What is the most 'urgent action required' policy information for overseas buyers this week?

The highest priority is two pieces of hard information that 'can directly change transaction and cash flow assumptions':1) Singapore extends the relaxation of occupancy limits for rental units until the end of 2028: If your model relies on co-living density, this can be directly incorporated into the model; simultaneously, check zoning/unit type/approval details.2) Vietnam clearly signals 'curbing speculative tax policies + more prudent real estate credit': If you engage in short-term holding/quick in-and-out strategies, it is recommended to include tax system and credit tightening scenarios in stress tests; if you focus on long-term holding for rental, shift emphasis to demand fundamentals and vacancy risk identification.

There is a lot of information about Japan this week; what is the most crucial 'pre-purchase preparation'?

In one sentence: Japan is advancing real estate regulation from 'checking by address' to 'checking by person + making statistics by nationality/status'.It is recommended to prioritize three things:1) Consistency of documents and identity information (passport/residence card/name spelling/address);2) Materials explaining the source and path of funds (especially cross-border remittances and corporate structures);3) Asset inventory and organization of materials from inheritance/tax perspectives—because from 2026 onwards, tools like 'proof of real estate holdings list' will become more standardized, making compliance audits smoother and more routine.

AIAIG Overseas Property Investment Weekly: Week 5, 2026 (Part 1) - Latest... - AIAIG - AIAIG

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AIAIG观点

2026年2月2日

AIAIG Overseas Property Investment Weekly: Week 5, 2026 (Part 1) - Latest...

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 regulatory and policy changes in Southeast Asia (Vietnam/Singapore/Thailand/Malaysia/Indonesia, etc.), Japan, and Dubai: Vietnam plans to introduce taxes to curb speculation and signals tighter credit; Singapore extends relaxed occupancy limits for rentals; Dubai DLD strengthens Ejari promotion and rent index usage; Japan expands foreign buyer reporting, collects nationality info, and introduces a new property ownership list system; Malaysia heats up discussions on stamp duty and tax reforms for foreign buyers; Indonesia continues/upgrades VAT incentives for home purchases. Suitable as an information base for this week's 'compliance and pre-transaction checks'.

AIAIG Overseas Property Investment Weekly: Week 5, 2026 (Part 1) - Latest...

This Week's Guide: Regulation Advances Simultaneously on Three Fronts: 'Supplementing Data + Curbing Speculation + Ensuring Rental Stability'

This week, the information density from Japan is high, and it is recommended to understand it along three lines:

A) Expansion of the "declaration obligation" for foreign purchases of real estate (from investment purposes to covering residential purchases):

The Ministry of Finance has indicated that it will expand the rules/declaration scope for foreign purchases of real estate to more comprehensively grasp the situation of foreign participation in the real estate market.
AIAIG perspective: This is a typical case of "first datafication, then differentiation." In the short term, it does not equate to a purchase ban, but it will make document preparation more upfront, and the statistical and public opinion pressure in hotspot areas will become more quantifiable.

B) Collection of nationality information during registration/application processes (the policy was widely reported in 2025-12, with implementation in the 2026 fiscal year):

Multiple media outlets and news agencies have reported that Japan will require the provision of nationality information when handling real estate-related registration/application processes (and emphasized that the information may be used as internal government system data, not necessarily publicly displayed in the externally visible parts of the registry).
AIAIG perspective: For compliant investors, the incremental complexity in the process is usually not significant; the real change is that "foreign/ specific nationality buyers" are moving from statistical blind spots to being trackable.

C) New system for "proof of real estate holdings list" (effective from 2026-02-02):

The Japanese Ministry of Justice has introduced a system that allows for querying/proving registered real estate holdings by "person" rather than by "address," enabling the issuance of proof documents listing one's real estate holdings.
This is crucial for inheritance, asset inventory, compliance audits, and cross-border family asset management: in the future, when providing asset proof or handling inheritance and tax matters, the tools will become more standardized.

D) Broader trend of stricter economic security reviews:

Japan also plans to revise laws related to foreign investment reviews, granting stronger retrospective disposal powers in situations involving economic security risks.
AIAIG perspective: For "sensitive assets/sensitive areas" and real estate with "infrastructure attributes" (such as data centers, port surroundings, and key facility surroundings), it is necessary to increase the risk weighting.

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AIAIG Overseas Property Investment Weekly: Week 5, 2026 (Part 1) - Latest...

This Week's Guide: Regulation Advances Simultaneously on Three Fronts: 'Supplementing Data + Curbing Speculation + Ensuring Rental Stability'

I. Vietnam: Plans to Introduce Tax Policies to Curb Property Speculation + Signals of Tightening Credit Strengthen (Prices and Vacancy Rates Highlighted)

II. Singapore: Extends Relaxation of Rental Occupancy Cap to End of 2028 (Rental Stability Priority)

Three, Dubai: DLD Strengthens Ejari Advocacy + Rent Index Tool Continues to Be the Core Referee in "Rent Increase Disputes"

IV. Japan: Expansion of Foreign Investment Property Purchase Declarations, Collection of Nationality Information, and Launch of the "Real Estate Ownership List Certificate" System

Five, Malaysia: Signals of Tax and Stamp Duty Management Reform for Foreign Buyers (Cost Side Needs Recalculation)

Six, Indonesia: 2026 Home Purchase VAT Incentive (Government Covers VAT) Continues to Stimulate New Home Transactions

Seven, Thailand: LTV Relaxation Window Still Open + Exchange Rate and Capital Flow Factors More "Sensitive" for Foreign Buyers