Why doesn't the trends section directly write 'clear investment strategies'?

Because the most reusable value of the weekly newsletter lies in linking verifiable information into a chain of judgment, rather than giving everyone the same set of conclusions. Truly actionable steps come from: whether you can continuously adjust your holding period, cash flow expectations, and exit paths based on taxes, credit, rental rules, and registration traceability.

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2026年1月25日

AIAIG Overseas Property Investment Weekly: 2026 Week 4 (Part 2): Global Price...

Q: If I only spend minimal time tracking trends, which three should I remember this week?

Three are enough:1) Vietnam: Whether the anti-speculation tax system moves from 'direction' to 'detailed rules', and whether credit risk controls for real estate continue to tighten.2) Singapore: Whether rental pressure has substantially eased (extended relaxations indicate pressure remains), and watch for conditions that might lead to a return to stricter standards.3) Dubai: The enforcement strength of Ejari compliance and rental index tools (which most significantly impacts cash flow feasibility).

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.

1. Trend Analysis Method: Connecting Price, Rent, and Policy with "Verifiable Information"

AIAIG's Trend Analysis does not provide a 'unified buy or sell conclusion', but only does three things:

Clearly present verifiable information (price direction, leasing rules, credit and tax system signals).
Place this information within an institutional framework (tax, credit, leasing compliance, registration traceability).
Provide reusable tracking clues (what to continue watching next week for effective tracking).

The most important trend this week is: ==Market pricing power is shifting from sentiment to rules and cash flow executability==.

II. Southeast Asia | Vietnam: High Growth Narrative Meets Anti-Speculation Expectations, Price Variable Shifts from "Heat" to "Policy Path"

This week's trend assessment for Vietnam must simultaneously consider both the 'price side' and the 'policy side'.

(1) Price side: Public reports provide a significant range of price increases over the past year

Reports mention: Over the past year, apartment prices have risen by approximately 20%–30%, and land-based products have increased by about 20%–25% (with significant variations across different cities and products).

(2) Policy side: Anti-speculation tax system expectations become a new price variable

When the government publicly discusses using tax systems to curb speculation, while emphasizing strengthened credit controls in high-risk areas such as real estate, the market is more likely to experience structural differentiation:
• Assets supported by genuine residential/rental demand are more resilient to volatility;
• Assets reliant on short-term price increases and hoarding are more susceptible to having their return curves reshaped by policy tools.

(3) Three key points to continue tracking next week (more important than 'guessing price movements')

If the tax system is implemented, whether it will differentiate based on short-term resales, multiple property holdings, and vacancies.
Whether the credit side will continue tightening risk exposure to real estate.
Whether the pace of social housing and supply-side policy advancement will accelerate, altering supply-demand expectations.

AIAIG perspective: Vietnam is in a 'high-volatility window'. Trend assessment should shift from 'price increases' to 'how rule changes affect cash flow and exit strategies'.

Source: Reuters｜Vietnam's Price Surge, Vacancy Narrative, and Anti-Speculation Tax System Signals (2026-01-14)

Source: Reuters｜Vietnam Credit More Cautious and Real Estate Risk Control (2026-01-12)

III. Southeast Asia | Singapore: The 'Extension Line' of Rental Pressure Persists, Rental Certainty Takes Priority Over Price Fluctuations

The trend in Singapore this week is not recommended to use 'housing price fluctuations' as the core, but rather to grasp the policy signals on the rental side.

(1) The meaning of extending to 2028

The temporary relaxation of the maximum occupancy limit for rentals extended to the end of 2028 typically means that regulators judge that rental demand pressure has not been fully alleviated.

(2) The significance for trend judgment

Stable rental rules → more stable cash flow expectations → increased attractiveness for long-term holding of quality assets.

(3) What to continue tracking next week

Monitor the completion of supply and changes in rental demand (official data and statements) to determine whether rental pressure has substantially eased and whether conditions exist for future withdrawal of the relaxation.

AIAIG Perspective: Singapore is often misinterpreted as 'only looking at housing prices.' In reality, its policy stability often manifests first on the rental side. The rise in rental certainty is the trend variable that long-term holders truly care about.

