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We keep this blog post updated so you can follow the current housing prices in Yangon in 2026 with fresh and easy-to-read data.
In this guide, we focus only on residential property in Yangon, including apartments, mini-condos, condos, houses, and luxury homes.
We will explain Yangon property prices in simple terms, with prices in Myanmar kyat, US dollars, and euros.
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
- The median housing price in Yangon in 2026 is around MMK 320 million, while the average is closer to MMK 600 million because expensive houses lift the market average.
- Yangon property prices in kyat rose fast, but a big part of the rise came from inflation and currency pressure, not only stronger buyer demand.
- Ordinary Yangon apartments still make up almost half of visible residential listings, so the market is not only about modern condos and luxury houses.
- A $100,000 budget is useful in Yangon in 2026, but it usually buys an older apartment or mini-condo, not a prime expat-style condo.
- Modern Yangon condos can cost two to four times more per square meter than old walk-up apartments because elevators, parking, and backup power matter a lot.
- The strongest Yangon residential prices are usually in Bahan, Golden Valley, Yankin, Dagon, Ahlone, and Inya Lake pockets.
- Foreign buyers in Yangon usually need to focus on qualifying condominium units, because ordinary apartments and landed houses are generally not open to foreign ownership.
- For a normal Yangon home purchase in 2026, a buyer should often add around 15% above the agreed price for taxes, fees, setup, and renovation.
What is the average housing price in Yangon in 2026?
The median housing price in Yangon in 2026 is more useful than the average because it shows what a normal buyer is more likely to see, while the average is pushed up by large houses and premium condos.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Yangon in 2026 is around MMK 320 million, which is about $87,500 or €75,600. The average housing price in the Yangon market in 2026 is closer to MMK 600 million, which is about $164,000 or €141,800.
For about 80% of residential properties in the Yangon market in 2026, a realistic price range is roughly MMK 100 million to MMK 1.5 billion, or about $27,000 to $410,000, or about €24,000 to €354,000.
A realistic entry range in Yangon in 2026 is around MMK 90 million to MMK 220 million, or about $25,000 to $60,000, or about €21,000 to €52,000, which can buy an older 45 to 70 square meter walk-up apartment in areas such as Thingangyun, North Okkalapa, South Okkalapa, or parts of Tamwe.
A typical luxury property in Yangon in 2026 often costs around MMK 1.8 billion to MMK 5.5 billion, or about $492,000 to $1.5 million, or about €425,000 to €1.3 million, which can buy a newer 180 to 300 square meter condo or a large residence in Bahan, Yankin, Golden Valley, Dagon, or near Inya Lake.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Yangon.
Are Yangon property listing prices close to the actual sale price in 2026?
In Yangon in 2026, actual sale prices are often about 9% below asking prices, with ordinary apartments usually negotiating less and premium homes usually negotiating more.
The gap exists because Yangon sellers often list high to protect themselves from inflation and kyat weakness. The difference is usually largest for premium condos and large houses, especially when a seller has been waiting for a hard-currency-linked price.
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What is the price per sq m or per sq ft for properties in Yangon in 2026?
As of 2026, the median housing price in Yangon is around MMK 3.2 million per square meter, or about $875 and €756, which equals about MMK 297,000 per square foot, or about $81 and €70. The average housing price in Yangon is around MMK 4.6 million per square meter, or about $1,257 and €1,087, which equals about MMK 427,000 per square foot, or about $117 and €101.
The highest price per square meter in Yangon in 2026 is usually found in newer premium condos in prime areas, while the lowest price per square meter is usually found in older walk-up apartments in outer townships because the building quality, parking, access, and resale demand are weaker.
The highest Yangon property prices per square meter are usually in Bahan, Yankin, Dagon, Golden Valley, Ahlone, and Inya Lake pockets, often around MMK 6 million to MMK 12 million per square meter. The lowest ranges are usually in North Okkalapa, South Okkalapa, Thingangyun, Thaketa, and Dagon Myothit outskirts, often around MMK 1.6 million to MMK 3 million per square meter.
How have property prices evolved in Yangon?
Yangon residential prices in 2026 are roughly 35% to 45% higher in nominal kyat terms than one year earlier. After inflation, the real increase is much smaller, closer to 13% to 22%, because Myanmar inflation remained high.
