Historical dataset of population level and growth rate for the Mandalay, Myanmar metro area from 1950 to 2025.

This report summarises provisional results of Myanmar’s 2014 population and housing census. (Main census results released in May 2015.) The provisional results provide the total population by sex and administrative unit, from national, state/region, district down to township level. It also shows the population sizes of Yangon, Mandalay and Nay Pyi Taw cities, as well as the state/region capitals. Other indicators included are sex ratio and population density.

The Myanmar residential real estate market, valued at $1.38 billion in 2025, is projected to experience robust growth, driven by a burgeoning population, increasing urbanization, and a rising middle class with greater disposable income. The compound annual growth rate (CAGR) of 8.63% from 2025 to 2033 indicates a significant expansion of this market over the forecast period. Key segments driving this growth include condominiums/apartments, particularly in major cities like Yangon and Mandalay, reflecting a shift towards high-density living. The demand for villas and landed houses remains strong, especially in established neighborhoods and suburban areas. While the market faces challenges such as infrastructure limitations in some regions and fluctuating economic conditions, the long-term outlook remains positive due to continued government investment in infrastructure development and increasing foreign investment in the real estate sector. Major players like Keppel Land, Capital Development Limited, and Yoma Strategic Holdings are contributing to the market's development by offering diverse housing options. The market's performance will likely be influenced by factors such as government policies, economic stability, and infrastructural improvements. Demand for sustainable and technologically advanced housing solutions is also anticipated to increase. The substantial growth in the Myanmar residential real estate market is expected to continue throughout the forecast period (2025-2033). This growth is largely fueled by the strong demand for affordable housing, driven by population growth and the expansion of the middle class. However, the market's trajectory is not without its challenges. These include potential regulatory hurdles, access to financing, and the need to enhance overall infrastructure, particularly in developing regions beyond Yangon and Mandalay. Furthermore, the market’s response to global economic shifts will be crucial in determining its overall performance. Despite these potential headwinds, the sustained inflow of both domestic and international investment suggests a positive trajectory for the sector, highlighting attractive opportunities for developers and investors alike. Strategic partnerships between local and international firms are likely to become more prominent as the market expands further. Recent developments include: June 2023: UNDP, UN Women, and UN-Habitat yesterday brought together representatives from local communities, NGOs, development partners, and the private sector to discuss research on urban poverty and the innovative strategies used in a new project building resilience in low-income urban communities. It aims to strengthen residents’ resilience by supporting community-led groups to improve essential services and facilities, upgrade the physical environment of informal settlements, address gender-based violence, and promote livelihoods, skills, and job creation., February 2023: The Myanmar National Unity Government (NUG) housing project, Spring Bliss, reached preorders of more than 6,500 apartments within a day. The shadow government seeks to raise funds for the ongoing revolution against the military regime by selling or auctioning off military-owned property. The Spring Bliss houses will be built on land illegally seized by the military in Yangon’s Hlaing Tharyar, South Dagon, and Mingaladon townships., January 2022: A 10,000-room public rental housing project was underway in Dhakhinathiri Township of Nay Pyi Taw Council Area, Dagon Myothit (South) Township of Yangon Region and Patheingyi Township of Mandalay Region. Phase 1 of the project is on 171 acres of a land plot in Dagon Myothit (South) Township of Yangon Region, was 48% completed. Phase 1 by the Myanmar Construction Entrepreneurs Federation and Myanmar Licensed Contractors Association includes 194 building units for 3,104 rooms.. Key drivers for this market are: 4., The growing concept of integrated living4.; Increasing the construction of residential spaces such as single-family homes, condos, cooperatives, duplexes, townhouses, and multifamily residences in the country.. Potential restraints include: 4., Regulatory uncertainty. Notable trends are: Growth of Urbanization Driving the Market.

Abstract

IHLCA-II is a nationwide quantitative survey of 18660 households with two rounds of data collection (December 2009/January 2010 and May 2010).

IHLCA surveys should support the system of economic statistics that is the basis for modern National Accounts by providing much needed data on value added in household (informal sector) production. IHLCA data will make it possible to estimate the GDP share of private consumption from the use side or alternatively in terms of household production's share of the GDP from the production side.

The main objectives of the survey have been formulated: - To obtain an accurate and holistic assessment of population well-being by measuring a number of indicators related to living conditions from an integrated perspective; - To provide reliable and updated data for identifying different levels of poverty in order to help better focus programmatic interventions and prioritize budget allocations; - To provide quantitative and qualitative data for better understanding the dimensions of wellbeing and poverty in Myanmar and the endogenous and exogenous factors behind the observed patterns and trends in living conditions; - To provide baseline information for monitoring progress towards the achievement of the Millennium Development Goals and other national and international targets; - To develop a rigorous and standardized methodology for establishing a framework for monitoring living conditions and conducting future time-trend analysis.

