06/08/2026
Illegal Land Plot Sales Could Increase Flooding Risks
Pajau Media
August 6, 2026
The widespread illegal subdivision and sale of natural waterways, wetlands, and paddy fields for residential housing plots in Myitkyina is contributing to localized flooding in some neighborhoods, even after only light rainfall, according to a local resident.
Driven by the lucrative real estate market, land brokers and opportunistic investors have increasingly targeted low lying farmland and natural waterways around Myitkyina, the capital of Kachin State.
These natural waterways, which have historically played an important role in controlling seasonal flooding and serving as drainage channels during the rainy season, are now being systematically filled in, divided into small plots, and sold as residential land.
According to residents living in the affected neighborhoods, even light to moderate rainfall now causes water to accumulate rapidly, resulting in sudden flooding within residential areas.
With natural drainage channels disappearing and no adequate urban drainage systems being built to replace the filled in paddy fields, rainwater no longer has proper outlets, causing water to quickly enter homes and roads.
"Even if it rains for only a short time, water immediately accumulates and floods the roads. It even enters our homes. The streams and paddy fields that used to absorb and drain rainwater have been filled in and divided into residential plots," said a resident from a low lying neighborhood in Myitkyina.
According to local sources, the growing demand for residential housing in Myitkyina has accelerated the real estate market, attracting a large number of land brokers who are profiting from the subdivision and sale of land.
Many of these brokers and investors are reportedly selling subdivided agricultural land without obtaining the legally required land-use conversion approvals (Form 10/Form 39) or verifying official land ownership boundaries.
Major Concerns Associated with These Practices-
Illegal Land Use Conversion- Converting agricultural land and designated natural areas into residential plots without approval from the relevant administrative authorities is strictly prohibited under Myanmar's Farmland Law.
Lack of Ownership Security- Buyers of plots located on former waterways that have been subdivided and sold by land brokers may face significant difficulties registering ownership with the Land Records and Survey Department, potentially leading to legal ownership disputes.
Risk of Demolition-Buildings constructed on illegally filled waterways or on agricultural land without authorization may be demolished by local authorities without compensation.
Loss of Agricultural Land- The uncontrolled conversion and sale of farmland surrounding the city significantly reduces local food production capacity while increasing risks to the urban ecosystem.
The public and relevant authorities are encouraged to raise awareness among people intending to purchase land in Myitkyina. Prospective buyers are advised to verify land records with the relevant land management offices, carefully confirm that proper land use approvals and zoning permissions have been obtained, and avoid purchasing plots located on natural waterways or on reclaimed agricultural land.
There have also been cases in Myitkyina where some real estate brokers have classified farmland as village land before subdividing and selling it in smaller plots. In addition, some vacant, fallow, and virgin lands have reportedly been subdivided and sold in cooperation with certain ward and village administrators.
According to local residents, some administrators sign land sale agreements as witnesses in exchange for payment. However, when disputes later arise over these land transactions, they often avoid responsibility and refuse to help resolve the problems.
Therefore, if authorities later demolish or remove illegally subdivided and sold agricultural or village land that lacks legal approval, buyers may suffer substantial financial losses and lose their homes or land.
By that time, some of the real estate brokers who sold the plots have already collected the money and become unreachable, said a resident.
Residents also noted that although many real estate brokers in Myitkyina present themselves online as trustworthy professionals, they frequently fail to take responsibility when land ownership or transaction disputes arise and instead avoid further contact.
In Myanmar, it is prohibited to subdivide and sell vacant, fallow, virgin, agricultural, grazing, forest, or other protected lands as residential plots, and residential construction is also not permitted on such lands. Therefore, prospective buyers are strongly advised to exercise extreme caution before purchasing land.
News Article: Ko Kyaw
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