Compared with two years earlier, Yangon property prices in 2026 are also much higher in kyat terms, mainly because people used property as a store of value during currency pressure. The increase does not mean every household became richer or that demand was equally strong in every Yangon neighborhood.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Burma (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 Yangon.
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How do prices vary by housing type in Yangon in 2026?
In the visible Yangon residential market in 2026, ordinary apartments represent about 45% of listings, mini-condos about 20%, condos about 20%, houses and townhouses about 12%, and luxury landed homes about 3%, because older apartments are still the main housing stock while formal condos are a smaller but more expensive segment.
As of 2026, an ordinary apartment in Yangon averages around MMK 165 million, or about $45,000 and €39,000. A mini-condo averages around MMK 359 million, or about $98,000 and €85,000, while a condominium averages around MMK 809 million, or about $221,000 and €191,000. A house or townhouse averages around MMK 1.64 billion, or about $448,000 and €387,000, while a villa or luxury landed home can average around MMK 3.2 billion, or about $875,000 and €756,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Yangon in 2026?
In Yangon in 2026, newer residential stock usually costs about 20% to 35% more than comparable older stock, with a practical central estimate of about 30% more.
This premium exists because newer Yangon condos and mini-condos usually offer better elevators, parking, security, building management, and backup power, which matter a lot in daily life.
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How do property prices vary by neighborhood in Yangon in 2026?
Bahan and Golden Valley are among the most expensive residential areas in Yangon in 2026, with premium condos, large houses, and embassy-area homes often around MMK 1.2 billion to MMK 4.5 billion, or about $328,000 to $1.23 million, or about €283,000 to €1.06 million. Prices are high because central land is scarce, the area is prestigious, and many homes are close to international schools, embassies, and leafy streets.
Yankin is a strong modern condo and family area in Yangon in 2026, with many homes around MMK 800 million to MMK 2.5 billion, or about $219,000 to $683,000, or about €189,000 to €591,000. Yangon buyers pay more in Yankin because the area has better condo stock, good access, and strong demand around Myanmar Plaza and nearby business zones.
Thingangyun is a more affordable mass-market area in Yangon in 2026, with many apartments around MMK 110 million to MMK 420 million, or about $30,000 to $115,000, or about €26,000 to €99,000. Prices are lower because the stock is more ordinary, buildings are often older, and the area is less prestigious than central or lake-adjacent neighborhoods.
You will find a much more detailed analysis by areas in our property pack about Yangon. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Yangon neighborhood | Market label | Average home price | Average price per sq m | Average price per sq ft |
|---|---|---|---|---|
| Bahan / Golden Valley | Prestige / expat | MMK 1.2b to 4.5b / $328k to $1.23m | MMK 7.0m to 12.0m / $1,914 to $3,280 | MMK 650k to 1.115m / $178 to $305 |
| Yankin | Modern condo / family | MMK 800m to 2.5b / $219k to $683k | MMK 6.5m to 10.5m / $1,777 to $2,870 | MMK 604k to 976k / $165 to $267 |
| Dagon | Central / scarce | MMK 750m to 2.4b / $205k to $656k | MMK 5.8m to 9.5m / $1,586 to $2,597 | MMK 539k to 883k / $147 to $241 |
| Ahlone | Riverfront / premium | MMK 650m to 2.2b / $178k to $601k | MMK 5.5m to 9.0m / $1,503 to $2,460 | MMK 511k to 836k / $140 to $229 |
| Sanchaung | Popular / urban | MMK 400m to 1.4b / $109k to $383k | MMK 4.5m to 7.5m / $1,230 to $2,050 | MMK 418k to 697k / $114 to $191 |
| Kamaryut | Commute / practical | MMK 350m to 1.2b / $96k to $328k | MMK 3.8m to 6.5m / $1,039 to $1,777 | MMK 353k to 604k / $97 to $165 |
| Hlaing | Mid-market / connected | MMK 280m to 950m / $77k to $260k | MMK 3.2m to 5.5m / $875 to $1,503 | MMK 297k to 511k / $81 to $140 |
| Mayangone | Family / space | MMK 350m to 1.5b / $96k to $410k | MMK 3.5m to 6.8m / $957 to $1,859 | MMK 325k to 632k / $89 to $173 |
| Kyauktada | Downtown / older stock | MMK 300m to 1.1b / $82k to $301k | MMK 3.4m to 6.0m / $929 to $1,640 | MMK 316k to 557k / $86 to $152 |
| Lanmadaw | Downtown value | MMK 180m to 650m / $49k to $178k | MMK 2.5m to 4.5m / $683 to $1,230 | MMK 232k to 418k / $63 to $114 |
| Tamwe | Affordable central-east | MMK 180m to 600m / $49k to $164k | MMK 2.8m to 4.8m / $765 to $1,312 | MMK 260k to 446k / $71 to $122 |
| Thingangyun | Entry / mass market | MMK 110m to 420m / $30k to $115k | MMK 1.9m to 3.4m / $519 to $929 | MMK 176k to 316k / $48 to $86 |
How much more do you pay for properties in Yangon when you include renovation work, taxes, and fees?
