Bought Out or Seized: Mandalay farmers face impossible choices amid land grab

When Khin Gyi first heard that one of Myanmar's notorious business tycoons had plans to forcibly strip her of her peanut farm, she was stunned. Years of work and thousands of dollars she invested into her land was about to vanish into dust. Over the last few months, Khin Gyi and many farmers in southern Mandalay’s Amarapura Township have been facing the prospect of having their land purchased for pennies on the dollar, or entirely seized. It’s all part of a new development project that her community claims could devastate their livelihoods. “They're filling sand on the land plots day and night,” she said, using a pseudonym out of fear of reprisals.The project, which has a 10-year construction period, will cover 2,500 acres of land between Amarapura Township’s Mandalay Ring Road's east and west sides, and areas around the Ayeyarwady River. A map of Amarapura Urban Project (Photo: https://maungweik.com) The zone mostly consists of farmland. But the agricultural and natural space may disappear to make way for the Amarapura River City, a business venture that aims to turn the land into a housing project.The project is being led and facilitated by Maung Weik, a notorious business developer with direct ties to the military regime. His Mandalay Business Capital City Development Ltd, aims to reshape the farmland into a money-making zone, according to locals. Although he was first granted the initiative in December 2017, under the National League for Democracy (NLD) government.According to the Myanmar Investment Commission's investment permission document, which includes the EIA report published on the company's website, the project has received an investment of over 1,300 billion kyat (US $360 million). Local farmers allege that the company is pressuring them to sell their lands within the 2,500-acre project area at below-market prices.It’s unclear how many people will be affected, but according to the company, they are racing to resolve issues concerning approximately 800 acres of land, which accounts for 25 percent of the planned area. Facing pressure, some landowners have already started selling off their land.“I've invested several tens of millions of kyat in planting those peanuts,” Khin Gyi said, adding that the company is even preparing to clear plots that have not yet been sold. "They're filling everything on the land plots, whether the plots have been sold or not,” she said. “We can't complain to inferior or superior authorities. Some people sold at whatever price they could get because they were afraid their land would be seized.” While land with ‘Form-7’ farming rights certificates was worth up to 220 million kyat (US $105,000) per acre before the military coup, the company is now pressuring owners to sell for just 150 million (US $70,000) kyat per acre.Khin Gyi says the company has been aggressively pushing forward with land purchases after just a few months of finalised discussions. “Even the village chiefs are convincing landowners to sell the land plots. They're implying the land will be seized if not sold,” she said."They're filling sand on everything in plain sight, but we can't do anything.”***A shady business tycoon Maung Weik has a long and controversial background. He was imprisoned for drug-related charges in 2008 under former dictator Than Shwe, but was released in 2014. After his release, Maung Weik secured construction projects with the approval of former military generals serving as the chief ministers of Yangon and Mandalay regions.Maung Weik also owns Say Paing Development Company, which has obtained contracts for a range of construction projects across Yangon. Mandalay Business Capital City Development Ltd, which has permission for the Amarapura Urban Project, is a company closely linked to Say Paing. After the military seized power in 2021, the junta arrested Aung San Suu Kyi and cited allegations from Maung Weik in bringing bribery charges against her. Within two months after the coup, in a junta broadcast, Maung Weik claimed that he handed over US $550,000 to Aung San Suu Kyi in envelopes during four meetings between 2018 and 2020. After Maung Weik's claims, junta authorities brought multiple corruption charges against Aung San Suu Kyi, for which they sentenced her to three years in prison, part of a longer sentence that eventually totalled 27 years. Locals say that Mandalay Business Capital City has not been transparent with residents about how they will use the land in the project site, causing a wave of anxiety for residents. It’s a concern shared by labour rights activists too. U Zaw Yan, a farmers’ rights activist, told Myanmar Now that the farmers are struggling to resolve land disputes through legal channels under the military.He pointed out that the land acquisition law, enacted by successive governments, requires compensation at the current market price. If Maung Weik’s company fails to adhere to this, it would not only infringe upon farmers' rights, but also violate the law. A notice from the Amarapura Urban Project Support Committee, dated November 13, reveals the company is buying land in the project area for 150 million kyat (US $70,000) per acre with Form-7 certificates and 60 million kyat (US $30,000) per acre for alluvial land without certificates.Over 75 percent of the area has been sold off in a hurry. Farming rights for 805 acres will be revoked.Myanmar Now could not confirm the number of acres still for sale. After the military coup, the Amarapura Urban Project has continued operations with a support committee, including staff from the junta’s general administration department in Amarapura District and other civil servants. Myanmar Now contacted the Secretary of the Amarapura Urban Project Support Committee with questions about the project's land preparations and negotiations with landowners. A representative who was reached by phone refused to provide his name and did not offer details about the project. Reporters also also reached the offices of Mandalay Business Capital City Development by phone, where a representative said that the committee was handling land matters, but did not elaborate further. A source close to Mandalay Business Capital City told Myanmar Now that the venture will continue despite concerns from the local residents. "The project is continuing as normal,” the source said. “As much as possible, work is continuing under the management committee's administration.”Back on the farmlands of Amarapura, frustrations and anxiety permeate through the community. For Khin Gyi, the prospect of having her land seized is overwhelming. And up against a giant development company, she’s considering cutting her losses and selling before it’s too late. “The peanut fields will be destroyed soon,” Khin Gyi said. “Whether we sell the land or not, they'll do whatever they want.” A copy of Mandalay Business Capital City Development’s registration certificate

Bought Out or Seized: Mandalay farmers face impossible choices amid land grab

The disputed housing project is being spearheaded by a notorious business tycoon with direct links to the junta

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