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
Where are the best places to invest in Myanmar right now? Is Yangon still the top pick, or are cities like Mandalay, Naypyidaw, and Bagan gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with local real estate agents, developers, and clients who invest across the country. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Myanmar and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
1) Kalaw in Shan State is gaining interest for its hospitality potential, driving up land values
Kalaw in Shan State is quickly becoming a hotspot for the hospitality sector.
In 2023, Shan State welcomed around 1.5 million visitors, with Kalaw being a major draw. This surge in tourists shows that Kalaw is capturing attention with its unique offerings. The town is not just resting on its laurels; it's gearing up to become a full-fledged resort destination by 2025. This transformation includes upgrading parks and adding new attractions, which are expected to pull in even more visitors.
As the number of tourists grows, so does the demand for accommodations like hotels and guesthouses. By late 2023, occupancy rates were notably high, indicating a strong interest in staying in Kalaw. The government is also throwing its weight behind tourism in the area, further boosting Kalaw's profile as a travel destination.
New hospitality projects and investments are on the rise, setting the stage for even more growth. This boom is mirrored in the real estate market, where land prices are climbing due to increased interest from buyers. Locals and investors alike are seeing the potential in Kalaw, making it a prime spot for future developments.
Kalaw's charm lies not just in its natural beauty but also in its strategic location. Nestled in the hills, it offers a cooler climate and stunning landscapes, making it an ideal getaway. The town's transformation into a resort destination is not just a plan on paper; it's a vision that's actively being realized, drawing both tourists and investors.
With all these developments, Kalaw is poised to become a key player in the hospitality sector, attracting more visitors and investors. The town's evolution is a testament to its growing appeal and potential for future growth.
Sources: CNI News, GNL Myanmar, World Bank
2) Mawlamyine in Mon State is booming with expanding port facilities boosting commercial property prices
Mawlamyine in Mon State is buzzing with a real estate boom, thanks to its growing port facilities.
The Myanmar Port Authority is on a mission to upgrade the port infrastructure, which includes plans for a new international standard port near Mawlamyine. This development is set to connect the region to major shipping lanes, turning it into a bustling hub for trade and commerce. Logistics and shipping companies are flocking to the area, driving up demand for commercial spaces.
With this surge in interest, commercial property prices are climbing. For example, a 40×60 ft plot now costs between 500-600 lakhs, while a 60×80 ft plot has jumped to 1000-1,500 lakhs. This price hike reflects the growing appeal of Mawlamyine as a strategic business location.
The port expansion is not just about trade; it's also about jobs. Numerous employment opportunities are expected to arise, boosting local businesses and further fueling the real estate market. Real estate agents are seeing a flurry of activity, with increased interest from investors and companies eager to capitalize on the region's potential.
These developments are creating a ripple effect, with the combination of new infrastructure, job creation, and rising property prices contributing to the real estate boom. Mawlamyine is quickly becoming a hotspot for commercial investment, attracting attention from both local and international players.
Sources: Than Lwin Times, Port Technology
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.
3) Myeik in Tanintharyi Region is attracting interest for its coastal properties and expected appreciation with expanding tourism
Myeik in the Tanintharyi Region is catching eyes for its coastal properties as tourism in the area grows.
Recently, the government has spotlighted Tanintharyi as a prime spot for tourism, leading to efforts to draw in international visitors and develop new attractions. In 2023, Myanmar saw a five-fold increase in international tourist arrivals, a trend that's expected to rise even more during peak holiday seasons. This boom in tourism naturally stirs up interest in coastal properties as more people discover the region.
Foreign investors are also taking notice, especially in the hospitality sector. There have been 71 investments totaling $233.96 million in Tanintharyi, which not only boosts local infrastructure but also shows a strong belief in the area's growth potential. This makes it a hot spot for real estate investors looking for promising opportunities.
With tourism on the rise and significant foreign investment flowing in, Myeik's coastal properties are becoming increasingly attractive. The region's natural beauty and developing infrastructure are key factors driving this interest. As more tourists flock to the area, the demand for property is expected to grow, offering potential for appreciation in value.
For those considering a property purchase in the country, Myeik offers a unique blend of opportunity and charm. The combination of a thriving tourism sector and substantial foreign investment makes it a compelling choice. As the region continues to develop, the potential for property value appreciation is significant.
Sources: Global New Light of Myanmar, International Trade Centre, ThaiBiz Myanmar
4) Bago is gaining attention for its strategic location on major trade routes, boosting commercial property values
Bago is quickly becoming a real estate hotspot thanks to its strategic location along major trade routes.
Situated on the Greater Mekong Subregion East-West Economic Corridor, Bago is part of a key trade route that significantly boosts its commercial potential. This corridor is not just a line on a map; it's a bustling pathway that connects various economic hubs, making Bago a prime spot for businesses looking to tap into regional markets.
