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Foreigners can legally purchase condominium units in Yangon, but strict regulations limit ownership to registered condominiums only.
The purchase process involves verifying legal eligibility, conducting thorough due diligence on property titles, and completing official registration procedures with the Office of Registration of Deeds within specific timeframes.
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Foreigners can only purchase condominium units in registered buildings in Yangon, with ownership limited to 40% of total units per development.
The complete transaction process typically takes 4-8 weeks and requires official registration, legal verification, and overseas fund transfers to comply with Myanmar law.
| Purchase Stage | Key Requirements | Typical Timeline |
|---|---|---|
| Eligibility Verification | Confirm property is registered condo under 2016 law | 1-2 weeks |
| Due Diligence | Title verification at ORD, quota check, legal review | 1-2 weeks |
| Agreement Signing | Bilingual contract, deposit payment from overseas | 3-5 days |
| Payment Transfer | Full payment via international bank transfer | 1-3 days |
| Official Registration | ORD registration, tax payments, certificate issuance | 1-2 weeks |
| Legal Fees | Lawyer representation (recommended) | $1,000-$3,000 |
| Total Process | Complete transaction from start to finish | 4-8 weeks |
How do foreigners check if they're actually allowed to buy property in Yangon?
Foreigners must verify that they can only legally purchase condominium units in buildings registered under Myanmar's Condominium Law of 2016.
You need to confirm that the specific building has proper registration with the Office of Registration of Deeds (ORD) and operates under the legal condominium framework established by Myanmar law.
The building must have a valid foreign ownership quota allowing up to 40% of total units to be owned by non-Myanmar nationals, and you must verify that this quota has not been exceeded at the time of your intended purchase.
Always request to see the original condominium registration documents, building permits, and current foreign ownership status from the developer or seller before proceeding with any transaction.
It's something we develop in our Myanmar property pack.
What types of property can a foreigner legally purchase in Yangon?
As of September 2025, foreigners can only purchase condominium units in registered condominium developments, with ownership limited to a maximum of 40% of units per building.
You cannot legally own land, standalone houses, townhouses, non-registered apartments, or private land plots in Myanmar as a foreign national.
Leasehold arrangements are available for commercial land use, but these require approval from the Myanmar Investment Commission (MIC) and typically offer lease terms of up to 70 years.
The condominium must be specifically registered under the 2016 Condominium Law and have proper documentation proving its eligibility for foreign ownership.
How do you verify that the title deed is valid and that the seller truly owns the property?
You must request the original title deed, building registration documents, and certificates showing the current foreign ownership quota status from the developer or seller.
Hire a local lawyer to conduct a thorough title search at the Office of Registration of Deeds (ORD) to cross-check ownership records and verify the seller's legal right to transfer the property.
The lawyer should confirm that the property is legally registered as a condominium under the 2016 Condominium Law and verify that all building permits and developer credentials are legitimate and current.
Request to see the apartment ownership certificate, condominium by-laws, and any existing management agreements to ensure the property operates within legal frameworks.
Verify that no legal disputes, liens, or encumbrances exist on the property by checking official records at the ORD and confirming the seller's identity matches the registered ownership documents.
What are the official steps to transfer ownership from the seller to the buyer?
- Identify and verify an eligible condominium unit, confirming that both the building registration and foreign ownership quotas comply with Myanmar law
- Conduct comprehensive due diligence through a local lawyer, including verification of developer credentials, building permits, and all legal documentation
- Sign a detailed sale and purchase agreement drafted in both English and Burmese languages, typically prepared by your legal representative
- Execute payment via official international fund transfer from an overseas bank account to meet Myanmar's anti-money laundering compliance requirements
- Register the ownership transfer at the Office of Registration of Deeds within 30 days of the agreement, pay all required stamp duties and transfer taxes, and receive the official apartment ownership certificate
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Do you need to hire a local lawyer or agent to handle the paperwork and negotiations?
While Myanmar law doesn't strictly mandate hiring a local lawyer, professional legal representation is strongly recommended for foreign property purchases in Yangon.
Local lawyers can verify property eligibility, conduct proper due diligence at the ORD, prepare bilingual contracts, and handle complex registration procedures in Burmese language.
Legal fees typically range from $1,000 to $3,000 per transaction, which provides essential protection against paperwork errors, fraudulent sellers, and illegal contracts.
Lawyers also ensure compliance with anti-money laundering rules, proper payment channels, and timely registration within the required 30-day window after agreement signing.
Real estate agents can assist with property search and negotiations, but legal verification should always be handled by qualified Myanmar legal professionals.
What government approvals or permits are required before completing the purchase?
