STAR*CITY

What STAR*CITY does

StarCity is a master-planned luxury residential estate spanning 430+ acres in Thanlyin Township, across the Bago River from Yangon, Myanmar. Founded in 2014 as a joint venture between Yoma Strategic Holdings, First Myanmar Investment (FMI), and Yoma Land, the development is positioned as a 'community within a community,' combining residential living with integrated commercial, healthcare, education, recreation, and transportation services. Its residential portfolio spans multiple typologies: high-rise condominiums (Galaxy Towers, Zone A/B apartments), mid-rise units (CityLoft), townhouses (Estella Cove, Ara), and luxury villas with land ownership (KUN Collections, City Villas, Star Villas). The supporting ecosystem includes 95+ commercial outlets, a Pun Hlaing family clinic, KINGS International School, a multi-sports complex with a 9-hole golf course, swimming pools, and the Star Ferry private water bus connecting the estate to downtown Yangon.

The core operating technology is a gated, integrated estate with an in-house property management stack augmented by the StarCity Living App (launched August 2025) for resident services. Revenue is generated from three streams: one-time property sales of residential units across multiple typologies and price tiers; recurring leasing of residential and commercial units handled by a dedicated Leasing Office; and recurring rental income from the 95+ commercial outlets. Pricing is quote-based and not publicly disclosed, but the developer offers flexible payment options, most notably a 3-year easy payment plan on Ara Phase 3 (~30% down payment, ~1% monthly installments over 35 months) to broaden buyer accessibility. Go-to-market combines direct sales at the on-site Sales Gallery in Thanlyin, dedicated leasing and resale offices, regular open-house events, participation in Myanmar property expos, and outreach through Singapore-based international property shows targeting overseas buyers.

The customer base is split between affluent residential buyers (individual end-users and investors purchasing condos, townhouses, and villas) and commercial tenants (retail, F&B, healthcare, education operators) serving a stated 9,000+ resident population. With 501-1,000 employees and ongoing new phase launches, the company is privately held under the Yoma/FMI umbrella and continues to invest in product line extensions, amenity upgrades, and digital estate services.

Name

STAR*CITY

Legal name

StarCity

Website

https://starcityyangon.com

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

501–1,000 employees

Short description

StarCity develops and operates a 430+ acre master-planned luxury residential estate in Thanlyin Township near Yangon, Myanmar, offering condos, villas, and townhouses alongside integrated healthcare, education, retail, and transport amenities for affluent residential buyers and commercial tenants.

Ownership category

akta.pro rank

Product category

Luxury Residential Real Estate

NAICS

Lessors of Residential Buildings and Dwellings (531110)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Hotels, Rooming Houses, Camps & Other Lodging Places (7000), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Luxury Villas & Residences Resorts (THAGACAM)

Keywords

• Luxury residential real estate
• Master-planned community
• Condominium development
• Property leasing services
• Integrated estate amenities

Headquarters

HQ city

Singapore

HQ country

Singapore

HQ region

Asia

Offices3 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Infrastructure, Supply Chain, Personnel, Operations, Marketing or Sales, Technology or R&D

Revenue model

1. Property Sales: Sale of residential units including condominiums (Galaxy Towers), villas (KUN Collections), townhouses (Estella, ARA), and landed properties (City Villas, Star Villas). Revenue generated through direct sales to buyers with various payment plans including down payments and installment options.
2. Property Leasing: Leasing of residential and commercial units within the estate. StarCity Leasing Office at Building A5, Zone A handles rental inquiries and manages the leasing process for both residential apartments and commercial shop spaces.
3. Commercial Space Rental: Rental income from 95+ commercial outlets including retail shops, restaurants, healthcare facilities, education centers, and other services operating within the estate.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels5 records

Core offering

StarCity develops and sells luxury residential real estate within a 430+ acre master-planned gated community in Thanlyin Township, Myanmar. Offerings include high-rise condominiums (Galaxy Towers - 11 towers), landed villas (KUN Collections, City Villas, Star Villas), townhouses (Estella Cove, Ara), and mid-rise apartments (CityLoft, Zone A/B). The integrated community features 95+ commercial outlets, healthcare, international education, recreational amenities, and private water bus transit. Properties are sold directly or leased through on-site sales, leasing, and resale offices.

Product overview

StarCity is a master-planned luxury residential estate development spanning 430+ acres in Thanlyin Township, Yangon, Myanmar. The community within a community concept integrates multiple residential product lines (high-rise towers like Galaxy Towers and Zone A/B apartments, landed villas including City Villas and Star Villas, and exclusive projects like KUN Collections and Ara) with comprehensive lifestyle amenities including commercial outlets, healthcare, education, sports facilities, swimming pools, and water transportation via Star Ferry. The StarCity Living App provides estate management functionality. The development offers over 9,000+ population capacity with 95+ commercial outlets and 20+ amenities.

Differentiator

Problem solved

Functional benefit

Brands

• StarCity Living App: An innovative estate management application for residents of StarCity gated community, providing convenience and connectivity.

