Yangon Present and Future; Presented at AMA 13.12.

2014
(Part II)

Yangon Present and Future; Presented at AMA 13.12.2014

(Part II, Housing, Legal Frameworks in Urban Issues, Yangon
Extensions & National Urbanization Strategy)

1.
2.
3.
4.
5.
6.

Housing solving methods

Housing Financing &
Legal issues on housing
Yangon extension
Legal issues on Land
National Urbanization Strategy

7. Difficulties

Investors from many countries are keen to help Yangons

development

Do we have firm legal framework?

Do we have proper policy?
Do we have sufficient know-how?
Do we have proper controlling system?

Population forecast for Yangon city with 3 scenarios

18
16.6
16

14
12.4

12.9

Population (Mill)

12

10

10.3

9.2
8.2

6.9
6.5

6
5.2
4
2.95
2

2.03

^1973

^1983

^2014

^2024
Years

^2034

^2044

Lower Scenairo (Based on growth rate of 2.3% yearly)

Middle Scenairo (Based on growth rate of 2.6% yearly)
Higher Scenairo (Based on growth rate of 3% yearly)

^2055

Issue no. 6. Housing issues

The past solutions: 1. Site & Service Schemes
Public-Private Partnership

Site & Service Schemes: Low standard & unhygienic

areas developed as a result

Low standard & unhygienic areas developed as a

result of site & service schemes

Now the city has 365 sq. miles

In the last decades, housing units with

inhumane designs were constructed
These residential areas had
no:
Childrens playground
No Car Parking
No Proper waste disposal
systems
Above all: no proper building
distances and too high FAI

In the last decades, housing units with inhumane designs

were constructed

View of the Project

Views of Front & Backyards

8
(2,4m)

Typical plans of Walk-up apartments in Yangon

Mudita Housing (no windows, no day-light, no

ventilation)

Challenges of Yangon in Housing Sector

(Inhumane dwellings of the last 2 decades)

Investment & return analysis for 100 units with

600 sq. ft.

100% profit within a few years,

Investment for 1 units is:-(600x 14 000= 8400

000) Kyats or 84 lakhs, say 90 lakhs
Investment for 100 apartments is 9000 lakhs
40% goes to government
The average sale price of apartments is 300
lakhs
Therefore the return is 300x60=18 000 lakhs

Where is better
business????

Theoretical housing need for Yangon, calculated based on

2.5% population growth rate and 5 persons per household
0.70
0.60
0.50

Yearly 20 000 units yearly are needed

0.66
Around 7000 units
0.51
Were constructed yearly between
2009 &
2010
0.40
r

0.40

0.31
0.30
0.20
0.10
0.00

Y2010

Y2020

Y2030

Y2040

Y2050

Theoretical decadal housing need in mill. (starting from 2010)

The issues in Housing Sector

1. Humane housing designs
2. Humane housing estates
3. The beginning of housing Financing System
YCDC projects
Around 250 lakhs
per unit

View of duplex units

3 bed room units with 940 or 1000

sq. ft. per Unit

Review of Housing solving methods

Site & services (urban sprawl, increased
infrastructural cost, social segregation, poor housing
are vulnerable to hazards)
From hut to apartments (Not applicable to all places
& not sustainable)
Public private partnership (PPP) (Low quality,
inhumane housing, 40%-60% great lost to public
sector)
New solutions YCDC is practising (cost around 200
Lakhs per unit)

Need for housing Financing

Mechanism,

Percentage in income groups

Above 1000 000

300 000 to 500 000

1.2%

Income groups are

based on YCDC Survey

2.2%

300 000 to 500 000

6.6%

200 000 to 300 000

13.6%

About 70% of Households

Should be the target

150 000 to 200 000

24.3%

100 000 to 150 000

26.5%

50 000 to 100 000

Below 50 000

0.0%

20.6%

5.1%

5.0%

10.0%

15.0%

Percentage in income groups

20.0%

25.0%

30.0%

Housing Financing Mechanism

Partial down-payment
Gradual repayment

Internationally accepted formula

PM=L x Int/(1- 1+Int)-N
Where
PM is monthly repayment
L is the loan amount
Int is the yearly interest rate
N is the number of times repayment

Internationally accepted formula

Internationally accepted formula

89972.6 Kyats per month, say 90 000 Kyats
The bank interest rate in Myanmar is 8%, therefore
9% was based in the calculation
If we take 4% interest rate for calculation, which is
normal in most countries, then the monthly
repayment shall be around 60 000 Kyats per month.

