Authored by the expert who managed and guided the team behind the Burma (Myanmar) Property Pack
Yes, the analysis of Yangon's property market is included in our pack
Yangon's property market in 2026 is shaped by high inflation, currency pressures, and a massive population influx that has pushed housing demand to record levels.
In this guide, we break down current Yangon housing prices, recent trends, and what experts forecast for 2026 and beyond.
We constantly update this blog post with fresh data and analyses to keep you informed about the latest developments in Yangon's residential property market.
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
- Yangon apartment prices in MMK surged roughly 54% over 12 months, but when converted to USD, gains shrink dramatically due to currency depreciation against the dollar.
- The city's population has swelled from around 5.6 million to nearly 10 million people since 2021, creating intense housing demand that far outpaces available supply.
- Mass-market apartments in Yangon deliver the strongest price growth because their lower ticket size attracts the widest pool of buyers able to pay in cash.
- Yangon rental yields in central townships like Hlaing and Kamaryut reach 7 to 8% annually, outperforming most comparable Southeast Asian cities.
- The Yangon Circular Railway upgrade, funded by a $212 million JICA loan, is expected to lift property values in mid-ring townships near upgraded stations.
- Houses in Yangon average around 1.6 billion MMK (roughly $448,000), making them accessible only to a narrow buyer pool compared to apartments.
- The affordable housing segment under 100 million MMK remains chronically undersupplied, creating persistent upward pressure on entry-level prices.
- Mortgage penetration in Yangon is limited, with most buyers paying cash, which makes the market highly sensitive to household savings and remittance flows.
What are the current property price trends in Yangon as of 2026?
What is the average house price in Yangon as of 2026?
As of January 2026, the average residential property price in Yangon ranges from roughly 160 million MMK (about $44,000 or €41,000) for a typical apartment to around 1.6 billion MMK (approximately $448,000 or €415,000) for a detached house, with condos sitting in between at about 785 million MMK ($215,000 or €199,000).
When looking at price per square meter for properties in Yangon, the blended average across common residential types comes to around 2.7 million MMK per sqm, which translates to roughly $740 or €685 per square meter using current exchange rates.
The realistic price range that covers about 80% of Yangon property purchases stretches from approximately 80 million MMK ($22,000 or €20,000) for basic outer-township apartments up to around 500 million MMK ($137,000 or €127,000) for mid-tier condos in popular residential areas, with anything above that entering premium territory.
How much have property prices increased in Yangon over the past 12 months?
Over the past 12 months, Yangon property prices have increased by an estimated 40% to 55% in MMK terms when averaged across all residential types, though the actual growth varies considerably depending on what you're buying.
The realistic range of price increases across different property types in Yangon over the past year spans from roughly 20% to 35% for houses and high-end condos up to 50% to 60% for mass-market apartments, which have seen the most dramatic appreciation.
The single most significant factor driving this price movement in Yangon has been the country's persistently high inflation, which the Asian Development Bank projects at around 30% for 2025 and 23% for 2026, pushing residents to convert cash savings into real assets like property.
Which neighborhoods have the fastest rising property prices in Yangon as of 2026?
As of January 2026, the top three townships with the fastest rising property prices in Yangon are Dagon Myothit (particularly the North, South, and East sections), North Okkalapa, and Hlaing, all of which combine affordability with strong buyer demand.
The approximate annual price growth for these top-performing Yangon townships ranges from 45% to 65% in MMK terms for Dagon Myothit, 40% to 55% for North Okkalapa, and 35% to 50% for Hlaing, though growth in USD terms is considerably lower due to currency effects.
The main demand driver behind these Yangon neighborhoods is affordability combined with improving accessibility, as these townships offer entry points where middle-income buyers can still stretch to purchase, while infrastructure upgrades like the Circular Railway improvements make commuting easier.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Yangon.
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 property types are increasing faster in value in Yangon as of 2026?
As of January 2026, the ranking of property types by value appreciation in Yangon places apartments at the top with the fastest growth, followed by mid-tier condos, then townhouses, and finally detached houses which appreciate most slowly in percentage terms.
The approximate annual appreciation for apartments, the top-performing property type in Yangon, ranges from 50% to 60% in MMK terms, significantly outpacing the 25% to 40% seen in condos and the 20% to 35% in houses.
Apartments are outperforming other property types in Yangon because they have the broadest buyer pool, with price points that remain accessible to middle-income households paying cash, while condos and houses require larger capital outlays that fewer buyers can mobilize in the current economic environment.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Yangon?
