Property Registration

Request and obtain a land clearance certificate and map at the Yangon City Development Council (YCDC) Land Administration Department

Agency: Yangon City Development Council (YCDC) City Planning and Land Administration Department

At the YCDC Land Administration Department, the landowner (seller) requests two things: a certified copy of the land record and a map for the property, which is valid for one year. For the land certificate, there is a pilot system on the YCDC where it can be requested online.

Time and cost: 31 days, MMK 13,145

The official fee schedule is:

  • Form fees: 200 kyat
  • For the certified map:
    • 10,125 kyat for zone 1 (most recently developed zone);
    • 12,945 kyat for zone 2 (second developed zone); and
    • 15,225 kyat for zone 3 (first developed zone))

Request and obtain an appraisal from the Township Inland Revenue Department

Agency: Township Inland Revenue Department

The buyer will take the certified copy of the land record and the map obtained at the YCDC to the relevant Township Inland Revenue Department branch where the property is located. After application, an ‘appraisal committee’ will decide the value of the property according to the location and other considerations. The appraisal committee meets once a week. Once the case has been reviewed, the interested parties are informed of the value so that they can pay the stamp duty.

Time and cost: 14 days, no cost (paid in stamp duty)

Pay stamp duty at the Township Inland Revenue Department

Agency: Township Inland Revenue Department

The buyer pays the stamp duty and tax on the property value as established by the appraisal committee. If the buyer cannot show the legal origin of the funds, additional fees of around 30% of the property value will apply in order to ‘legalize’ the money for the transaction.

Time and cost: 1 day, MMK 3,775,799.85 (2% Stamp duty + 2% Additional tax)

Register new land title at the Deed Registration Office

Agency: Department of Agricultural Land Management and Statistics, Ministry of Agriculture, Livestock and Irrigation

After payment of the stamp duty, the seller, the buyer and witnesses visit the Deed Registration Office, Department of Agricultural Land Management and Statistics in order to register the new land title.

Time and cost: 15 days, MMK 188,896

  • Up to MMK 1,000 – MMK 10
  • Over MMK 1,000 to MMK 50,000 – MMK 4 for every MMK 1,000
  • Over MMK 50,000 – MMK 2 for every MMK 1,000

Announce the property transfer in the newspaper

Agency: Local newspapers, such as Mirror Daily Newspaper

The parties must announce the agreement for the property transfer in one of the local newspapers. There are two weeks, which people can make claims or objections to the property transfer. It is common that it takes one month until the owner’s name is finally changed in the books.

Time and cost: 3 days, MMK 18,000 (Approximately 18,000 kyat for publication in a local newspaper)

Change ownership at the YCDC

Agency: Yangon City Development Council (YCDC) Land Administration Department

Once a month has passed after the publication in the newspaper without any objections, the name change can be recorded in the books at the YCDC.

Time and cost: 1 day, MMK 40,000

The official fee schedule is as follows:

  • 30,000 kyat for zone 1 (most recently developed)
  • 40,000 kyat for zone 2 (second developed zone)
  • 50,000 kyat for zone 3 (firstly developed zone)