Basic rules in all kinds of financing

1. Never give free, we can help but not free
2. If you give free, only a few will gain
3. Cross-subsidise if possible
4. Recover the investment to increase capital and to
increase people who benefit

Request no. 2-to all

Establishment of

Housing Financing Mechanism

Hire Purchase Housing
In Canada & in US is termed
Installment Plan

Laws Concerning Housing Sector

1947 Immovable Property Act
1947 Urban Rent Control Act
One new law should be adopted
Which is Condominium Law

Essence of Condominium Law

1. All units belong legally to those who buy them. For
that reason they have all rights to sell, to mortgage
or rent with or without the consent of the
developers or any other parties
2. Since the units belong to the individuals they have
the duty and responsibility to maintain their units
individually and common portion commonly
3. They must raise and maintain funds for long term
maintenance

The Disputes on Condominium Law

The Immovable Property Act of 1947
Many developers want that the
condominiums could be sold to foreign
citizens
To consider a good condominium in
Singapore cost between 5 to 12 million Kyats
In Myanmar it is around 0.5 million Kyats

Request no. 3-to all

Condominium Law
The Condominium law and immovable
property acts are separate issues and
possibility to sell condominiums to the
foreign citizens should be discussed
separately

Issue no. 7.
Yangon Extension

Population forecast for Yangon city with 3 scenarios

18
16.6
16

14
12.4

12.9

Population (Mill)

12

10

10.3

9.2
8.2

6.9
6.5

6
5.2
4
2.95
2

2.03

^1973

^1983

^2014

^2024
Years

^2034

^2044

Additionally SEZ shall be another attraction pole

Lower Scenairo (Based on growth rate of 2.3% yearly)

Middle Scenairo (Based on growth rate of 2.6% yearly)
Higher Scenairo (Based on growth rate of 3% yearly)

^2055

4.50

4.00

4.00

3.50

US $ /sq.m

3.00

3.00

2.50

2.00

1.50
1.20

1.20
1.00

0.90
0.60

0.50

0.42
0.30

0.00

0.02
^1994

0.12
^1996

^1998

0.12
^2000

^2002

^2004

^2006

Land price changes in Yangon

Land price at first class areas (Kyats Lakhs/Sft)

Land prices at middle value areas (Kyats Lakhs/Sft)
Land prices at suburbs (Kyats Lakhs/Sft)

^2008

^2010

^2012

Comparison between Land/Gold & US Dollar price Changes

700.0

600.0

600.0

500.0

Axis Title

400.0

300.0

300.0

200.0

175.0

100.0

0.0

0.5
^1985

4.0
^1990

First class land (Kyts Lakhs/100 sq. ft)

20.0
^1995

^2000

Gold price (Kyts Lakhs/ Viss

^2005

^2010

US Dollars Kyats /10 $

Changes of apartment prices in Yangon in selected townships (in Lakhs Kyats for
one apartment at 4th or 5th floors, 600 sft.)
600

500

500

Axis Title

400

300

250
200

100

100

60
0

10
6
Y1990

12
8
Y1995

60

30
Y2000

Y2005

Selected Years
Tamwe

Pazun Daung

Mingala Taung Nyunt

Latha/ Lanmadaw

Y2010

Priorities should be
1. Densification
2. Filling the gaps
3. Extension

Land prices (US $/sq.m) in selected ASEAN cities (Sources: Processed from various sources)

Population (Mill)

9000.0
14.0

8000.0

7666.7
11.9

12.0

7000.0

6965.1
6564.6

10.2
10.0

6000.0
8.0

5065.5

8.3

5192.1

7.4

5000.0

6.5
4050.0

4153.0

Population (Mill)

6.0 4000.0

5.0
4.0

3000.0

2500.0

2431.3

2000.0
2.0

1000.0

934.6
500.0

0.0

Manila (Metro) Jakarta (Capital

Bangok (City)
Ho Chi Minh City Hanoi (Metro)
0.0
City)
Yangon
Djakarta
Manila
Ho Chi Minh City
Average price (Commercial)

117.0

Yangon
Hanoi

Average price (High class residential)