- How much should you pay for an apartment in Yangon?
- How much should you pay for a studio in Yangon?
What is driving property prices up or down in Yangon as of 2026?
As of January 2026, the top three factors driving Yangon property prices are persistent high inflation pushing buyers toward hard assets, the massive population influx from conflict-affected regions creating housing scarcity, and currency depreciation making property a preferred store of value.
Among these factors, high inflation has the strongest upward pressure on Yangon property prices because it simultaneously increases construction replacement costs and motivates households with savings to convert cash into real estate before purchasing power erodes further.
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What is the property price forecast for Yangon in 2026?
How much are property prices expected to increase in Yangon in 2026?
As of January 2026, Yangon property prices are expected to increase by roughly 15% to 25% in MMK terms over the course of the year, though gains in USD could range from flat to around 10% depending on exchange rate movements.
The realistic range of forecasts from different analysts for Yangon property price growth in 2026 spans from a conservative 5% to 10% (assuming macro stabilization) up to 30% or more if inflation remains elevated and currency pressures intensify.
The main assumption underlying most Yangon price increase forecasts is that inflation will remain significantly above historical norms, which the Asian Development Bank projects at around 23% for 2026, continuing to drive demand for property as an inflation hedge.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Yangon.
Which neighborhoods will see the highest price growth in Yangon in 2026?
As of January 2026, the top neighborhoods expected to see the highest price growth in Yangon are the Dagon Myothit townships (East, North, and South), North and South Okkalapa, and Hlaing, with emerging interest also in Kamaryut and Thingangyun.
The projected price growth for these top Yangon neighborhoods ranges from 25% to 40% in MMK terms for 2026, with Dagon Myothit areas potentially reaching the higher end due to their combination of affordability and improving infrastructure.
The primary catalyst driving expected growth in these Yangon neighborhoods is the ongoing Circular Railway upgrade project, which improves commute times and makes these mid-ring townships more attractive to buyers who work in central Yangon but cannot afford downtown prices.
One emerging Yangon neighborhood that could surprise with higher-than-expected growth is Insein, which offers value pricing and benefits from both railway access and proximity to industrial employment centers, making it attractive for working-class homebuyers.
What property types will appreciate the most in Yangon in 2026?
As of January 2026, apartments and flats are expected to appreciate the most in Yangon, followed by mid-tier condos in well-managed buildings, while detached houses and luxury condos will likely see slower percentage gains.
The projected appreciation for apartments, the top-performing property type in Yangon for 2026, ranges from 20% to 35% in MMK terms, continuing the pattern of strongest growth in the most liquid and accessible market segment.
The main demand trend driving apartment appreciation in Yangon is the concentration of buyer demand at affordable price points, as the majority of purchasers are households with limited savings who need to buy in cash and cannot access significant mortgage financing.
High-end condos and luxury properties are expected to underperform in Yangon in 2026 because their buyer pool is narrow, transaction volumes are thin, and confidence among wealthy buyers remains sensitive to economic and political uncertainty.
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 will interest rates affect property prices in Yangon in 2026?
As of January 2026, interest rates have a relatively muted direct impact on Yangon property prices because most residential purchases are made with cash rather than mortgage financing, making inflation and currency expectations more influential than borrowing costs.
The current benchmark lending rates in Myanmar sit around 12% to 15%, with mortgage availability limited and loan approval volumes having declined by roughly 25% to 30% over recent years according to banking sector reports.
In Yangon's context, a 1% change in interest rates typically affects only the upper end of the market where some buyers use financing, potentially shifting affordability by 5% to 8% for that segment, while the mass market of cash buyers remains largely unaffected.
You can also read our latest update about mortgage and interest rates in Burma (Myanmar).
What are the biggest risks for property prices in Yangon in 2026?
As of January 2026, the three biggest risks for Yangon property prices are a sharp currency depreciation that erodes USD-denominated values, macro shocks that reduce household purchasing power, and liquidity freezes that make it difficult to sell properties quickly.
Among these risks, currency instability has the highest probability of materializing in Yangon because the MMK remains under structural pressure, and any acceleration in depreciation would widen the gap between strong MMK-denominated price growth and weaker USD-denominated returns.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Yangon.
Is it a good time to buy a rental property in Yangon in 2026?
As of January 2026, buying a rental property in Yangon can be a reasonable decision if you focus on mainstream apartments or mid-tier condos in townships with deep renter demand, as these offer rental yields of 7% to 8% and strong resale liquidity.