Given the breadth of information that was to be generated by the survey and the range of stakeholders involved in the project, there were also a number of secondary objectives including: - The compilation of updated statistics for a series of indicators that were also addressed in previous surveys in Myanmar for comparative time-trend analyses on specific aspects of living conditions where appropriate; - The compilation of precise statistics on the spatial distribution of poor and non-poor households for poverty mapping; - For economic and social analysis, improved data for monitoring differentials in living conditions by urban-rural residence, gender and other population sub-groups; - For policy and programmatic formulation, comprehensive data on the population’s perceptions of living conditions, in particular prioritization in terms of their preferences to improve wellbeing and reduce poverty across regions of the country.

The IHLCA-II results have been used to prepare three separate reports: - Poverty Profile - MDG Data Report - Poverty Dynamics Report

In addition two supplementing reports have been prepared: - Technical Report (Survey Design and Implementation) - Quality Report

Sampling procedure

Sampling design

The main focus of the IHLCA-II was to assess the changes in the living conditions of people in Myanmar since IHLCA-I. The national research team considered that the survey design, sampling units and other survey instruments therefore should be as similar as possible to those used in the IHLCA-I.

A stratified multi-stage sample design was used for the IHLCA-I survey with 62 districts as the strata.

Given their special importance, Yangon City and Mandalay City were treated as separate strata. The selection plan in each stratum was as follows. Townships across all districts were used as first stage sampling units (FSU). The sampling frame for the first stage was an official list of townships with their estimated number of households in each district.

The estimated number of households in the excluded 45 townships and from other wards/village tracts represented 5% of the total population.

The second stage sampling unit (SSU) was the ward (urban) or village tract (rural) within the selected townships. The sampling frame for the second stage was the list of wards and villages in the selected townships along with their estimated numbers of households. All wards and village tracts in each selected township within a particular district were grouped into urban/rural substrata. A predetermined number of wards/villages tracts were then drawn with PPES systematic random selection from those township frames.

Listings of Street segments in selected wards (urban) and villages in selected village tracts (rural) with the number of households were made prior to the household survey. Moreover, the survey teams of supervisors drew sketch maps of the street segment inwards and villages prior to the data collection activities and selected the sample households in each community. With the predetermined path in the community on the sketch map and the sampling interval calculated using the total number of household and the fixed sample size, a unique systematic sample could then be drawn conforming to the random selection with a known selection probability.

The IHLCA-II sample design is a modified IHLCA-I sample design which takes into account of changes in the sample frame since 2004 and retains a panel of 50% from IHLCA-I sample of households.

The same sample of areas (street segments and villages) as the IHLCA-I survey areas were kept. There are altogether 1555 areas. Within each area a sample of 12 households was selected. Six households from the 12 IHLCA-I household sample were selected randomly. An additional six households were selected from the “non-IHLCA-I households in the village or street segment. In some (fairly few) cases there were less than six old IHLCA-I households remaining in the village or street segment due to migration and other causes. In that case all remaining IHLCA-I households were included in the sample. If that was the case then the sample of non-IHLCA-I households were increased so the total sample from the village or street segment added up to 12.

The 50 % panel would allow for studies of gross changes (household dynamics) on a sufficiently large sample while at the same time we also make sure that changes in the population are taken into account.

Mode of data collection

Face-to-face [f2f]

Research instrument

The following survey questionnaires were used for the IHLCA survey11:

The Household questionnaire, administered at household level, included 9 modules covering different aspects of household living conditions: - Module 1: Household Basic Characteristics; - Module 2: Housing; - Module 3: Education; - Module 4: Health; - Module 5: Consumption Expenditures; - Module 6: Household Assets; - Module 7: Labour and Employment; - Module 8: Business - Module 9: Finance and Savings.

The Community questionnaire, administered to local key informants included 4 modules that aimed at providing general information on the village/wards where the survey was being undertaken and at reducing the length of the household interview. The questionnaire was only administered in the first round. Modules included in the Community questionnaire were: - Module 1.1: Village/Ward Infrastructure; - Module 1.2: Population; - Module 1.3: Housing; - Module 1.4: Labour and Employment - Module 1.5: Business Activities; - Module 1.6: Agricultural Activities; - Module 1.7: Finance and Savings; - Module 2: Schools - Module 3: Health facilities - Module 4: Pharmacies and Drug Stores

The Community price questionnaire which aimed at providing information on the prices of specific items in each village/ward surveyed. These prices were collected in case the quality of implicit prices calculated from the household survey was not satisfactory. Since there were no problems with implicit prices, community level prices were not used. The Community price questionnaire comprised of only one module.