Bangkok

Conceptual Development Plan

Industrial
Zones

P la
nn

Industrial
Zones
Mingalardon

ed
c

irc
u

Shwe Pyitha

lar

Secondary
CBD
(planned)

Northern Zone

Industrial
Zones North-Western

Industrial
Zones

East Dagon

North Okalapa
Insein

Zone

Eastern Zone

North Dagon

Hlaing Tharyar

Planned circular ro
ad

roa

Mayangone
South Dagon

Extension
Areas

South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone

Extension
Areas

Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala

SEZ

n
a
l
P

c
d
e

1. Infrastructure improvement
2. Transportation improvement
3. Land-use pattern changes
4. Inner Ring & outer ring
5. Heritage conservation
6. Employment generation

d
oa
r
lar
u
irc

Considering Extension Priorities

Around 20Pla000
nn Acres are already
ed
Included in Yangon
area
ci r
cu
lar

Mingalardon

Shwe Pyitha

C omme rc ia l Ce ntre

Northern Zone

roa
d

Planned Area

East Dagon

North Okalapa

North-Western
Zone

Insein

Planned circular ro
ad

Potential
Extension Areas

Eastern Zone

North Dagon

Hlaing Tharyar

Mayangone
South Dagon
South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone
Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala

n
Pla

c
d
e

d
a
o
r
r
a
l
rcu

Density comparison among zones

Population density (P/sq.ml.)
120000

101812
100000

80000

56091

60000

59424
49077

40000

23848
15146

20000

19779
7449

Population density (P/sq.ml.)

Electric Supply
Electric meter box & Households in Yangon Zones (data
from 2012)
0.30

0.25

0.25

0.21
0.20

0.19
0.14

0.15

0.13

0.11
0.10

0.05

0.08

0.04

0.08

0.08

0.06
0.04
0.02

0.01

0.00

Source: Calculated base on

the data of YESB Meter boxes (mill)

House-holds (mill)

Supplied units per & Households in August 2012

in Yangon Zones
900.00

850.51

800.00

700.00

609.25
600.00

491.11

500.00

400.00

340.88

300.00

221.15
200.00

100.00

72.61

0.00

Supplied Units per Household

249.61

Insein

Electricity, supplied units per household

Hlaing

Ahlone

Sanchaung

Kamaryut

Yankin

Tarmway

Latha Pabedan

Dala

Botataung

Pazundaung

Thaketa

Southeas
Zone

Southern outer zone

Seikan

CBD area

Dawbon

Mingala Taung Nyunt

CBD ZoneKyauktada

Lanmadaw

Dagon

Inner city Zone

Bahan

Thin Gan Gyun

Dagon Seikkan

Eastern zone

South Dagon

Eastern Zone

East Dagon

850 units per Household in CBD

Southeast zone

South Oakkalapa

North Dagon

Inner city zone

Mayangone

North Okalapa

Southern Outer Zone

Seikyi Kanaungto

North-Western
Zone North-western zone
Hlaing Tharyar

Northern zone

Northern Zone

Kyeemyindine

Shwe Pyitha

Mingalardon

In the electricity supply,

Units per Household in August 2013

72 units per Household

in Southern Zone

Mingalardon

Shwe Pyitha

Eastern zone density

(South & North Dagon)
7500 p/sq.ml

Shwe Pyitha

Middle (Kyee Myin

Dine,
Northern Zone
Hlaing, etc)
North-Western
Zone
(110 000 p/sq.ml)
Aung Mingalar
Highway Station