In Yangon in 2026, a normal buyer should usually add around 15% above the agreed purchase price for taxes, legal work, admin fees, setup costs, and basic renovation.
If you buy a Yangon property for about $200,000, or around MMK 732 million, a realistic extra cost is about $20,000 to $36,000, or around MMK 73 million to MMK 132 million. The final all-in cost would often be around $220,000 to $236,000, depending on renovation needs and legal costs.
If you buy a Yangon property for about $500,000, or around MMK 1.83 billion, the extra cost may be about $45,000 to $90,000, or around MMK 165 million to MMK 329 million. The final cost would often land around $545,000 to $590,000, especially if the property is a premium condo or house with setup work.
If you buy a Yangon property for about $1,000,000, or around MMK 3.66 billion, the extra cost may be about $80,000 to $150,000, or around MMK 293 million to MMK 549 million. The final cost would often be around $1.08 million to $1.15 million, with the exact amount depending on stamp duty, legal checks, furnishing, and building-related payments.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Yangon
| Extra expense | Type | Estimated cost range in Yangon |
|---|---|---|
| Stamp duty | Taxes | Stamp duty is about 4% of the property price in Yangon. On a $100,000 purchase, this is about $4,000, or around MMK 14.6 million. |
| Registration and deed administration | Fees | Registration and deed work often adds about 0.2% to 0.5%. On a $100,000 purchase, that is about $200 to $500, or around MMK 0.7 million to MMK 1.8 million. |
| Legal due diligence | Fees | Legal checks often cost about 0.5% to 1.5%. On a $100,000 purchase, this means roughly $500 to $1,500, or around MMK 1.8 million to MMK 5.5 million. |
| Buyer-side agent fee | Fees | If a buyer-side fee applies, it can range from 0% to 2%. On a $100,000 purchase, that means $0 to $2,000, or around MMK 0 to MMK 7.3 million. |
| Light renovation | Renovation | Light renovation can cost about MMK 150,000 to MMK 350,000 per square meter. This is about $41 to $96 per square meter, usually for repainting, minor repairs, and simple upgrades. |
| Medium renovation | Renovation | Medium renovation can cost about MMK 350,000 to MMK 800,000 per square meter. This is about $96 to $219 per square meter, often for bathrooms, kitchens, flooring, and electrical improvements. |
| Heavy renovation | Renovation | Heavy renovation can cost about MMK 800,000 to MMK 1.5 million per square meter. This is about $219 to $410 per square meter, especially for older apartments with serious condition problems. |
| Furnishing and appliances | Setup | Furnishing and appliances can add about 3% to 8% of the purchase price. On a $100,000 home, this is about $3,000 to $8,000, or around MMK 11 million to MMK 29 million. |
| Building fund or service-charge adjustment | Condo cost | For condos, building-related adjustments can add about 0.5% to 2%. On a $100,000 home, this is about $500 to $2,000, or around MMK 1.8 million to MMK 7.3 million. |
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 Yangon in 2026 with different budgets?
With $100,000, or about MMK 366 million, you can buy a 70 to 85 square meter existing mini-condo in Hlaing, an 80 to 100 square meter older apartment in Tamwe, or a 55 to 70 square meter better apartment in Thingangyun or South Okkalapa.
