average housing price in Myanmar in 2026?
The median housing price is more useful than the average in Myanmar because a few ultra-luxury properties can pull the average up, while the median shows you what a typical buyer actually pays.
We are writing this as of the first half of 2026 using the latest data collected from authoritative sources like FazWaz Myanmar and ShweProperty, which we manually verified.
The median housing price for a condo in Myanmar (Yangon market) in 2026 is about 314 million MMK, which converts to roughly $86,000 or around 73,000 euros. The average housing price is slightly higher at approximately 369 million MMK, or about $101,000 (around 86,000 euros), because larger and pricier units pull the average up.
For 80% of residential properties in Myanmar in 2026, you can expect prices to fall between 280 million and 950 million MMK, or roughly $77,000 to $260,000.
A realistic entry-level purchase in Myanmar in 2026 would be around 200 million MMK (about $55,000 or 46,500 euros), which could get you an older 650 to 850 sqft condo in an outer township like Thaketa or Dagon Myothit.
For luxury properties in Myanmar in 2026, expect to pay between 1 billion and 2 billion MMK (roughly $275,000 to $550,000 or 230,000 to 465,000 euros), which would get you a large 2,800+ sqft condo in a prime location like Botahtaung with riverside views and high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Myanmar.
Are Myanmar property listing prices close to the actual sale price in 2026?
In Myanmar in 2026, the estimated gap between listing price and actual sale price is around 8%, with most transactions closing between 5% and 12% below asking price.
This discount happens because negotiation is built into Myanmar's property culture, and sellers often set asking prices with bargaining room included. The gap tends to be larger when documentation is unclear, financing is complicated, or when the buyer can pay in cash and close quickly.
Get fresh and reliable information about the market in Myanmar
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What is the price per sq m or per sq ft for properties in Myanmar in 2026?
As of early 2026, the median price per sqft for condos in Myanmar (Yangon) is about 300,000 MMK, which equals roughly $82 per sqft or around 70 euros per sqft. Converting to square meters, that comes to approximately 3.2 million MMK per sqm, or about $885 per sqm (750 euros per sqm), with the average ranging between 2.9 and 3.6 million MMK per sqm depending on unit size.
Smaller units like studios and one-bedroom condos have the highest price per sqm in Myanmar in 2026 because fixed costs (lobby, security, amenities) get spread over fewer square meters, while very large units have the lowest per-sqm price because fewer buyers can afford them, creating more negotiation room.
The highest prices per sqm in Myanmar in 2026 are found in premium Yangon townships like Bahan, Sanchaung, and Botahtaung, where you can expect 3.2 to 5.8 million MMK per sqm. The lowest prices are in outer townships like Thaketa and Dagon Myothit, where per-sqm prices range from about 1.9 to 2.8 million MMK.
How have property prices evolved in Myanmar?
Compared to one year ago (January 2025), Myanmar property prices in Yangon have risen about 25% in nominal MMK terms, but after adjusting for high inflation, real prices actually dropped around 5%. This happened because sellers repriced assets upward to keep pace with currency depreciation, even though actual purchasing power hasn't grown.
Looking back ten years to January 2016, nominal prices in Myanmar have increased roughly 400% (about 5 times higher), but in inflation-adjusted terms, the real gain is closer to 60%. The main drivers were the formalization of the condo market under Myanmar's Condominium Law and repeated bouts of currency instability that pushed MMK-denominated asset prices higher over time.
By the way, we've written a blog article detailing the latest updates on property price variations in Myanmar.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Myanmar.
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 prices vary by housing type in Myanmar in 2026?
In Myanmar in 2026, condos make up about 55% of formal listings, followed by non-condo apartments (20%), landed houses (15%), townhouses (5%), luxury villas (3%), and penthouses (2%), because condos are the most standardized product under Myanmar's Condominium Law and have the most transparent pricing.
Average prices by property type in Myanmar as of the first half of 2026 are roughly: condos at 370 million MMK ($101,000 / 86,000 euros), non-condo apartments at 240 million MMK ($66,000 / 56,000 euros), townhouses at 650 million MMK ($178,000 / 151,000 euros), landed houses at 900 million MMK ($247,000 / 209,000 euros), villas at 1.8 billion MMK ($493,000 / 418,000 euros), and penthouses at 2.5 billion MMK ($685,000 / 581,000 euros). These figures are Yangon-focused since that's where most structured listing data exists.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Myanmar in 2026?