Source: HDB｜Extension of rental occupancy cap relaxation until 2028 (2026-01-16)

Four, Middle East | Dubai: Rental Trends Calculable Within "Regulatory Framework", Rising Compliance Rates Make Cash Flow More Executable

The trending keyword in Dubai this week is 'regulated pricing'.

(1) Why rental trends are becoming more calculable

DLD promotes Ejari awareness, essentially increasing the entire market's understanding of the rental process and compliance points, thereby raising the compliance rate.
A higher compliance rate will make the rental market more institutionalized: renewals, rent increases, notifications, and dispute resolution rely more on rules rather than verbal market conditions.

(2) The significance of the Rental Index

The official rental index tool makes rent increase boundaries more queryable and citable.
For cash flow investors, this means: incorporating 'rent increase potential under index constraints' into expectations and treating Ejari registration as a hard prerequisite for cash flow.

(3) What to continue tracking next week

Focus on updates to the official rental index tool and the efficiency of rental dispute resolution (which has the greatest impact on cash flow realization).

AIAIG perspective: For Dubai's upward trend to be sustainable, it must be based on 'enforceable rules + available data'. This week's actions have strengthened this premise.

Source: Dubai Land Department | Official press release for the Ejari awareness campaign (2026-01-06)

Tool: DLD Rental Index | Official Rent Index / Rent Increase Inquiry Portal

Five, Japan: The Trend is Not in Short-Term Fluctuations, but in "Transparency and Traceability" Becoming the New Normal

Japan's trend assessment this week is not recommended to use 'how much housing prices rise' as the core, but rather to grasp the long-term impact of institutional infrastructure upgrades.

(1) Real Estate List Certificate System (effective from 2026-02-02)

Right holders can obtain a list certificate of registered real estate under their name, reducing friction in asset inventory and inheritance registration, and enhancing the usability of the registration system.

(2) Trend implications for overseas buyers

Short-term: Documentation and registration processes become more standardized.
Medium to long-term: Real estate information becomes more traceable and statistically accessible, making future policies more likely to be managed with refined tools based on region, purpose, and ownership structure.

(3) What to continue tracking next week

Monitor subsequent institutional actions regarding Japan's registration information and data governance (such as whether document requirements are increased or information collection scope is expanded).

AIAIG Perspective: Japan's trend is digital governance. For overseas buyers, the risk is not a sudden purchase ban, but rules becoming increasingly standardized, traceable, and statistically manageable, where compliance and document preparation capabilities will become part of the transaction experience.

Source: Ministry of Justice, Japan (PDF) | Explanation of the Real Estate Registration Certificate System (Effective from 2026-02-02)

Six, This Week's "Trend Judgment Checklist": What Should You Continue to Track Next Week to Be Effective?

Question

If I only spend minimal time tracking trends, which three should I remember this week?

AIAIGAnswer

Three are enough:

1) Vietnam: Whether the anti-speculation tax system moves from 'direction' to 'detailed rules', and whether credit risk controls for real estate continue to tighten.
2) Singapore: Whether rental pressure has substantially eased (extended relaxations indicate pressure remains), and watch for conditions that might lead to a return to stricter standards.
3) Dubai: The enforcement strength of Ejari compliance and rental index tools (which most significantly impacts cash flow feasibility).

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AIAIG Opinion2026年1月25日

AIAIG Overseas Property Investment Weekly: 2026 Week 4 (Part 1) - Latest Real...

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AIAIG Overseas Property Investment Weekly: 2026 Week 4 (Part 2): Global Price...

1. Trend Analysis Method: Connecting Price, Rent, and Policy with "Verifiable Information"

II. Southeast Asia | Vietnam: High Growth Narrative Meets Anti-Speculation Expectations, Price Variable Shifts from "Heat" to "Policy Path"

III. Southeast Asia | Singapore: The 'Extension Line' of Rental Pressure Persists, Rental Certainty Takes Priority Over Price Fluctuations

Four, Middle East | Dubai: Rental Trends Calculable Within "Regulatory Framework", Rising Compliance Rates Make Cash Flow More Executable

Five, Japan: The Trend is Not in Short-Term Fluctuations, but in "Transparency and Traceability" Becoming the New Normal

Six, This Week's "Trend Judgment Checklist": What Should You Continue to Track Next Week to Be Effective?

延伸阅读

AIAIG Overseas Property Investment Weekly: 2026 Week 4 (Part 1) - Latest Real...