Q: Which regions showed policy tightening or potential risks this week?

Regions with certain risk signals this week include:- Canada and Australia: Continue to maintain strict restrictions on foreign buyers;- South Korea and Singapore: Emphasize curbing short-term investments, introducing high stamp duty policies to prevent property speculation;- Some emerging markets in Southeast Asia: Show signs of rising construction costs and project delays, reminding investors to enhance due diligence standards in pre-sale projects.

Q: What noteworthy market phenomena are occurring in Thailand and Vietnam this week?

Thailand's real estate market continues its recovery trend:- Transaction volume for mid-to-high-end residential properties in Bangkok increased by approximately 8% month-on-month, with developers actively promoting sales;- The proportion of foreign buyers in Pattaya's resort apartment sector has risen, primarily from China and Russia;- The long-term rental market is booming, especially with noticeable increases in demand from digital nomads and remote workers.Vietnam shows "structural differentiation":- Land prices in Hanoi and Ho Chi Minh City rose by about 2%, but transaction volumes remained flat;- Foreign capital is increasingly flowing into industrial zones and service apartments.

Question 1

From a global perspective, what is the real estate investment sentiment in early December 2025?

Accepted Answer

Overall, the global real estate market in week 49 of 2025 exhibits a characteristic of 'stable with a cautious outlook':

1. European and American Markets: In the US and UK, core city housing prices continue to plateau against a backdrop of high interest rates, with transaction activity significantly declining, and investors shifting towards rental and commercial assets;
2. Asian Markets: Southeast Asian countries have improved policy friendliness, Japan continues to attract medium- to long-term rental capital, and Dubai and the Middle East sector maintain their capital attraction effect;
3. Capital Flows: Cross-border funds continue to concentrate in countries with 'political stability, predictable returns, and stable exchange rates'. Unlike 2023–2024, investors from China, Hong Kong, and Singapore are more inclined towards diversified layouts.

Question 2

Which regions showed policy tightening or potential risks this week?

Accepted Answer

Regions with certain risk signals this week include:

- Canada and Australia: Continue to maintain strict restrictions on foreign buyers;
- South Korea and Singapore: Emphasize curbing short-term investments, introducing high stamp duty policies to prevent property speculation;
- Some emerging markets in Southeast Asia: Show signs of rising construction costs and project delays, reminding investors to enhance due diligence standards in pre-sale projects.

Question 3

What is the overall strategic adjustment trend for Chinese investors this week?

Accepted Answer

Chinese investors' strategies are gradually shifting from 'high-yield preference' to 'balancing long-term allocation and identity planning':

- Increased Risk Aversion: High-net-worth groups place greater emphasis on freehold projects in stable countries;
- Cash Flow Orientation: Rental income becomes a primary decision criterion;
- Clear Compliance Trend: In places like Japan, Singapore, and Dubai, investors are increasingly focusing on tax filing, corporate structure transparency, and residency identity integration.

Question 4

Has the Japanese real estate market experienced sentiment fluctuations due to the 'nationality registration system'?

Accepted Answer

In the short term, the Japanese real estate market has not shown significant fluctuations, with transaction volumes and prices in major cities such as Tokyo, Yokohama, and Osaka remaining stable. Developers and agencies generally believe that:

- The policy implementation will take 1–2 years, temporarily not affecting transaction pace;
- High-net-worth clients still trust Japan's long-term security and rule of law;
- The foreign buyer demographic is diversifying: short-term speculators are decreasing, while the proportion of long-term holders is increasing.

Question 5

What are the price and rental trends in Tokyo's core areas?

Accepted Answer

As of Week 49, 2025:- Average price of new condominiums has increased by about 4.6% compared to the same period last year, with the growth rate narrowing compared to the first half of the year;- Rents continue to show moderate growth, with average rents in the five core wards rising by about 2.3%;- Vacancy rates remain below 2.5%, indicating a stable rental market.Overall performance is better than most mature global markets. Investor focus is shifting from 'whether prices can rise' to 'cash flow returns from long-term holding'.

Question 6

What is the most likely evolution path for the Japanese real estate market going forward?

Accepted Answer

In the next two years, the Japanese real estate market will enter a phase of 'digitization and transparency':

1. The government will improve foreign investment statistical standards through nationality registration and beneficial ownership systems;
2. Developers will place greater emphasis on owner-occupier demand and compliant clients;
3. In the medium to long term, Tokyo, Nagoya, and Fukuoka will remain the most concentrated investment targets for foreign capital.

For Chinese buyers, it is recommended to focus on mid-to-high-end condominiums that offer: stable rental returns + transparent tax structures + scarce locations in core areas.

Question 7

What noteworthy market phenomena are occurring in Thailand and Vietnam this week?

Accepted Answer

Thailand's real estate market continues its recovery trend:

- Transaction volume for mid-to-high-end residential properties in Bangkok increased by approximately 8% month-on-month, with developers actively promoting sales;
- The proportion of foreign buyers in Pattaya's resort apartment sector has risen, primarily from China and Russia;
- The long-term rental market is booming, especially with noticeable increases in demand from digital nomads and remote workers.

Vietnam shows "structural differentiation":
- Land prices in Hanoi and Ho Chi Minh City rose by about 2%, but transaction volumes remained flat;
- Foreign capital is increasingly flowing into industrial zones and service apartments.

Question 8

What is the progress of Malaysia's "Urban Renewal Act"?