The Township Profile questionnaire aimed at collecting administrative information about the Townships included in the survey. It was not used in the data analysis.

All final questionnaires were translated from English to Myanmar.

Depending on the nature of the information to be collected, different types of questions (current status and retrospective) were included in the survey instruments. For instance, current status questions were used to assess Housing condition and level of education and literacy. On the other hand, retrospective questions were also used to collect information on other items including household consumption expenditures. Thus one important issue was the reference period for specific consumption items. In order to minimize recall errors, different reference periods were used for different types of items. In particular, shorter periods were used for smaller items (such as 7days for frequently bought food items and 30 days for less frequently bought food items and non-food items), and longer periods for larger items (such as six months for bulky non-food items and equipment). All above was in line with IHLCA-I.

Cleaning operations

Data editing and coding

Overall editing and coding of the questionnaires received from the field was under the responsibility of the State and Region Level Data Entry Management Committee. The operations involved mainly: - Checking and correcting for inconsistencies in the data; - Identifying and correcting for outliers; - Recoding of variables when necessary.

Data appraisal

First assessment

With regard to potential non-sampling errors, when collecting information from the respondent it was important to plan for several controls: (i) immediately during the interview by the enumerator; (ii) after the interview during the review of the completed questionnaire by the field supervisor and before data entry; and (iii) during data entry. For instance, ranges for data on the monetary value of household expenditures were set, such as minimum and maximum acceptable prices for a given quantity of each major food and non-food item (based on independently obtained data of market prices). The appropriate ranges

Abstract

Myanmar MICS 2009-2010 was conducted by the Planning Department, Department of Health Planning and the Department of Health. Its main objectives are to provide updated information for assessing the situation of children and women in Myanmar; to furnish data needed for monitoring progress towards the Millennium Development Goals and other internationally agreed goals; and to contribute to the improvement of data collection and monitoring systems in Myanmar.

Myanmar MICS 2009-2010 is a nationally representative survey designed to provide estimates at national level, for urban and rural areas and for each of the 17 states and divisions. Data collection was mainly undertaken between October 2009 and March 2010, although data were collected from four clusters already in June 2009. A sample of 29,250 households was selected, of which 29,238 households were successfully interviewed. Data were collected for indicators at household level, as well as for 38,081 individual women aged 15 to 49, and 15,539 children under five. Data are disaggregated by gender, area of residence, education level and wealth quintile.

It is notable that most indicators do not show any significant differences between male and female children. Urban areas show better outcomes than rural areas on most indicators. There is wide variation among states and divisions, with Rakhine, Chin and Shan (North) States showing lower coverage than other states and divisions on most indicators. Disparities according to wealth level are also visible on most indicators.

Geographic coverage

National

Analysis unit

• Individuals
• Households

Universe

The survey covered all de jure household members (usual residents), all women aged between 15-49 years, all children under 5 living in the household.

Kind of data

Sample survey data [ssd]

Sampling procedure

The primary objective of the sample design for the Myanmar Multiple Indicator Cluster Survey was to produce statistically reliable estimates of most indicators, at the national level, for urban and rural areas, and for the 17 states and divisions of the country: Kachin, Kayah, Kayin, Chin, Mon, Rakhine, Shan (North), Shan (East), Shan (South), Ayeyarwaddy, Bago (East), Bago (West), Magwe, Mandalay, Sagaing, Tanintharyi, and Yangon.

Although aiming to produce data for the national level, 10 townships in Ayeyarwaddy Division and four townships in Yangon Division affected by Cyclone Nargis in 2008 were excluded from the sampling frame. Moreover, five townships in Shan (North) State were removed from the sampling frame due to security concerns. Urban and rural areas in each state/division were defined as the sampling domains. A multi-stage, stratified probability proportional to size (PPS) cluster sampling design was adopted for the selection of the survey sample.

The target sample size for the Myanmar MICS was calculated as 29,250 households.

The resulting number of households from this exercise was 29,250 households. The average cluster size in the Myanmar MICS was determined as 30 households, based on a number of considerations, including the budget available, and the time that would be needed per team to complete one cluster. Dividing the total number of households by the number of households per cluster, it was calculated that the selection of a total number of 975 clusters would be needed for the Myanmar MICS.

A compromise allocation procedure was adopted for allocation of 975 clusters to the 17 states and divisions. In each state/division, the clusters (primary sampling units) were distributed to urban and rural domains, proportional to the size of urban and rural populations in that state/division.