East Dagon

East Dagon

Mingalardon

North
Okalapa
North Oakkalapa

Insein

Insein

Eastern Zone

North
NorthDagon
Dagon

Hlaing Tharyar

Mayangone
Mayangone

South Dagon

South Dagon
Hlaing Tharyar
Hlaing
Oakkalapa
South Oakkalapa

Yankin
Yankin

Dagon Seikkan

Dagon Seikkan

Kyeemyindine

Kamaryut

Thin Gan
Gan Gyun
Gyun
Thin

Southeas
Zone

Tarmway
Bahan

Sanchaung
Middle Zone

Thaketa
Thaketa
Dagon

Ahlone

Mingala Taung Nyunt

Dawbon

Lanmadaw

Latha Pabedan

Pazundaung

CBD ZoneKyauktada
Botataung

Seikyi
Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala
Dala

Dawbon

Commercial Establishments Distribution

Pla
nn
ed
c
Mingalardon

Shwe Pyitha

Northern Zone

irc
ula
rr
oa
d

East Dagon

North Okalapa

North-Western
Zone

Insein
1.Mindama Secondary CBD

Eastern Zone

Hlaing Tharyar

North Dagon
2.Dagon Myo Thit Sub-center

Mayangone

S ou th O ak kalapa
Y an kin

Dagon Seikkan

K amaryut

K ye emyindine

Planned circular ro
ad

South Dagon
Hlaing

34% in Inner City Areas

Thin Gan Gyun

Tar mway
B ah an

San ch au ng

Southeas
Zone

Th aketa

Dawbon

Commercial Building
Building (100
(100 nos)

Seikyi Kanaungto

26% in CBD
Southern Outer Zone

Dala

ed
n
n
Pla

d
a
o
r
r
a
ul
c
r
ci

Unequal Densities
Pla
nn
ed
c
Mingalardon

Shwe Pyitha

Northern Zone

irc
u la
rr
oa
d

East Dagon

North Okalapa

North-Western
Zone

Insein
1.Mindama Secondary CBD

Eastern Zone

Hlaing Tharyar

North Dagon
2.Dagon Myo Thit Sub-center

Mayangone

Populations (10000 persons)

Hlaing
S ou th O ak kalapa
Y an kin

Dagon Seikkan
K amaryut

K ye emyindine

Planned circular ro
ad

South Dagon

Thin Gan Gyun

Tar mway

Southeas
Zone

Bah an

San ch au ng
Inn er cit y Zone

Th aketa
Dagon

M in gala Taung Nyunt

Daw bon

CB D Zone

P azun daung

Commercial Building (100 nos)

Seikyi Kanaungto

Southern Outer Zone

Dala

Population Densities &

Commercial Area Densities are uneven

ed
n
n
Pla

Distribution of Population &

Commercial Establishments in YCDC area

d
oa
r
lar
u
c
c ir

Commercial establishments distribution

7758
establishments

Northern Zone 25% of total area

Mingalardon

North-Western Zone 17% of total area

Shwe Pyitha

50% of all commercial establishments

are concentrated in 10% of an area
Northern Zone

East Dagon

Eastern Zone 35.5% of total area

North5551
Okalapa

establishments

North Dagon

Mayangone

South Oakkalapa

Kamaryut

Kyeemyindine

South Dagon

Yankin

CBD 1.3% of total area

Hlaing

Eastern Zone

South-east 6% of total area

Inner City Zone, 6% of total area

Hlaing Tharyar

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Bahan

Sanchaung
Inner city Zone

Thaketa
Dagon

Mingala Taung Nyunt

Lanmadaw

Latha Pabedan

CBD ZoneKyauktada

Seikyi Kanaungto

Pazundaung
Botataung

Seikan

Southern Outer Zone

Dala

216 000 p/SM

Dawbon

Ahlone

Southern Outer Zone

North-Western
Zone

Insein

Issue no. 3. Issue of Land-use & Central

Business District location

7% of Yangons population living in 3% of the area

Mingalardon

Shwe Pyitha

Northern Zone

East Dagon

North Okalapa

North-Western
Zone

Insein

Eastern Zone

North Dagon

Hlaing Tharyar

Another sub-centre
Beyond local
Requirement
Is justified

Mayangone
South Dagon
South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone
Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Recommendation for Issue no. 3 is

-- Decentralization & Dispersion
Dala

Considering Extension Priorities

Pla
nn
ed
c
Mingalardon

Shwe Pyitha

Northern Zone

irc
u la
rr
oa
d

East Dagon

North Okalapa

North-Western
Zone

Insein
1.Mindama Secondary CBD

Eastern Zone

Hlaing Tharyar

North Dagon
2.Dagon Myo Thit Sub-center

Mayangone

Populations (10000 persons)

Hlaing
S ou th O ak kalapa
Y an kin

Dagon Seikkan
K amaryut

K ye emyindine

Planned circular ro
ad

South Dagon

Thin Gan Gyun

Tar mway

Southeas
Zone

Bah an

San ch au ng
Inn er cit y Zone

Th aketa
Dagon

d
Underground Tunnels are required r(1
roa
la
u
c
c ir
tunnel 1 Bill.$)
d
e
nn
M in gala Taung Nyunt

