Accommodation in Myanmar

This guide was written prior to the military coup in Myanmar in February 2021 and is therefore not reflective of the current situation. Travel to Myanmar is currently not advisable due to ongoing civil unrest, armed conflict, and severe restrictions on communications and transportation.

Finding accommodation in Myanmar is likely to be one of the most significant challenges you’ll face. There are several factors you’ll have to consider as a house hunter, and if you’re a parent, proximity to an international school and public transport networks will be high up on your list.

The country faces severe electricity shortages, with major cities experiencing up to 20 hours of blackouts daily as power generation meets only about half of the national demand. Ensure the property you choose has a generator or solar.

Fortunately, construction in the real estate market is booming, and you’ll find a range of luxury options available. Competition for adequate accommodation in Myanmar’s major cities is rife owing to increased foreign investment.

Education and Schools in Myanmar
Transport and Driving in Myanmar

Types of accommodation in Myanmar

If you’re moving to Myanmar, you’ll typically stay in one of its major cities, which include Yangon, Mandalay and Nay Pyi Taw. Under current law, short-term tourists are required to stay in registered hotels or guesthouses, with criminal penalties for non-compliance. For longer-term residential stays, you’ll be spoilt for choice when it comes to accommodation in Yangon and Mandalay. Landed properties with gardens, villas, condominiums and serviced apartments are among the popular choices for expat families in Myanmar.

Although Myanmar’s major cities have historically been considered safe, we strongly recommend hiring 24-hour security if you’re renting landed properties, as the current security situation throughout the country remains extremely volatile with ongoing armed conflict.

Furnished vs unfurnished

There are both unfurnished and furnished housing options in Myanmar, with the latter being the priciest. Most of the long-term accommodation in Myanmar is unfurnished but will typically be equipped with light and bathroom fixtures. Unfurnished accommodation also typically doesn’t include appliances such as stoves, refrigerators, air conditioners, ovens and water heating units.

Furnished properties, typically serviced apartments and villas, will include everything from beds and sofas to appliances and cutlery. However, the furniture and appliances may not be as modern as you’re used to. You must note that ovens and dishwashers are generally only provided in high-end properties.

While furnished properties may be on the pricier end of the market, these are mainly the most convenient option if you’re in Myanmar for the short term. That said, if you’re keen on furnishing a property, you simply need to negotiate with the landlord to have the existing furniture removed.

Short lets and temporary housing

Short lets and temporary housing are favoured by the expat population in Myanmar. These allow you to enjoy the comfort of home while enjoying luxury hotel amenities, such as cleaning services and access to swimming pools. There are some temporary housing providers available in major cities, although options have become more limited due to current restrictions.

Pets

There are a few pet-friendly service apartments in Myanmar. If you rent landed properties and villas, you can negotiate with your landlord if you would like to keep a pet on the property. It is important to include these details in the rental agreement.

Moving to Myanmar

Finding rental accommodation in Myanmar

Finding suitable and affordable property in Myanmar can be difficult as a result of the discrepancy in housing demand and supply. The best place to start your property search is online, as you can familiarise yourself with the market while you’re still in your home country. Rental property websites such as Shwe Property and iMyanmarHouse are some of the most well-known property portals that provide information on what you can expect to find at different price points and areas.

Real estate agents are likely to be your best option, as they can eliminate the language barrier when you’re engaging with landlords. They are typically also highly knowledgeable about local real estate and can show you properties that are not yet on the market. You should keep in mind that real estate agents will require a commission equivalent to one month’s rent.

Language Barrier in Myanmar

Useful links

• Shwe Property
• iMyanmarHouse

Renting accommodation in Myanmar

Most expats moving to Myanmar choose to rent rather than buy property, as most are in the country on a short-term assignment. Additionally, foreigners can only own condominium units (limited to 40 percent of units in registered buildings) and cannot own land or houses in Myanmar, which also makes purchasing an unattractive choice. Myanmar’s property rental market is unregulated, meaning you’ll have to be careful traversing the rental process to avoid falling victim to scams.

Signing a lease

To secure a rental property, you’ll need to sign a lease agreement. Rental agreements in Myanmar are typically signed for a minimum of six months and a maximum of 12 months. A contract extension can be negotiated at the end of the term. To avoid early contract termination by tenants, landlords require rent upfront for the full term, and most of them will only accept cash payments in US dollars, although this is slowly changing.

Most landlords will also require one month’s rent as a holding deposit if you want to secure accommodation before arriving in Myanmar. This is non-refundable should you decide against moving into the property. You’ll also have to pay a one-month deposit. The disadvantage that comes with paying the rental fee upfront is that real estate agents and landlords generally become unresponsive to your needs after receiving full payment.

Take a full inventory, including pictures, before signing a lease agreement and ensure it is clear who will be responsible for utilities and maintenance. If you’re looking to rent accommodation in Myanmar, you must provide proof of your legal right to live and work in the country.

Termination of the lease

Landlords in Myanmar are legally required to give tenants two months’ notice if they wish to terminate the lease early, and leaseholders must give the landlord at least one month’s notice.

Tenants should leave the property spotless, remove their possessions and take all meter readings to avoid forfeiting their deposit. Be present for the final inspection to return all the keys and ensure that the landlord begins the process of returning the deposit. This will depend on whether there is damage to the property beyond normal wear and tear, and the deposit will usually be returned within two weeks.

Utilities

Utilities such as water, electricity, internet and gas are typically for the tenant’s account unless expressly stated otherwise in the rental contract. Budget for these accordingly, keeping in mind that the ongoing electricity crisis may require additional costs for generator fuel or alternative power sources.

Cost of Living in Myanmar