With $200,000, or about MMK 732 million, you can buy a 90 to 110 square meter existing or recent condo in Kamaryut, a 100 to 130 square meter mini-condo or condo in Hlaing or Mayangone, or a large older apartment in Tamwe or Lanmadaw.
With $300,000, or about MMK 1.1 billion, you can buy a 120 to 140 square meter modern condo in Yankin, a 130 to 160 square meter condo in Sanchaung or Kamaryut, or a small older landed house or townhouse-style property in Mayangone or Hlaing.
With $500,000, or about MMK 1.83 billion, you can buy a 160 to 220 square meter premium condo in Yankin, a large condo in Ahlone or Sanchaung, or a medium detached house or townhouse in Mayangone or parts of Bahan.
With $1,000,000, or about MMK 3.66 billion, you can buy a 250 to 350 square meter luxury condo or penthouse-style unit in Bahan or Golden Valley, a large detached house near Bahan or Inya Lake pockets, or a high-end family condo in Yankin or Dagon.
With $2,000,000, or about MMK 7.32 billion, you are in a thin luxury market where you can buy a large villa in Golden Valley or Bahan, a very large lake-area house if a seller is available, or several premium condo units in Yankin, Dagon, or Bahan.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Burma (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 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 and link | Why we trust it | How we used it |
|---|---|---|
| Central Statistical Organization of Myanmar | This is Myanmar’s official statistics agency, so it is the first reference point for national statistics. | We used it to check the official macro context around Myanmar in 2026. We also used it as a reminder that kyat-based property estimates need careful handling. |
| Central Bank of Myanmar foreign exchange rates | This is the official central-bank source for Myanmar exchange-rate data. | We used a June 2026 rate of about MMK 3,658 per US dollar. We used this rate to convert Yangon property prices into US dollars. |
| European Central Bank euro-dollar reference rate | The European Central Bank is a reliable public source for daily euro foreign-exchange reference rates. | We used the June 2026 euro-dollar reference rate of EUR 1 to USD 1.1573. We then converted Yangon prices into euros at about MMK 4,233 per euro. |
| iMyanmarHouse price index | iMyanmarHouse is one of Myanmar’s main real-estate portals and publishes visible asking-price data. | We used its May 2026 Yangon averages for apartments, mini-condos, condos, and houses. We treated the data as a listing-price index, not a perfect record of closed sales. |
| CIM Q1 2026 Yangon Property Market Highlights | CIM Property Consultants is a professional real-estate consultancy active in Yangon market research. | We used its 2026 condo benchmark of about $3,200 per square meter. We applied it mainly to modern and better-quality condo stock. |
| CIM Property Consultants research page | This is a professional research library focused on Myanmar property market conditions. | We used it to confirm that Yangon remains a fragmented but research-covered market. We also used it to support the need for triangulation instead of relying on one source. |
| IMF World Economic Outlook, Myanmar inflation | The IMF is a standard international source for inflation and macroeconomic data. | We used its 2026 Myanmar inflation estimate of about 19%. We used this to separate nominal kyat price growth from real price growth. |
| World Bank Myanmar Economic Monitor | The World Bank provides detailed country economic monitoring for Myanmar. | We used it to understand the weak economic backdrop, exchange-rate pressure, power issues, conflict effects, and household stress. We used this context to avoid overstating the strength of the property market. |
| ADB Myanmar economy page | The Asian Development Bank is a major regional development institution with country-level economic forecasts. | We used it to cross-check that inflation and instability remained important in 2026. We used it alongside the IMF and World Bank for macro context. |
| PwC Myanmar individual tax summary | PwC tax summaries are widely used by investors and companies to understand country tax rules. | We used it for stamp duty assumptions in Yangon. We applied the 4% total stamp-duty estimate to buyer closing-cost examples. |
| Myanmar Condominium Law, 2016 | This law is the core framework for condominium ownership in Myanmar. | We used it to explain why foreign buyers generally focus on qualifying condominium units. We did not apply foreign-buyer demand to ordinary apartments or landed houses. |
| Colliers Yangon Condominium Market 1H 2015 report copy | Colliers is a recognized real-estate consultancy, and the report gives a useful older benchmark for Yangon condos. | We used it only for broad historical comparison. We did not use it for current 2026 prices. |
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