The strongest argument for buying a rental property now in Yangon is that persistent inflation means property values are likely to keep rising in local currency terms, while rental demand remains robust due to the city's population growth from internal migration.
The strongest argument for waiting is that currency risk means your USD-denominated returns could be disappointing, and if you are benchmarking in dollars, you may want to see more FX stability before committing capital.
You'll also find a dedicated document about this specific question in our pack about real estate in Yangon.
Buying real estate in Yangon can be risky
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Where will property prices be in 5 years in Yangon?
What is the 5-year property price forecast for Yangon as of 2026?
As of January 2026, cumulative property price growth in Yangon over the next 5 years is expected to range from roughly 120% to 200% in MMK terms under a base case scenario, which translates to a compound annual growth rate of about 17% to 25%.
The range of 5-year forecasts for Yangon spans from a conservative 60% to 120% total growth (if inflation moderates and stability improves) up to an optimistic 200% to 320% (if high inflation persists and property remains the preferred store of value).
The projected average annual appreciation rate over the next 5 years in Yangon sits around 17% to 22% in MMK terms, though in USD the outlook is far more uncertain and could range from 20% to 80% total depending heavily on currency performance.
The key assumption most forecasters rely on for their 5-year Yangon predictions is that urbanization and population growth will continue driving baseline housing demand, even as the specific pace depends on broader economic and political developments.
Which areas in Yangon will have the best price growth over the next 5 years?
The top three areas in Yangon expected to have the best price growth over the next 5 years are the Dagon Myothit townships, the mid-ring townships near Circular Railway stations like Hlaing, Kamaryut, and Insein, and the affordable belt including North and South Okkalapa.
The projected 5-year cumulative price growth for these top-performing Yangon areas ranges from 150% to 250% in MMK terms, outpacing the city average due to their combination of affordability headroom, infrastructure adjacency, and deep buyer demand.
The 5-year outlook largely extends the short-term pattern but with added weight on infrastructure impacts, as rail and road upgrades that are underway will progressively improve accessibility in mid-ring townships, amplifying their relative attractiveness over time.
Thaketa is a currently undervalued Yangon area with strong potential for 5-year outperformance because it offers affordable pricing near the river, has a large local population base, and could benefit from urban expansion as central areas become increasingly expensive.
What property type will give the best return in Yangon over 5 years as of 2026?
As of January 2026, mainstream apartments in liquid townships are expected to give the best total return over 5 years in Yangon, combining solid capital appreciation with consistent rental income and the ability to exit when needed.
The projected 5-year total return for well-located Yangon apartments, combining appreciation and rental income, could reach 180% to 280% in MMK terms, with rental yields of 6% to 8% annually adding meaningfully to capital gains.
The main structural trend favoring apartments is that the buyer and renter pool for this segment is simply much larger than for other property types, ensuring liquidity on both the income and exit sides of the investment.
For buyers seeking a balance of return and lower risk over 5 years in Yangon, mid-tier condos in townships like Hlaing, Kamaryut, or Yankin offer a good compromise, as they provide better quality and management than basic apartments while remaining accessible enough to maintain decent resale liquidity.
How will new infrastructure projects affect property prices in Yangon over 5 years?
The top three major infrastructure projects expected to impact Yangon property prices over the next 5 years are the Yangon Circular Railway upgrading project (funded by a $212 million JICA loan), the planned Yangon Elevated Expressway, and ongoing road network improvements connecting satellite townships.
The typical price premium for properties near completed infrastructure in Yangon ranges from 15% to 30% compared to similar properties further from stations or major road access, with the premium increasing as projects move from planning to completion.
The specific Yangon neighborhoods that will benefit most from these infrastructure developments include Insein, Kamaryut, Mingaladon, and the eastern townships along the Circular Railway route, as improved transit times will effectively bring these areas closer to central employment zones.
How will population growth and other factors impact property values in Yangon in 5 years?
Yangon's population has surged dramatically in recent years, swelling from around 5.6 million to nearly 10 million people according to local estimates, and this growth is projected to continue adding baseline housing demand that supports property values over the next 5 years.
The demographic shift with the strongest influence on Yangon property demand is the influx of working-age adults from conflict-affected regions seeking safety and employment, which has created intense pressure on rental housing and entry-level purchase options.
Migration patterns, primarily internal displacement from other regions of Myanmar, are expected to continue supporting Yangon property values as the city remains the country's commercial hub and a relative haven of stability, though international migration has limited direct impact.
Affordable apartments and mid-tier condos in townships with good job access will benefit most from these demographic trends in Yangon, as the arriving population tends to be middle and lower-income households seeking basic housing rather than luxury properties.
