AIAIG Overseas Property Investment Weekly Report | Week 11, 2026: Latest Real...

Entering mid-March 2026, the common feature of overseas real estate-related policies is not significant relaxation, but rather continuing to place the market back into a framework that is "more traceable, more explainable, and more enforceable."

Three particularly noteworthy clues this week are:

• Japan continues to advance foreigner home purchases from "tradable" to "statistically trackable, traceable, and categorically manageable";
• Singapore has not introduced new cooling policies, but the governance logic of "rental stability + supply-side balance" remains unchanged;
• The Dubai Land Department, through brokerage industry data and rental tools, further pushes the market from "high-heat transactions" toward "high-standard operations."

AIAIG Viewpoint: For overseas buyers, the policy focus in 2026 is no longer just "whether one can buy," but rather "whether it is easy to rent out after purchase, whether documentation is complete, and whether future exit is more explainable."

Although Japan did not introduce new nationwide residential purchase restriction legislation this week, the policy path formed since the end of 2025 has become increasingly clear in March.

First, the direction of expanding the scope of foreigner real estate purchase reporting rules has not changed. Previously, the Japanese Finance Minister clearly stated that the reporting requirements, originally more focused on "investment purposes," will be expanded to broader real estate purchases, including residential scenarios. The logic behind this is not to prohibit first, but to first answer a policy question: how much, where, and whether foreigners are concentrated in high-heat areas.

Second, the real estate registration system is moving toward "traceable by individual." The Ministry of Justice officially launched the "All Real Estate Record Certification System" from February 2, 2026, allowing relevant rights holders to obtain a summary certification of registered real estate under their name based on individual or entity dimensions. This is very important for inheritance, taxation, asset inventory, and clarifying corporate holding structures.

Third, discussions around nationality information, sensitive area land, and larger-scale foreign land purchase investigations remain ongoing. In the context of broader economic security, it can be predicted that Japan is more likely to move toward fine-grained management "by region, by purpose, and by entity structure," rather than a one-size-fits-all approach.

AIAIG Viewpoint: For Chinese buyers, the biggest change in Japan is not a sudden closure, but rather the home buying process increasingly resembling an auditable process. Spelling of names, addresses, passports, residency information, funding sources, and explanations of beneficial holders of legal entities will become increasingly important.

Singapore did not introduce new Additional Buyer's Stamp Duty or another round of cooling measures this week, which in itself is a noteworthy signal: regulators currently prefer to continue using the existing framework rather than frequently escalating measures.

The most important background remains two points.

First, HDB and URA decided in January to extend the temporary relaxation of higher occupancy limits for rentals until the end of 2028. This means that Singapore still prioritizes stability and meeting real demand in the rental sector in 2026.

Second, the supply pace in 2026 is still being released. HDB's February BTO and SBF sales continue to reinforce market expectations for future supply, coupled with the slowdown in price growth and month-on-month decline in rents shown in URA's private housing data for the fourth quarter of 2025, Singapore resembles more of a market with "high rules, low volatility, smoothing cycles through supply and rental management."

AIAIG View: If you are looking at long-term holding logic in Singapore, the most important conclusion this week is not "whether property prices will skyrocket," but "regulators are still striving to stabilize both rentals and supply simultaneously." This means that Singapore assets are more suitable as a stable layer in a portfolio, rather than a short-term trading layer.

The most noteworthy official information in Dubai this week is not the launch of a new property project, but the annual summary of the real estate brokerage industry by the Land Department.

According to data released by DLD on March 9, in 2025, the real estate brokerage industry in Dubai achieved commissions of 13.59 billion dirhams, a year-on-year increase of 31%; the number of transactions involving brokers reached 96,440, a year-on-year increase of 54%; and the number of registered brokers reached 32,294. On the surface, this is a report of prosperity; the deeper meaning is that the growth in market transactions is being supported by a more professional, licensed, and statistically tracked industry system.

At the same time, DLD continues to strengthen the promotion of Ejari and the use of the Rental Index tool. This means that the operational logic of Dubai's real estate is further shifting from a 'profit story' to an 'execution story':

• Whether contracts are properly registered;
• Whether rent increases are supported by official indices;
• Whether brokers and landlords operate within a standardized framework.

AIAIG perspective: One of Dubai's greatest advantages is no longer just high returns, but the increasingly mature execution and regulatory system behind those high returns. For long-term investors, this is beneficial as it enhances rental realization rates and exit efficiency.

Vietnam did not release a new real estate bill this week that goes beyond the January framework, but the main policy direction has not changed; instead, it has become more concerning over time.

On one hand, officials have explicitly stated that they will study tax policies to curb real estate speculation, linking high vacancy rates, price increases in new development areas, and housing affordability issues together. On the other hand, the central bank has adopted a more cautious stance on credit for high-risk sectors such as real estate. Meanwhile, social housing and affordable supply continue to be promoted.

The core implications of this combination of measures are:

• High-end and speculative assets in Vietnam will face greater uncertainty in the future;
• Assets with strong genuine residential demand and clear rental demand are relatively safer;
• The differentiation in financing and delivery capabilities among developers will be more important than price fluctuations themselves.

AIAIG Viewpoint: If you are investing in real estate in Vietnam, first clarify what kind of profit you are aiming for. If it mainly relies on continued rapid price increases over the next two to three years, the risks are rising; if it relies on rental demand in mature areas and long-term cash flow, there is still room for maneuver in the policy environment.