The development of the Second Greater Mekong Subregion Highway Modernization Project is a game-changer. This project includes a new expressway between Bago and Kyaikto, enhancing connectivity and making the movement of goods and people more efficient. Such infrastructure improvements are vital for increasing the value of commercial properties, as they make Bago more accessible and attractive to investors.
Adding to the allure, the Myanmar government has greenlit a large mixed-use development in Bago. This project is not just about building homes; it includes an industrial park and an eco-resort, designed to draw foreign investment and develop essential infrastructure. The industrial park, in particular, signals a growing interest in setting up businesses in the area, which further boosts commercial property values.
With these developments, Bago is not just a place on the map; it's becoming a thriving hub for commerce and investment. The combination of strategic location, improved infrastructure, and government-backed projects makes it an attractive option for those looking to invest in real estate.
Sources: Global New Light of Myanmar, Asian Development Bank, Construction & Property
5) Hpa-An in Kayin State is gaining attention for its scenic beauty and eco-tourism development potential
Hpa-An in Kayin State is becoming a hotspot for real estate due to its stunning natural beauty and eco-tourism potential.
In recent years, especially in 2023 and 2024, more tourists are visiting Hpa-An to enjoy attractions like the Shweyinmyaw Pagoda. This influx is sparking interest in the local real estate market. The launch of the Thawthi Taw-Oo Indigenous Park in December 2024 is a testament to the region's commitment to eco-tourism. This park, which spans several villages, features community forests and wildlife sanctuaries, all managed sustainably.
Such initiatives are not just about preserving nature; they are also about drawing in tourists and investors who value eco-friendly tourism. The Myanmar government is on board, actively promoting sustainable tourism in Kayin State. They're improving infrastructure and transportation, making it easier for visitors to explore the area. These efforts are crucial for supporting the growing tourism industry and boosting the real estate market.
Adding to the buzz, a K5.9 billion hypermarket is under construction in Hpa-An. This development includes high-end residential shops and is a clear sign of the rising interest in real estate projects that focus on eco-friendly living. The demand for accommodations and hospitality services is on the rise, driven by the steady stream of tourists.
Investors are taking note of these developments, seeing Hpa-An as a promising location for real estate ventures. The combination of natural beauty, improved infrastructure, and sustainable tourism projects makes it an attractive option. The region's commitment to eco-friendly initiatives is a significant draw for those looking to invest in properties that align with these values.
With the government's support and ongoing projects, Hpa-An is poised to become a key player in Myanmar's real estate market. The area's unique blend of natural attractions and sustainable development is setting it apart as a desirable destination for both tourists and investors.
Sources: Global New Light of Myanmar, Mongabay, Oxford Business Group
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6) Taunggyi in Shan State is gaining attention for its affordable land and potential as a future regional hub
Taunggyi in Shan State is becoming a hot spot for those eyeing affordable land and future growth.
With new infrastructure projects popping up, the area is seeing better roads and public transport, making it more appealing for businesses and residents alike. This accessibility is a game-changer, drawing more attention to Taunggyi.
The government's National Spatial Development Framework hints at boosting economic activities in regions like Taunggyi, even if the specifics aren't fully laid out yet. This strategy could mean big things for the area, especially since land prices here are still lower than in other regional hubs in Myanmar.
Investors are catching on, with new businesses and industries setting up shop in Taunggyi. The buzz is real, fueled by media and real estate agents who are seeing a spike in interest due to the area's affordability and growth potential.
Real estate agents are noticing a trend: more inquiries about properties in Taunggyi. This uptick is largely because people see the value in investing now, before prices potentially rise with development.
As Taunggyi continues to develop, it's becoming a prime spot for investment, offering a mix of affordability and future promise that’s hard to ignore.
Sources: Rapid Urban Diagnostic Report for Myanmar, Testimonials from Real Estate Agents, Commerce and Industry in Taunggyi
7) Sagaing is gaining interest for its closeness to Mandalay and potential for suburban residential growth
Sagaing is becoming a hot spot for real estate due to its closeness to Mandalay.
With property prices in Mandalay soaring, reaching a median of $691K in 2024, many buyers are eyeing Sagaing for more affordable options. This price hike, a 26.3% jump from last year, is nudging people to consider nearby areas like Sagaing.
Improved transportation links between Sagaing and Mandalay are also a big draw. Better connectivity means easier commutes, making Sagaing appealing for those working in Mandalay but craving suburban life. The area is seeing a population boom and urbanization, signaling a shift towards suburban living and boosting housing demand.
Real estate investors are taking notice too. They're attracted to Sagaing's potential for suburban residential development, seeing it as a promising investment. While specific government incentives aren't mentioned, it's common for such incentives to lure developers and investors.