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 is the 10 year property price outlook in Yangon?
What is the 10-year property price prediction for Yangon as of 2026?
As of January 2026, cumulative property price growth in Yangon over the next 10 years is expected to range from roughly 300% to 700% in MMK terms under a base case scenario, reflecting continued urbanization and inflation dynamics.
The range of 10-year forecasts for Yangon spans from a conservative 180% to 300% total growth (if significant stabilization occurs) up to an optimistic 700% to 1,100% (if high inflation persists and property remains the dominant household asset).
The projected average annual appreciation rate over the next 10 years in Yangon sits around 15% to 22% in MMK terms, though in USD the picture remains highly uncertain with a potential range of 50% to 200% total depending on currency outcomes.
The biggest uncertainty factor in making 10-year property predictions for Yangon is the trajectory of political and economic stability, which will determine whether the current high-inflation environment normalizes or persists and how much foreign investment eventually returns.
What long-term economic factors will shape property prices in Yangon?
The top three long-term economic factors that will shape Yangon property prices over the next decade are the inflation regime (whether high inflation persists or normalizes), Yangon's role as Myanmar's commercial hub driving urbanization, and the pace of infrastructure delivery connecting satellite townships.
The single long-term factor with the most positive impact on Yangon property values is continued urbanization, as the city's gravitational pull on employment, services, and safety will keep drawing population growth that translates directly into housing demand.
The single long-term factor posing the greatest structural risk to Yangon property values is prolonged political and economic instability, which could undermine household incomes, freeze large-ticket transactions, and deter the investment needed for new housing supply.
You'll also find a much more detailed analysis in our pack about real estate in Yangon.
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 | Why it's authoritative | How we used it |
|---|---|---|
| Central Bank of Myanmar | Official central bank source for Myanmar's published exchange rates. | We used it to convert MMK prices into USD consistently. We also relied on it to explain currency effects on property values. |
| IMF World Economic Outlook | Top-tier international institution with standardized macro data. | We used it to anchor inflation expectations that drive construction costs. We also used it to explain why property is seen as an inflation hedge. |
| Asian Development Bank | Publishes widely used macro forecasts for Asia with consistent methodology. | We used it to frame 2026 macro conditions affecting housing demand. We relied on their GDP and inflation projections for our scenario ranges. |
| World Bank Myanmar Economic Monitor | Official World Bank channel for Myanmar macro and sector updates. | We used it to assess macro risks like income stress and credit constraints. We relied on it to justify why forecasts must be scenario-based. |
| iMyanmarHouse | One of Myanmar's largest property portals with transparent price index data. | We used it to estimate current asking prices by property type and township. We computed 12-month changes directly from their published series. |
| Yangon City Development Committee | Municipal authority for Yangon and primary reference for city services. | We used it to ground discussions about prime areas and zoning. We referenced it as a public-sector anchor for local fundamentals. |
| Myanmar Project Bank (Circular Railway) | Government project pipeline site describing major infrastructure. | We used it to identify infrastructure corridors affecting land values. We relied on it to support 5-year neighborhood growth projections. |
| Myanmar Project Bank (Elevated Expressway) | Official project description with scope and timeline context. | We used it to identify road corridors that could shift accessibility. We relied on it for infrastructure impact assessments. |
| JICA | Major official development partner with detailed project documentation. | We used it to triangulate transit impacts from a credible non-local source. We relied on it to justify station-area uplift projections. |
| UN World Urbanization Prospects | UN's standard reference for urbanization and city growth projections. | We used it to frame long-run housing demand from urbanization. We relied on it to justify the 10-year city growth thesis. |
| Myanmar National Portal | Official government portal describing local taxes and assessments. | We used it to explain ownership costs that affect demand. We referenced it to clarify property holding frictions. |
| Statista Real Estate Myanmar | Aggregates market forecasts with consistent methodology across countries. | We used it to cross-check market size and growth projections. We referenced it for regional comparison context. |
| Radio Free Asia | Independent news source with on-the-ground reporting on Myanmar. | We used it to understand population displacement impacts on Yangon housing. We relied on it for recent migration and rent pressure data. |
| World Bank Data (Inflation) | Free open access to standardized global development indicators. | We used it to verify historical inflation trends. We cross-referenced it with IMF and ADB projections. |
| Trading Economics | Aggregates official statistics with historical context and charts. | We used it to track recent quarterly inflation movements. We referenced it for consumer price index composition details. |
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