New construction in Myanmar in 2026 commands roughly a 25% premium over older resale properties.
This premium exists because newer buildings typically include desirable amenities like backup power generators, secure parking, modern lifts, and better finishing, while older units often need renovation and carry higher maintenance risks.
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How do property prices vary by neighborhood in Myanmar in 2026?
Bahan is one of Yangon's most sought-after townships, popular with expats and home to many embassies. Condos here range from about 480 million to 1.5 billion MMK ($132,000 to $411,000), with higher prices driven by prime central location, security, and proximity to international schools.
Sanchaung offers a lively, central atmosphere with plenty of mid-to-upmarket condos and convenient access to shops and restaurants. Prices typically range from 450 million to 1.1 billion MMK ($123,000 to $301,000), reflecting the "convenience premium" buyers pay for this popular, walkable area.
Thaketa is a more affordable, outer township that attracts budget-conscious buyers looking for entry-level properties. Here you can find condos from about 200 million to 400 million MMK ($55,000 to $110,000), making it one of the most accessible areas for first-time buyers in Myanmar.
You will find a much more detailed analysis by areas in our property pack about Myanmar. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range (MMK / $) | Avg per sqm (MMK / $) | Avg per sqft (MMK / $) |
|---|---|---|---|---|
| Thaketa | Budget / Value | 200-400M / $55k-$110k | 2.0-2.8M / $548-$767 | 190-260k / $52-$71 |
| Dagon Myothit (Seikkan) | Budget / Value | 180-380M / $49k-$104k | 1.9-2.7M / $521-$740 | 180-250k / $49-$69 |
| Thingangyun | Family / Value | 280-650M / $77k-$178k | 2.3-3.2M / $630-$877 | 210-300k / $58-$82 |
| Hlaing | Commute / Value | 280-700M / $77k-$192k | 2.5-3.4M / $685-$932 | 230-320k / $63-$88 |
| Mayangone | Family / Spacious | 350-850M / $96k-$233k | 2.6-3.8M / $712-$1,041 | 240-350k / $66-$96 |
| Kamaryut | Central / Commute | 400-900M / $110k-$247k | 3.0-4.2M / $822-$1,151 | 280-390k / $77-$107 |
| Sanchaung | Popular / Central | 450M-1.1B / $123k-$301k | 3.2-4.8M / $877-$1,316 | 300-450k / $82-$123 |
| Bahan | Expat / Prime | 480M-1.5B / $132k-$411k | 3.6-5.5M / $986-$1,507 | 330-510k / $90-$140 |
| Botahtaung | Prime / Views | 600M-1.8B / $164k-$493k | 3.6-5.8M / $986-$1,590 | 330-540k / $90-$148 |
| Kyauktada | Central / Legacy | 400M-1.2B / $110k-$329k | 3.0-5.0M / $822-$1,371 | 280-460k / $77-$126 |
| Dagon (Central) | Prime / Central | 500M-1.6B / $137k-$438k | 3.5-5.8M / $959-$1,590 | 320-540k / $88-$148 |
| Thanlyin | Quieter / Value | 250-650M / $69k-$178k | 2.1-3.0M / $575-$822 | 200-280k / $55-$77 |
How much more do you pay for properties in Myanmar when you include renovation work, taxes, and fees?
In Myanmar in 2026, you should budget an additional 6% to 15% on top of the negotiated purchase price to cover taxes, fees, and any renovation work.
If you buy a property around $200,000 (about 730 million MMK) in Myanmar, expect to add roughly $12,000 to $30,000 (44 to 110 million MMK) for stamp duties, legal fees, and light renovation. That brings your total to approximately $212,000 to $230,000.
For a property around $500,000 (about 1.82 billion MMK), the additional costs would be roughly $30,000 to $75,000 (110 to 275 million MMK), putting your all-in investment at about $530,000 to $575,000.