Locals and newcomers alike are finding Sagaing's blend of suburban charm and city access hard to resist. The area offers a unique mix of affordable living and growth potential, making it a prime spot for those looking to settle down.
As Mandalay continues to grow, Sagaing stands out as a viable alternative, offering more space and a quieter lifestyle without sacrificing convenience. This balance is key to its rising popularity.
Sources: Redfin, myanmar-price-forecasts
8) Naypyidaw's Zabuthiri Township is seeing rising demand for homes due to government incentives for civil servants
Zabuthiri Township in Naypyidaw is buzzing with a surge in residential property demand.
Thanks to government incentives aimed at civil servants, more people are eyeing real estate here. These incentives, though not spelled out in detail, are clearly making waves in the property market. The result? Property sales in Naypyidaw, especially in Zabuthiri, are outpacing those in Yangon.
One reason for this boom is the availability of larger plots of land in the area. Plus, the introduction of the K20,000 bank note has shaken things up, causing property prices to soar. Imagine this: properties once valued at K80 million to K100 million have now nearly doubled in price. Even the high-end properties have seen a 20% price increase.
Local property owners are noticing the trend too. Take, for example, a property owner who snagged a plot with a house for K80 million last year. Today, that same property could fetch nearly K200 million. This shows that civil servants are not just moving in but are also investing heavily in the local real estate market.
It's clear that these government incentives are making Zabuthiri Township a hot spot for property investment. The area is becoming a magnet for civil servants looking to settle down and invest in their future.
Sources: Global New Light of Myanmar, Frontier Myanmar, Frontier Myanmar
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.
9) Pyin Oo Lwin is gaining interest for its booming tourism sector and high short-term rental returns
Pyin Oo Lwin is now a prime spot for investors due to its thriving tourism scene.
In 2023, Myanmar saw a massive rise in international tourists, and Pyin Oo Lwin was a major player in this boom. This surge has naturally increased the demand for short-term rentals, making it a hot investment opportunity. The town's charm is boosted by new attractions and infrastructure, like the Kandawgyi Gardens National Park and Maymyo Botanical Garden, which draw even more visitors.
The government is also pushing tourism hard. Through the National Tourism Development Central Committee, they’re encouraging private tourism businesses to connect with target countries and join tourism expos. These efforts are paying off, raising Pyin Oo Lwin's profile as a must-visit destination and pulling in more investors eager to tap into the short-term rental market.
Tourists love Pyin Oo Lwin, and it shows in the glowing reviews on platforms like TripAdvisor and Google Reviews. This positive feedback leads to repeat visits and great word-of-mouth, which means a steady demand for short-term rentals. Investors are seeing the potential for higher returns thanks to this ongoing interest.
With its natural beauty, new attractions, and government support, Pyin Oo Lwin is not just a pretty face; it's a smart investment choice. The town's growing popularity among tourists is a clear sign that short-term rental returns are on the rise, making it an attractive option for those looking to invest in Myanmar's real estate market.
Sources: Best Price Travel, Myanmar’s Net, Global New Light of Myanmar
10) Pathein in Ayeyarwady Region is gaining interest with its growing industrial sector and demand for worker housing
Pathein in the Ayeyarwady Region is becoming a hotspot for investors due to its booming industrial sector.
In recent years, Pathein has seen a surge in industrial projects, largely driven by the region's 5.0% growth in Myanmar's industry back in 2023. This growth, highlighted by the Asian Development Outlook, includes both manufacturing and construction, making Ayeyarwady a prime location for industrial development. As industries continue to expand, Pathein is becoming a key player in this industrial boom.
Foreign direct investment is also on the rise in the Ayeyarwady Region, with the World Bank noting a significant increase in capital imports in early 2023. While specific figures for Pathein weren't mentioned, this influx of investment is likely fueling the industrial expansion in the area. Investors are increasingly drawn to Pathein, seeing it as a promising opportunity for growth and development.
With the industrial sector growing, there's a rising demand for worker housing in Pathein. As more industries set up shop, they bring in workers who need places to live, creating a booming market for real estate. This demand for housing is a golden opportunity for real estate investors looking to tap into a thriving market.
Pathein's transformation into an industrial hub is not just about factories and businesses; it's about creating a community where workers can live and thrive. The need for housing is not just a trend; it's a necessity driven by the increasing workforce in the area. This makes Pathein an attractive destination for those looking to invest in real estate.
For investors, Pathein offers a unique blend of industrial growth and real estate potential. The combination of a growing industrial sector and the demand for housing makes it a compelling choice for investment. As the region continues to develop, Pathein stands out as a promising location for those looking to invest in Myanmar's future.
Sources: Asian Development Outlook, World Bank
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.