Products and services

• Estella Cove Lakeside residential development within StarCity featuring quiet luxury living where mornings begin by the lake, days flow between city energy and calm retreat, and evenings return to a peaceful home. Targeted at residents seeking an integrated community lifestyle.
• KUN Collections Exclusive luxury villas where modern elegance converges with serene living. Each villa includes land parcels (60'x60', 60'x80', 80'x80'), solar systems, and gardens with seamless indoor-outdoor connection. Targeted at high-net-worth individuals seeking premium landed residential with land ownership.
• Ara Modern living concept with innovative cluster design and minimalist aesthetic. Features include 3-year easy payment plan with 30% down payment and 1% monthly installments. Offers Studio, One Bedroom, Two Bedroom, and Townhouse units. Targeted at professionals and first-time luxury buyers.
• Galaxy Towers The crown jewel of the estate featuring 11 towers with upscale condo living. Units range from 312-850 sqft with 4 unit types including ST Studio Units. Offers world-class service apartment experience. Targeted at professionals seeking high-rise luxury living.
• CityLoft Mid-rise residential buildings within the StarCity estate community offering an accessible entry into the master-planned community lifestyle.
• City Villas Land-linked landed residential villas within the StarCity community offering private outdoor space in a planned estate setting.
• Star Villas Premium landed villa residential units within the estate, representing the upper tier of landed housing options.
• Star Ferry (Water Bus) First privately owned water bus facility in StarCity connecting the estate directly to downtown Yangon at Pansodan. Provides residents with convenient water transportation to the city center.
• Sports Complex & 9-Hole Golf Course Multi-sports complex and 9-hole golf course within the exclusive community, offering residents active living and relaxation opportunities including sports facilities.
• Swimming Pools Crystal-clear pristine pools catering to both leisurely swimmers and fitness enthusiasts for rejuvenation within the residential estate.
• KINGS International School - StarCity Campus International British School operated by KINGS Education Group (established 2009) on the StarCity campus. Group operates International British Schools, Teacher's training center, study abroad Advisory, and College in Yangon and other Myanmar cities.
• Commercial Outlets Over 95 commercial outlets integrated within the residential estate including restaurants, convenience stores, clinics, pharmacies, salons, banks, and various retail shops across multiple buildings. Generates rental income and serves the resident population.
• Pun Hlaing Clinics - StarCity Healthcare clinic operating within StarCity Community since 2017, delivering quality and affordable healthcare 7 days a week to residents and the neighborhood.

Quantifiable outcome

• First solar-integrated residential project in StarCity
• +1 more outcomes

Named customers2 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

Three partnerships are on record, tiered key.

• KINGS Education GroupkeyStrategic or Co-development PartnerEducation provider operating KINGS International School within StarCity campus. Established in 2009 with 14 years of excellence, operates International British Schools, Teacher's training center, study abroad Advisory and College in Yangon and other cities in Myanmar.
• Pun Hlaing Family ClinicskeyStrategic or Co-development PartnerHealthcare provider operating Pun Hlaing Clinics at StarCity since 2017, rebranded as 'Heal by Pun Hlaing Family Clinics - Star City' on June 2, 2022. Delivers quality and affordable healthcare operating 7 days a week.
• Star Ferry (Water Bus)keyStrategic or Co-development PartnerFirst privately owned water bus facility connecting StarCity estate to downtown Yangon, Pansodan. Provides residents with convenient water transportation to the city center.

Scale indicators5 records

Recent moves7 records

Expansion highlights5 records

Broad incumbents

• Mah Sing Group: Malaysian developer with multiple integrated township projects and high-rise residential launches across price tiers. Comparable in multi-phase, multi-typology launch cadence targeting ASEAN urban professionals.
• Sime Darby Property: Large Malaysian master-planned township developer (City of Elmina, Serenia City). Broader, more established incumbent with comparable integrated community DNA; useful benchmark for scale economics of estate development.

Direct peers

• Sunway Berhad / Sunway City: Malaysian integrated master-planned township developer (Sunway City KL, Sunway City Ipoh, etc.) combining residential, retail, healthcare, education, and recreation. Direct functional analogue to StarCity's amenity-integrated estate model with recurring commercial income.
• Shwe Taung Group: One of Myanmar's largest diversified real estate developers with mixed-use, residential, and commercial projects across Yangon and Mandalay. Comparable in product typology (condos, townships, retail) and target segment, though broader in scope than StarCity.
• Gamuda Land: ASEAN master-planned community developer with projects in Malaysia and Vietnam (Gamuda Gardens, Celadon City). Comparable scale, mixed typology, and integrated township concept targeting ASEAN HNW/professional buyers.
• Vinhomes (Vingroup): Vietnam's largest master-planned township developer with mega-scale integrated residential communities (Vinhomes Ocean Park, Vinhomes Grand Park). Closest regional analogue to StarCity's 'community within a community' concept, scaled multi-typology product, and amenity-led positioning.
• Capital Development Limited (Myanmar): Myanmar developer focused on mid- to high-end residential and commercial developments in Yangon. Overlaps StarCity on luxury residential product, including high-rise and mixed-use projects targeting similar professional/HNWI segments.
• Forest City (Country Garden Pacificview): Mega-scale master-planned integrated city development in Johor, Malaysia. Comparable in cross-border HNW targeting, integrated amenity ecosystem, and ASEAN peri-urban positioning to StarCity's model.
• Pun Hlaing Golf Club Estate: Yoma Group's flagship luxury master-planned residential estate in Hlaing Tharyar, Yangon, with golf course and integrated amenities. Sister project by the same parent (Yoma Strategic Holdings, FMI, Yoma Land), directly comparable in product mix, target buyer (HNW Myanmar professionals), and integrated community model.

Regional players

• City Mart Holding Co. (real estate arm): Myanmar retail conglomerate with commercial real estate exposure including residential and mixed-use projects. Comparable as a Myanmar integrated retail/residential developer serving Yangon's growing middle class.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/StarCity.Thanlyin
• LinkedInlinkedin.com/company/star-city

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries4 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about STAR*CITY