Daw bon

CB D Zone

Seikyi Kanaungto

P azun daung

Commercial Building (100 nos)

Southern Outer Zone

Dala

Densities are higher in the southern & western zones Pla

Distribution of Population &

Commercial Establishments in YCDC area

Overall Project Plan

()

Outer Ring Road()

Inner Ring road()
()

Link road
(
)

(. )

Yangon Urban Expressway

()

Endeavour no.3 Circular roads

 (Overall Project Plan )

Khayaepin Rd

uefUowf
16

Yangon North-East City Extension

Ya ngon Ci ty Dev el opmentCommittee

Y.C.D.C

Terminal Gate &

Work Shops
317.78Acre
Low Rise Residential Area
542.14 Acre

Sports & recreation

278.40 Acre

Low Rise Residential Area

604.11 Acre

High Rise Residential Area

335.82Acre

Middle Rise Residential Area

Middle Rise Residential Area
460.19 Acre
330.24 Acre
High Rise Residential Area
264.93Acre
Low Rise Residential Area
427.58 Acre
High Rise Residential Area
554.65 Acre
Existing Villages

Low Rise Residential Area

438.14 Acre

High Rise Residential Area Low Rise Residential Area

283.99Acre
410.08 Acre

904 acres

High Rise Residential Area

714.75 Acre

Existing Villages

1000

Low Rise Residential Area

1163.46 Acre
er
Riv

Sports & recreation

336.72 Acre

Industrial Zone
1313 Acres

yHk(6)

Existing Villages

pDrHudef;zGJUpnf;wnfaqmufrIjyyHk
uefUowf

Ba

Existing Villages

Ywar
Thar
Gyi
Station

5000 Yds

4000

3000

4 Km

&nfnTef;csufrsm;
go

Industrial Zone
368 Acres

Layout Plan

2000

3 Miles

Bago

Existing Villages

Existing Villages

River

Low Rise Residential Area

515.32 Acre

Existing Villages

Low Rise Residential Area

382.48 Acre

Commercial Centre

pD;yGm;a&;Zkefrsm;
ta0;ajy;,mOf&yfem;pcef;rsm;
tm;upm;Zkefrsm;? tm;upm;&Gmrsm;
pdrf;vef;pdka jye,fa jr? O,smOfyef;jcHrsm;
pufrIZkefrsm;
txyfedrfhvla e&yfuGufrsm;
txyfjrifhvla e&yfuGufrsm;
tv,ftvwftqifhvla e&yfuGufrsm;
vuf&Sdvla eaus;&Gmrsm;

uefUowf
15

Development Cost
Planned Area

yHk (5)
a&G;cs,fxm;aom pDrHudef;tqdkjyKae&mjyyHk
Figure(5)

0
0

uefUowf

6 Miles

2000 4000 6000 8000 10000 Yds

2

8 Km

Pollution free
Industrial

Pollution free
Industrial
Pollution free
Industrial

Lowrise
residential

Mid-rise
residential

Lowrise
residential
Highrise
residential
acres

M id-rise
r es idential
888
acr es

Highrise
residential
737
acres

145 acres
C om mercial
C enter

Highrise
residential

136 acres
Commercial
Center

Lowrise
residential

Highrise
residential
790
acres

Highrise
residential
100
acres

Lowrise
residential
Mid-rise
residential

Mid-rise
residential

Seikkyikanaungdo

Lowrise
residential
Lowrise
residential

Mid-rise
residential

Bridge
to
be
constructed

Summarized presentation

Industrial
Zones

P la
nn

Industrial
Zones

Mingalardon

ed
c

irc
u

Shwe Pyitha

Secondary
CBD
(planned)

Northern Zone

Industrial
Zones North-Western

East Dagon

roa

Industrial
Zones

North Okalapa
Insein

Zone

Eastern Zone

North Dagon

Hlaing Tharyar

Planned circular ro
ad

lar

Mayangone
South Dagon

Extension
Areas

South Oakkalapa

Yankin

Dagon Seikkan
Thin Gan Gyun

Tarmway

Southeas
Zone

Middle Zone

Extension
2
Areas

Thaketa

Ahlone

Dawbon
Lanmadaw

Latha Pabedan

CBD ZoneKyauktada
Botataung

Seikyi Kanaungto

Seikan

Southern Outer Zone

Dala

SEZ

n
a
l
P

c
d
e

1. Infrastructure improvement
2. Transportation improvement
3. Land-use pattern changes
4. Inner Ring & outer ring
5. Heritage conservation
6. Employment generation

d
oa
r
lar
u
irc

Cost Comparison
1. Development cost in Northeast Zone
Average 40 Mill. Kyats / Acre + 2.3 mill. for main
Roads. Therefore total 42.3 mill. Kyats /Acre
2. Development cost in Southeast ZoneAverage 40 Mill. Kyats / Acre + 4 mill. for main
Roads. Therefore total 43.7 mill. Kyats /Acre