All foreign condominium purchases must be registered with the Office of Registration of Deeds (ORD) to be legally valid.
The condominium building itself must have proper registration under the 2016 Condominium Law, including valid building permits and developer licenses.
For leasehold land investments, foreigners require approval from the Myanmar Investment Commission (MIC), though this applies to commercial land rather than residential condominiums.
No additional government permits are typically required for standard condominium purchases, but all transactions must comply with foreign exchange regulations and anti-money laundering requirements.
How do payments and deposits usually work in Yangon real estate deals?
All payments for foreign property purchases must be made through official international bank transfers from overseas accounts to meet Myanmar's compliance requirements.
Deposit and final payment schedules are detailed in the sale and purchase agreement, typically structured according to construction progress for new developments or agreed timelines for existing units.
Funds transferred domestically within Myanmar may be rejected for foreign purchases, so maintaining proper documentation of overseas fund sources is essential.
Payment amounts and timing should align with official exchange rates and be properly documented for tax and registration purposes.
It's something we develop in our Myanmar property pack.
Are there specific taxes, registration fees, or stamp duties you must pay at the time of purchase?
| Fee Type | Rate/Amount | When Paid |
|---|---|---|
| Stamp Duty | Varies by purchase price | At registration |
| Transfer Tax | Based on property value | At registration |
| Registration Fees | Fixed government fee | At ORD registration |
| Legal Fees | $1,000-$3,000 | Upon completion |
| Capital Gains Tax | 10% on profit | Upon future sale |
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How long does the full transaction process usually take from start to finish?
The complete transaction process typically takes 4-8 weeks from initial property identification to final ownership certificate issuance.
Due diligence and title verification usually require 1-2 weeks, while contract preparation and negotiation add another 3-5 days to the timeline.
Official registration at the ORD must be completed within 30 days of signing the sale agreement, with processing time typically taking 1-2 weeks depending on documentation completeness.
Delays can occur if documents are incomplete, foreign ownership quotas need verification, or if additional government approvals are required for specific property types.
What common mistakes do foreigners make when buying property in Yangon?
The most common mistake is attempting to purchase non-registered property types such as standalone houses, non-condominium apartments, or land plots, which are prohibited for foreign ownership.
- Failing to verify that the building is properly registered under the 2016 Condominium Law before signing any agreements
- Not checking if the 40% foreign ownership quota has already been exceeded in the target building
- Attempting to make payments through domestic Myanmar bank accounts instead of required overseas transfers
- Skipping proper due diligence at the Office of Registration of Deeds to verify title authenticity
- Not hiring qualified local legal representation, leading to contract errors and compliance issues
- Failing to confirm all building permits, developer licenses, and project registration documents
- Not understanding ongoing obligations such as maintenance fees and condominium association rules
How do you avoid scams, fraudulent titles, or illegal sales in the Yangon market?
Always confirm building registration status, foreign ownership quota availability, and title deed authenticity through official verification at the Office of Registration of Deeds.
Work exclusively with recognized, reputable developers and licensed real estate agents who can provide proper documentation and references from previous successful transactions.
Engage a qualified local lawyer for comprehensive due diligence, including title searches, contractual review, and transaction registration to ensure legal compliance.
Verify all documentation through official government channels rather than relying solely on copies provided by sellers or agents.
It's something we develop in our Myanmar property pack.
What ongoing obligations or restrictions might apply to you after buying the property?
Property owners must comply with condominium association rules, pay regular maintenance fees, and adhere to building management policies established by the condominium committee.
Foreigners cannot subdivide the condominium unit or convert it for use as standalone housing or non-residential purposes without proper approvals.
Future sales are subject to capital gains tax at 10% on profit and may require re-verification of foreign ownership quotas at the time of transfer.
Owners must maintain proper documentation of their legal ownership and ensure compliance with any changes to Myanmar property laws that may affect foreign ownership rights.
Most residential condominiums have no specific residency requirements for foreign owners, but commercial use may require additional permits and compliance with business regulations.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Purchasing property in Yangon as a foreigner requires careful navigation of Myanmar's specific legal framework and compliance requirements.
Success depends on proper verification of condominium registration, adherence to foreign ownership quotas, and professional legal support throughout the transaction process.
Sources
- Myanmar Real Estate for Foreigners - BambooRoutes
- Real Estate Guide Myanmar - MultiLaw
- Myanmar Property Investment Guide - Tilleke & Gibbins
- Foreign Property Ownership in Myanmar - Generis
- Moving to Myanmar Property Guide - BambooRoutes
- Investing in Myanmar Real Estate - MRESA
- Buying Property in Myanmar - Mingalar Real Estate
- Myanmar Property Investment Guide - InvestAsian