Abstract

• Yangon City is the commercial hub and currently inhibited by 10 percent of the total population of Myanmar (YCDC, 2022). The population growth rate of Yangon has increased due to rising job opportunities, which in turn led to a greater demand for housing. Accordingly, the government has extended the area of the city by establishing new towns around the city. As such roads connecting these new towns and Downtown of Yangon, as well as with port and airport, become important. Among major roads, the two roads, Pyay Road and Kabaraye Pagoda Road, become important and the land value along these roads become obviously higher as compared with other roads. Against this background, this study aims to examine the influencing factors on land value along these two roads. The main interests of this study are; in which parts of these two roads are highest in land value and what are the reasons of such high land value along these two roads. Both interviews and questionnaire surveys were conducted for data collection and analyzed using Factor Analysis and Relative Important Index (RII) (Sridhar, 2022). The measure of sampling adequacy was also used to test the inter correlations among the variables. The value of land along the study area is even higher than the average land value of Yangon City. The extremely higher land value inhibits further investment by the foreign enterprises and they move to other ASEAN countries as Vietnam, Thailand and Laos where the land value is relatively cheaper. In this way, the economy of the city can be encountered by the domino effect, the chain reaction of the events.