Issue of Yangon Extension

1. To densify first to save agricultural land
converted into urban areas
2. Extension in the east where no additional
bridges are required
3. To think of South and South West Areas

Issue no. 8
Laws and Legality in Urban
Development

Laws Concerning Urban Development in

Myanmar
2008 Constitution of The Republic of Union of Myanmar
1974 Constitution of the Socialist Republic of the Union
of Burma
1924 Rangoon Development Trust Act
1954 Town & Country Planning Act
1990 YCDC Law

1894 Land Acquisition Act

(4) 1907 Lower Burma Town & Village Act
1947 Immovable Property Act
1947 Urban Rent Control Act

Required Laws Concerning Land Issues & Urban

Development (Conversion from agricultural land
Right for acquisition in public interest (In America it
is called Eminent Domain Act, in UK Compulsory
Purchase Act) In Myanmar The 1894 Land
Acquisition Act is still valid
Central Administrative Body of Farm Land shall
examine the town plans (chapter VI, Duties and responsibilities
of Central Administrative Body of Farm Land )

The conversion procedures must be approved the

Union Government (chapter X , utilization of farmland)
These laws prevent easy conversion of
agricultural land into urban land
and land speculation

Required Laws Concerning Land Issues & Urban

Development (Conversion from agricultural land
Measures for compensation (2012 Farmland Law,
chapter IX) to compensate as agricultural land)
Agricultural Land must be used only for agricultural
purposes)

Therefore to buy agricultural land for

land speculation should not be
profitable. (if laws are effective)

Requirements in Urban Development

Issues
Planning ahead and land bank
1. Increase Supply (Compensation system:
Urban land for urban-land-prices
Agricultural land for Agricultural-Land-Prices
1. Urban Planning Law

Urban Planning Law

NrdKUjypDrHudef;Oya'

NrdKUjypDrHudef;Oya'twGuf t"duyg0if&rnf
jzpfaomtcsuf (6) csuf

NrdKUjypDrHudef; Oya'\ t"dutESpfom&

1. NrdKUjya'orsm;onf aemifumvtwGuf zGHYNzdK;rIpDrHudef;rsm;xm;&Sd&rnf/
2. a&;qGJxm;aompDrHudef;rsm;onf trsm;jynfolu odkYr[kwf
trsm;jynfoludk udk,fpm; jyKaomolrsm;u twnfjyKcsuf&&Sd&rnf/
3. xdkNrdKUjypDrHudef;rsm;taumiftxnfazmfonfhtcg
vdktyfrnfjzpfaomajrrsm;udk trsm;jynfoltusdK;iSm odrf;ydkifcGifh&Sd&rnf/
(trsm;jynfoltusdK;[kowfrSwf&mwGif NrdKUjya'orsm;zGHUNzdK;rItwGufonfvnf;
trsm;jynfoltusdK;[kowfrSwf&rnf/ )

NrdKUjypDrHudef; Oya'\ t"dutESpfom&

4. NrdKUjya'ozGHUNzdK;rItwGuf ajrrsm;odrf;ydkufonfhtcg
avsmfaMu;ay;&efyrmPESifh enf;pepfrsm; xm;&Sd&rnf/
5. NrdKUrsm;udktkyfcsKyfaom tzGJUtpnf;rsm;onf
NrdKUjypDrHudef;rsm;\abmiftwGif; vdktyfaomajrrsm;udk
BudKwifodrf;ydkufpDrHEdkifcGifh&Sd&rnf/
6. NrdKUajrrsm;ESifh ywfouf Land Speculation ac:
NrdKUjyajrrsm;ay:wGif tjrwfxkwf pD;yGm;&Smjcif;udk umuG,faom
enf;pepfrsm;ESifh vkyfxHk;vkyfenf;rsm; xm;&Sd&rnf/