At the $1,000,000 level (about 3.65 billion MMK), plan for an extra $60,000 to $150,000 (220 to 550 million MMK), meaning your total outlay could reach $1,060,000 to $1,150,000 depending on renovation scope and exact fees.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Myanmar.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Myanmar
| Expense | Category | Estimated Cost Range (MMK / $) and Explanation |
|---|---|---|
| Stamp Duty (Yangon) | Tax | About 4% of purchase price. For example, on a 314 million MMK property (median), this equals roughly 12.6 million MMK or about $3,500. This combines the 2% base conveyance duty plus an additional 2% for transfers in Yangon, Mandalay, or Nay Pyi Taw. |
| Legal and Document Checks | Service Fee | Typically 10 to 40 million MMK, or about $275 to $1,100. This covers lawyer fees for verifying ownership documents, checking encumbrances, and ensuring the property has clean title. Costs vary based on property complexity. |
| Agent Commission | Service Fee | Usually 0% to 2% of purchase price. In Myanmar, the seller often pays the agent fee, but this varies by deal. If buyer-paid, expect up to 6 to 7 million MMK (about $1,700 to $2,000) on a median-priced condo. |
| Light Renovation | Renovation | About 2% to 6% of purchase price. This covers painting, minor repairs, and basic updates. On a 314 million MMK condo, budget roughly 6 to 19 million MMK ($1,700 to $5,200) for a simple refresh. |
| Full Renovation | Renovation | About 8% to 15% of purchase price. This includes kitchen and bathroom upgrades, new flooring, AC installation, and electrical work. On a median condo, this could be 25 to 47 million MMK ($7,000 to $13,000). |
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 properties can you buy in Myanmar in 2026 with different budgets?
With $100,000 (about 365 million MMK) in Myanmar as of the first half of 2026, you could buy a 2BR condo of around 900 sqft in Thingangyun (existing), a 2BR condo of about 950 sqft in Hlaing (newer stock), or a 3BR older unit of around 1,200 sqft in Thaketa.
With $200,000 (about 730 million MMK), your options expand to a 3BR condo of around 1,450 sqft in Bahan (existing), a 3BR newer condo of about 1,680 sqft in Sanchaung (renovated), or a large 3BR unit of 1,800 to 2,000 sqft in Kamaryut.
With $300,000 (about 1.09 billion MMK), you could get a premium 3BR condo of around 2,000 sqft in Sanchaung (newer or renovated), a prime condo of 1,800 to 2,200 sqft in Bahan with a strong location, or a prime-view unit of 1,600 to 2,000 sqft in downtown-edge areas like Kyauktada or Botahtaung.
With $500,000 (about 1.82 billion MMK), you could purchase a luxury large condo of 2,500 to 3,000 sqft in Botahtaung (prime), a prime central condo of 2,200 to 2,800 sqft in Bahan or Dagon with high-spec finishes, or a small landed house in Mayangone (though inventory varies).
With $1,000,000 (about 3.65 billion MMK), your options include an ultra-prime penthouse-style condo in Bahan or Dagon with large space and premium finishes, a prime landed villa in Bahan or Mayangone with high land value, or a portfolio of 3 to 5 mid-market condos around the median price.
With $2,000,000 (about 7.3 billion MMK), the market becomes quite thin with fewer listings and more bespoke negotiation required. You could target a top-tier villa or compound home in a prime Yangon township, two ultra-prime units in the best buildings, or a family compound with a guest unit, though availability is highly variable.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Myanmar.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Myanmar | Myanmar's central bank publishes official exchange rates that serve as the closest benchmark for currency conversions. | We used CBM's USD and EUR market trading rates to convert all MMK prices into dollars and euros consistently. We relied on late December 2025 rates to match our January 2026 write date. |
| FazWaz Myanmar | A large, multi-country real estate portal that publishes structured listings and clearly stated median price data for Yangon condos. | We used FazWaz's stated median condo price and median price per sqft as our anchor for typical market levels. We also used their listing data to verify sizes and price bands. |
| ShweProperty | One of Myanmar's best-known local property portals showing recent listings with asking prices, townships, and surfaces. | We used ShweProperty to triangulate realistic low, mid, and high asking-price ranges. We also picked concrete examples with specific townships, sizes, and prices from their listings. |
| PwC Tax Summaries | A widely used professional reference that summarizes country tax rules including stamp duty rates and location-based additions. | We used PwC to estimate the main transfer stamp duties applicable in Yangon, Mandalay, and Nay Pyi Taw. We then turned that into an all-in cost percentage for buyer budgeting. |
| Myanmar Internal Revenue Department | The official government publication of Myanmar's Stamp Act provides the underlying legal text for transaction costs. | We used this as the verifiable legal backstop behind stamp duty estimates. We relied on it to keep the fees section grounded in official material rather than forum advice. |
| Myanmar Government Portal (Condominium Law) | An official publication channel for Myanmar legal texts that explains the framework for condo ownership. | We used this to explain why condos are the cleanest, most standardized residential product in Myanmar. This helps readers understand why so much pricing data clusters around condos. |
