AIAIG Overseas Real Estate Investment Weekly Report｜2025 Week 48 (Part 1): Latest Real Estate Policies and Overseas Home Buying Information in Southeast Asia, Japan, and Dubai - AIAIG - AIAIG

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2025年11月30日

AIAIG Overseas Real Estate Investment Weekly Report｜2025 Week 48 (Part 1): Latest Real Estate Policies and Overseas Home Buying Information in Southeast Asia, Japan, and Dubai

Disclaimer: The content of this article is for informational reference only and does not constitute investment advice, a solicitation, or a basis for major decision-making. Please make independent judgments and consult professional advisors when needed.

This issue focuses on key markets such as Vietnam, Thailand, Malaysia, Indonesia, Japan, and Dubai, sorting out the latest or ongoing real estate policies, home buying and tax rules, as well as residency and financial regulatory trends closely related to overseas home buying.

AIAIG Overseas Real Estate Investment Weekly Report｜2025 Week 48 (Part 1): Latest Real Estate Policies and Overseas Home Buying Information in Southeast Asia, Japan, and Dubai

This issue is the AIAIG Overseas Real Estate Investment Weekly Report for Week 48 of 2025 (Part 1: Policy Focus), with the statistical period from November 24 to November 30. Overall, this week was not one with a cluster of "blockbuster new laws" being introduced, but several policy documents released in mid-November continued to develop: Vietnam's social housing and national housing fund supporting details were gradually released, Japan discussed recording buyers' nationalities in real estate registries, Dubai advanced the implementation of real estate tokenization regulations, while Malaysia and Indonesia maintained their existing approaches in taxes and interest rates, setting the tone for the 2026 real estate market.

This article organizes the policy information with the greatest impact on overseas homebuyers this week from six sections: Vietnam's housing fund and social housing entry thresholds, the latest progress in Japan's "nationality registration + security review" discussions, developments in Thailand's long-term leasing and foreign investment rules, the macro policy environment in Malaysia and Indonesia, and regulatory signals from Dubai regarding visas and real estate digitalization.

Vietnam officially issued a government decree on the establishment of the 'National Housing Fund' in late November, with the core objective of providing long-term, low-cost funding sources for large-scale social housing and worker dormitory construction. According to the decree framework, the central government will establish a National Housing Fund managed by the Ministry of Construction, while provinces and cities will simultaneously set up local housing funds. Funding sources include central fiscal allocations, local budgets, mandatory contributions from developers, and the issuance of some long-term bonds. The fund's expenditures are primarily used for: providing low-interest long-term loans for social housing projects, offering interest subsidies to eligible home-buying families, and supporting the renovation of old housing.

Complementing this, new regulations on social housing eligibility thresholds were announced in late October: the new income standards raise the monthly disposable income cap for single applicants to approximately 20 million Vietnamese dong and for family applicants to 40 million Vietnamese dong, significantly higher than the old standards, allowing more low- and middle-income wage earners to enter the 'social housing' policy pool. This means that in the coming years, the proportion of price-controlled policy housing in Vietnam's new supply will increase, and commercial developers must consider allocation ratios when acquiring land and planning.

For overseas investors, social housing itself is not a direct investment target in the short term, but it will serve as an 'anchor' for overall urban housing prices: on one hand, it alleviates housing pressure on low- and middle-income groups, reducing the risk of overall market overheating; on the other hand, commercial residential projects need to more clearly differentiate themselves from social housing in positioning and amenities, with high-quality projects near industrial parks and rail transit nodes potentially becoming more scarce due to the 'crowding out' effect of the supply structure.

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AIAIG Overseas Real Estate Investment Weekly Report｜2025 Week 48 (Part 1): Latest Real Estate Policies and Overseas Home Buying Information in Southeast Asia, Japan, and Dubai

II. Japan: Discussing Recording Buyer Nationality in Real Estate Registration, Security Review Moves Towards "Refinement"

3. Thailand: 99-Year Long-Term Lease and Foreign Ownership Ratio of Condominiums, Still in the Policy Game Period

Four, Malaysia: Unchanged Expectations of Rising Foreign Investment Tax Burden, Overall Mild Local Interest Rate Environment

Five, Indonesia: Interest Rates Maintained, VAT Benefits Extended, Continuing to Support Low- and Middle-Priced Housing

Six, Dubai: Real Estate Tokenization and "Real Estate + Residency" Policies Continue to Release Open Signals

延伸阅读

AIAIG Overseas Real Estate Investment Weekly Report | 2025 Week 48 (Part 2): Global Housing Price Trends, Rental Yield, and Investment Strategy Analysis

Japan Plans to Record Buyer Nationality in Real Estate Registration by 2025

I. Vietnam: National Housing Fund and Social Housing Policy Enter the "Implementation Phase"