Domino effect for Bagan as improved Mandalay access spurs visitor arrivals by 17% year-on-year, top 5 overseas source markets lead demand growth in Q1 2017.

“As one of the main tourist destinations in Myanmar, the ancient city of Bagan had 282,387 international visitors in 2016, with a 5-year CAGR averaging 12%. Currently, Nyaung U Airport is the main gateway, which accounts for 44% of total foreign visitors.

However, a strong shift towards tourists arriving by land is apparent as the segment’s market share grew from 24% in 2013 to 38% last year.

This is because Bagan is now easily accessible from Mandalay, which is the second largest city of Myanmar and has its own international airport.

In addition to the overseas market, hotels are also experiencing stronger visitation from the domestic market.

Local destinations have become popular vacation spots on national holidays such as the Water Festival.

This trend is anticipated to increase tourism demand during the low season, which falls in the second and third quarters of each year.

With demand having a solid outlook, rising supply in Bagan is also set to stabilize in the mid-term,
especially in the outer area of Nyaung U and New Bagan due to the prohibition of new developments within the city’s Archeological Zone.

Trends 

• FIT bookings currently account for 38% of hotel stays, with the remaining coming from agents. Couples are the main market segment in FIT demand, followed by families and friends.
• Market-wide ADR for international standard hotels was USD99 in 2016, while occupancy averaged 52%.
• Average length of stay for tourists is 2.5 nights, with foreign guests making up approximately 78% of total bookings in four and five-star hotels.

Forward Outlook

• Currently, new hotel developments are only permitted in Hotel Zone 3 and 4, with Zone 3 being more popular due to its closer proximity to Nyaung U Village, the airport, and bus station.
• There are 804 additional keys expected to come on-stream within the next two years, with a trend towards smaller scale development.
• Bagan is now on the tentative list for becoming a UNESCO World Heritage Site. New regulations are pushing hotels to move to the outer area of the Archeological Zone.

Read the full report here.