| Reuters | A major international news agency providing credible macroeconomic reporting on Myanmar's economy and inflation. | We used Reuters for inflation context when estimating real vs nominal price changes over time. We did not treat it as a property index but as background economic information. |
| Local real estate agents (informal) | On-the-ground market participants provide practical insights into negotiation patterns and closing behaviors. | We used informal agent feedback to estimate the typical 8% gap between listing and closing prices. We kept estimates conservative and consistent with portal data. |
| Market listing analysis (FazWaz + ShweProperty combined) | Cross-referencing multiple portals provides a more complete picture than any single source. | We compared listing counts, price distributions, and township patterns across both portals. We used this to validate that our median and range estimates are realistic. |
| Currency conversion methodology | Consistent FX treatment prevents random internet rate mismatches that could skew price comparisons. | We applied CBM rates uniformly across all conversions. We used the same late December 2025 snapshot for both USD and EUR to maintain internal consistency. |
| Township-level listing patterns | Analyzing listings by neighborhood reveals how location affects pricing in Yangon's diverse property market. | We mapped asking prices by township on ShweProperty to estimate neighborhood price bands. We then anchored these to the overall Yangon median from FazWaz. |
| Property type classification (portal categories) | Understanding how portals categorize listings helps ensure we're comparing like with like across property types. | We used portal category breakdowns to estimate the share of condos vs apartments vs landed houses. We then applied the condo price anchor to estimate other property types. |
| Historical price trend estimation | Comparing current listings to past market conditions helps contextualize how prices have evolved. | We estimated year-over-year and decade-long changes using current asking prices and CBM FX history. We flagged these as estimates since Myanmar lacks an official price index. |
| New vs existing property premium analysis | Understanding the premium for new construction helps buyers budget appropriately for different property ages. | We compared listings tagged as "newer" vs "existing" on ShweProperty to estimate the 25% new-construction premium. We verified this against amenity patterns in FazWaz listings. |
| Renovation cost estimation (market practice) | Understanding typical renovation needs helps buyers plan their all-in budget beyond the purchase price. | We estimated light (2-6%) and full (8-15%) renovation costs based on typical market practice. We applied these percentages to various price points for concrete examples. |
| Legal fee estimation (market practice) | Understanding typical legal costs helps buyers avoid surprises during the purchase process. | We estimated legal and document check fees at 10-40 million MMK based on typical market practice. We noted that costs vary based on property complexity. |
| Agent commission structure (local practice) | Understanding who pays agent fees and how much helps buyers budget for transaction costs. | We noted that agent fees are often seller-paid but can be 0-2% if buyer-paid. We included this in our all-in cost calculations where relevant. |
| Price per sqft methodology | Unit pricing helps buyers compare properties of different sizes on an apples-to-apples basis. | We anchored on FazWaz's median price per sqft and converted to per sqm using standard conversion. We estimated that smaller units have higher per-sqft prices due to fixed cost distribution. |
| List-to-close discount estimation | Understanding the gap between asking and closing prices helps buyers negotiate effectively. | We estimated an 8% typical discount based on market practice and the fact that portals show asking prices. We noted the range is typically 5-12% depending on circumstances. |
| Budget-based property examples | Concrete examples at specific price points help buyers understand what their money can buy. | We created realistic "you could actually find this" examples for each budget level. We used township, size, and condition data from ShweProperty to make examples specific. |
| Inflation adjustment methodology | Distinguishing nominal from real price changes helps readers understand true purchasing power changes. | We estimated that despite 25% nominal MMK gains, real prices dropped about 5% after inflation adjustment. We used Reuters macroeconomic data for inflation context. |
| Expat neighborhood identification | Identifying popular expat areas helps international buyers focus their search on suitable neighborhoods. | We highlighted Bahan, Sanchaung, and Kamaryut as expat-popular neighborhoods based on proximity to embassies and international facilities. We explained why each commands its price level. |
| Market segment estimation | Understanding the breakdown of property types helps readers contextualize where most inventory sits. | We estimated condos at 55%, non-condo apartments at 20%, and other types making up the remainder. We based this on listing distribution patterns across both portals. |
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