The 2006 updated list of villages from the Population Department, Ministry of Population and Immigration was used as the sampling frame for the selection of clusters. In urban areas wards were defined as primary sampling units (PSUs), and in rural areas village tracts were defined as PSUs. Before sampling, wards and village tracts of 19 townships in Ayeyarwaddy, Yangon and Shan (North) were removed from the sampling frame. PSUs were selected from each of the sampling domains by using systematic PPS (probability proportional to size) sampling procedures. Within each village tract, one village was selected by simple random sampling.

During the fieldwork period 40 of the selected enumeration areas were not visited because they were considered inaccessible due to security concerns. These were replaced with other clusters of similar size. Substitution of selected clusters is, however, not a recommended MICS procedure. According to MICS standard protocol when sampled enumeration areas are not accessible, they should be abandoned without selecting replacement clusters. This is because the replacement clusters will not have been selected with the same probability of selection as the other clusters. The situation in these geographical areas might also systematically differ from the areas which were not possible to visit, which could introduce bias in the data.

Since the sampling frame (the 2006 list of villages from the Population Department) was not up to date, the number of households in all selected clusters was updated in consultation with local village/ward authorities prior to the selection of households. For this purpose, survey teams visited each enumeration area and listed the occupied households one day ahead of field data collection. Survey teams were required to either obtain a map from the local authorities, or draw a map themselves, detailing all dwellings in the enumeration area. The map was then divided into segments of around 15 households. Two segments were selected at random by the field team, to make up a cluster of 30 households.

The sampling procedures are fully described in "Myanmar Multiple Indicator Cluster Survey 2009-2010 - Final Report" pp.124-126.

Mode of data collection

Face-to-face [f2f]

Research instrument

The questionnaires for the Myanmar MICS were structured questionnaires based on the MICS3 Model Questionnaire with some modifications and additions. A household questionnaire was administered in each household, which collected various information on household members including sex, age, relationship, and orphanhood status. The household questionnaire includes household listing, education, and water and sanitation.

In addition to a household questionnaire, questionnaires were administered in each household for women age 15-49 and children under age five. For children, the questionnaire was administered to the mother or caretaker of the child.

The women's questionnaire includes child mortality, tetanus toxoid, maternal and newborn health, contraception, HIV knowledge.

The children's questionnaire includes birth registration and early learning, vitamin A, care of illness, immunisation and anthropometry.

The questionnaires are based on the MICS3 model questionnaire. From the MICS3 model English version, the questionnaires were translated into Myanmar and were pre-tested in Pyan-ka-pyae Village in Pyinmana Township, Mandalay Division during May 2009. Based on the results of the pretest, modifications were made to the wording and translation of the questionnaires. Questionnaires were not translated into any of the other languages spoken in Myanmar. In addition to the administration of questionnaires, fieldwork teams measured the weights and heights of children under five.

Cleaning operations

Completed questionnaires from each state/division were sent back to three assigned data entry centres in Yangon, Mandalay and Nay Pyi Taw, where data entry was done for five to seven states or divisions in each centre. A total of 30 data entry operators and six data entry supervisors were involved in entering the data, and 11 microcomputers were used in each centre. Data were entered using the CSPro software. In order to ensure quality control, all questionnaires were double entered and internal consistency checks were performed. Procedures and standard programmes developed under the global MICS3 project and adapted to the Myanmar questionnaire were used throughout. Data entry started in December 2009 and concluded in April 20104. Final consistency checks were then performed using the Statistical Package for Social Sciences (SPSS) Version 18 software programme.

Data were analysed using SPSS Version 18 and the model syntax and tabulation plans developed by UNICEF for this purpose, with adaptations to the Myanmar questionnaire.

Response rate

Of the 29,250 households selected for the sample, all households were found to be occupied. Of these, 29,238 were successfully interviewed for a household response rate of 100 percent. In the interviewed households, 39,025 women aged 15-49 were identified. Of these, 38,081 were successfully interviewed, yielding a response rate of 97.6 percent. In addition, 15,574 children under five were listed in the household questionnaire. Questionnaires were completed for 15,539 of these children, which corresponds to a response rate of 99.8 percent. Overall response rates of 97.5 and 99.7 are calculated for the women’s and under-five’s interviews respectively.

Since the household response rate was 100 percent, no difference could be seen between urban and rural areas or across the 17 states and divisions of the country. Women’s overall response rate is slightly lower than children’s overall response rate because some women were not available in their home at the time of interview. Kachin State has the lowest women’s response rate (89.5 percent), followed by Bago (East) Division (94.1 percent), Mandalay and