The measures against land speculation

Additional tax for owning multiple land
properties
Additional tax for keeping empty land
Higher taxation at land transactions
Plot sizes regulations (minimum and
maximum plot sizes)
The 1947 immovable property act should still
be maintained

Request No. 4

National Human
Settlement Distribution
Strategy

Myanmar National & Urban Population Forecast

90.00

83.56
80.00

74.01
70.00

65.55
58.06

60.00

Millions

51.42
50.00

40.00

30.00

32.36
(39%)

35.29
28.91

26.89
22.34
15.43
(30%)

20.00

10.00

6.97
24%)

18.56

8.69

0.00

^1973

^1983

^2014

^2024

^2034

Years
Total national population (mill)

Urban population (mill)

^2044

^2054

Changes in agriculture land & rural population ratios in Myanmar

40.00

35.99
35.00

31.61
30.19
30.00

28.00
24.88

24.64

25.00

24.80

26.62

24.90

21.97

21.19
20.00

15.00

14.93

10.00

5.00

0.00

1953-54

1973-74

1983-84

Agriculture land (current follows + sown in mill. acres)

1993-94

2003-04

Y2014

Calculated rural population in mill.

Source: Agricultural statistics, p34, Report to Pyithu Hluttaw 1988/89, p.48

& Statistical Yearbook 2010 & Population census of 1983 & 2014

Consideration
of
northern
Thepole
Asian
highways
Two deep sea
ports are on
the way

ANDAMAN SEA

Main poles

The
final
recommendation
is
The
requirement
of
Human
Settlements
Strategy
and
Plan

Towns with around 1.5 Lakhs

States & Division capitals

Yangon pupulation
in 2010 (mill), 4.9,
10%
Population in towns
larger than 0.1 mill.,
1.8, 4%

Mandalay
population in 2010
(mill), 1.1, 2%

Population in
smaller towns
(mill.), 8.6, 18%
Rural population
(mill in 2010), 31.7,
66%

Population distribution pattern in Myanmar

Urban population distribution in Myanmar

Mandalay pupulation in
2010 (mill), 1.1, 7%

Yangon
pupulation in
2010 (mill), 4.9,
30%

Population in towns larger

than 0.1 mill., 1.8, 11%

Population in
smaller towns
(mill.), 8.6, 52%

Population of towns larger than 0.1 mill in 2010

6.00

5.00

4.86

4.00

3.00

2.00

1.00

1.00

0.27

0.19

0.19

0.14

0.13

0.14

0.13

0.11

0.10

0.00

2010 population based on trends (mill)

0.11

0.13

0.11

0.12

Yangon problems call for

National Urbanization Strategy

Population comparison at Capitals of States & Divisions

Dependency between urban sizes and growth rates

5.000
4.500

2007 Population (mill)

4.425
Growth rate (Yearly %) between 1983-2007

Million population or annual growth rate in %

4.000

Range of town sizes in the take-off

3.500

3.366

3.497

3.508

3.059

3.000

2.664
2.500
2.000

3.431

2.426
2.180
2.092

2.881
2.781

2.278

2.866
2.781
2.704
2.705
2.539
2.392

2.649

2.018
1.838

1.500
1.000
0.500

0.932

0.883

0.420
0.263

0.000

0.219

0.186

0.175

0.1480.1470.113

0.1000.088

The medium towns with population between 0.4 and 0.15 million have generally higher
growth rates

Nay Pyi Daw

Consideration
of
northern
Thepole
Asian
highways
Two deep sea
ports are on
the way

ANDAMAN SEA

Main poles

The
final
recommendation
is
The
requirement
of
Human
Settlements
Strategy
and
Plan

Towns with around 1.5 Lakhs

States & Division capitals

Nay Pyi Daw

Hanoi
6.5
mill.
Haiphon
g
1.5 mill.

Ho Chi Minh
City
7.2 mill. pop

Can Tho
1.2 mill.
Pop.

The plans in Vietnam

Da
Nang
0.8
mill.

Request no. 4

National Human
Settlement Distribution
Strategy

4. Requests
1. To work against Land Monopolization &
Land Speculation
2. Housing Financing Mechanism
3. Condominium Law (should be separated
form Immovable Property Law
4. National Human Settlement Distribution
Strategy

End of presentation