Accepted Answer

Malaysian officials stated that the Urban Renewal Act is expected to be formally legislated by 2026. Core objectives:

1. Unify mechanisms for demolition, reconstruction, property rights allocation, and owner consent;
2. Encourage public-private partnerships (PPP) to drive old district reconstruction;
3. Strengthen developer responsibilities by integrating the Build-Then-Sell model.

This signifies that Malaysia's real estate is entering a new cycle with "lower risks and higher efficiency."

Question 9

How is the underlying logic behind the Southeast Asian investment boom changing?

Accepted Answer

Since 2025, three major shifts have occurred in Southeast Asian investment logic:

1. From arbitrage to operation: Investors are placing greater emphasis on rental returns and actual cash flow;
2. From cities to regions: Industrial corridors and new transportation hubs have become investment hotspots;
3. From speculation to residency: Visa and long-term residency policies (such as Thailand's DTV and Malaysia's Second Home program) have become key variables influencing investment decisions.

Question 10

Is Dubai's housing price trend still on the rise in 2025?

Accepted Answer

As of early December 2025, Dubai's overall housing price index has increased by approximately 9% year-on-year, with the growth rate slowing compared to the first half of the year:

- Core areas such as Downtown and Palm Jumeirah maintain high prices, with transactions stabilizing;
- Outer regions (e.g., Dubai South, JVC, DAMAC Hills) show faster price growth, with rental yields reaching 6–8%.

Investor enthusiasm remains high, but there is increasing caution regarding the risk of a market peak.

Question 11

What are the latest developments in Dubai's Golden Visa policy this week?

Accepted Answer

This week, the Dubai cabinet reaffirmed the stability of the current Golden Visa policy while optimizing the application process:

- The proportion of online applications has increased, reducing the approval period to about 30 days;
- For the real estate investor category, the minimum investment amount remains at 2 million dirhams, but some off-plan projects can now be included in applications if they meet escrow conditions;
- Policy stability means foreign buyers can continue to obtain long-term residency through real estate investment.

Question 12

How should one balance returns and risks in Dubai real estate investment?

Accepted Answer

It is recommended to balance from three dimensions:

1. Return aspect: Prioritize completed or near-delivery mid-to-high-end projects, avoiding blindly chasing high returns from off-plan properties;
2. Liquidity: Choose mature communities close to main roads, metro stations, or large commercial hubs to ensure ease of leasing and resale;
3. Risk control: Thoroughly verify developer credibility and fund escrow arrangements, and pay attention to hidden costs such as maintenance fees and property management fees.

Overall, Dubai remains a high-return market, but it should be viewed as an 'aggressive position' in a global asset portfolio, rather than the sole core asset.

Question 13

What are the key trends in overseas real estate investment for the next year?

Accepted Answer

They can be summarized into three main themes:

1. Transparent regulation becomes the norm: More countries are enhancing foreign investment transparency through registration systems, tax information exchange, and other methods;
2. Integration of residency and investment: Real estate becomes a comprehensive vehicle for visas, tax planning, and identity planning;
3. Intensified regional competition: Regions such as Southeast Asia, the Gulf, and Southern Europe are adjusting investment thresholds and incentives to compete for capital from China and the Middle East.

Question 14

Which sectors are most likely to outperform the market before 2026?

Accepted Answer

Considering comprehensive returns, policies, and demographic structures, the following sectors have high potential:

- Residential properties in Bangkok's EEC industrial corridor: Resonance between industrial population and infrastructure;
- Apartments in Tokyo's core areas: Stable rental income and low exchange rate risk;
- Middle-class community housing in Dubai: High rental yields and can be linked to long-term visas.

Additionally, some emerging cities such as Ho Chi Minh City and Kuala Lumpur, with urban renewal and rail transit expansion, are also expected to enter the list of foreign investment focus areas.

Question 15

How should Chinese investors construct their overseas real estate portfolio in the future?

Accepted Answer

Future overseas asset allocation is recommended to adopt a "three-tier structure":

1. Bottom-tier stable positions: Stable rental assets in core areas of Japan and Malaysia;
2. Growth-oriented allocation: Emerging cities in Southeast Asia, middle-class communities in Dubai;
3. Strategic targets: A small number of high-risk, high-return projects, such as industrial corridors, resort areas, or joint development projects.

The goal is to achieve a balance between returns and safety, while diversifying risks using different currencies and institutional environments.

Question 16

What is the overall conclusion of this week's report?

Accepted Answer

The global real estate market in Week 49 of 2025 shows: the investment environment is moving towards a more rational and institutionalized stage. Governments aim to stabilize the market through transparent systems and long-term incentives, while investors are seeking assets that "can both preserve value and provide cash flow."

For Chinese buyers, the key is not to chase the next hot spot, but to build a diversified portfolio that can withstand cyclical tests. Short-term opportunities come from Southeast Asia's recovery and Dubai's stable high yields; long-term value remains in Japan and mature markets with stable cash flow.

Question 17

What is the final advice for AIAIG investor readers?

Accepted Answer

AIAIG advises investors:1. Reduce emotional decision-making: Act based on data and policy trends, not on public opinion or social media hype;2. Extend the investment horizon: The value of overseas real estate comes from compound interest and rental income, not short-term speculation;3. Emphasize compliance and transparency: Treat compliance costs as "risk insurance premiums," not as burdens.The future winners are not those who bet on the market correctly, but those who can hold assets steadily over the long term and understand institutional changes.

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AIAIG Overseas Real Estate Investment Weekly Report | 2025 Week 49 (Part 2): Global Market Review and Future Outlook

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AIAIG Overseas Real Estate Investment Weekly Report｜2025 Week 49 (Part 1): Real Estate Policies and Overseas Home Buying Information