Explore Property Markets
Across Asia-Pacific
Deep dive into market trends, pricing intelligence, rental yields, and foreign ownership rules across Singapore, Malaysia, Japan, Indonesia, Australia, and Vietnam.
6 Dynamic Markets
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Singapore
Asia's premium property market, with world-class infrastructure, a transparent legal system, and consistent appreciation. Notably, 5 FTA countries (USA, Iceland, Liechtenstein, Norway, Switzerland) are ABSD-exempt, paying the same rates as Singapore citizens.
Explore SG Properties →SGD 1.88MMedian Condo3.4%Gross Yield -
Malaysia
Malaysia is attractive for value investors and MM2H visa seekers alike. KLCC and Mont Kiara, in particular, remain hotspots, with excellent rental demand from KL expats. However, a flat 8% stamp duty for foreigners (Budget 2026, effective 1 Jan 2026) has now doubled from the previous 4% rate.
Explore MY Properties →RM 1.45MAvg KLCC Condo5.0%Gross Yield -
Japan
Japan offers 100% foreign freehold ownership, with no residency required. Tokyo's central wards, in particular, remain robust. That said, FEFTA (Foreign Exchange and Foreign Trade Act) reporting via Form 22 is required for non-resident acquisitions, along with mandatory nationality disclosure on title registration.
Explore JP Properties →¥54.6MTokyo Avg Resale3.6%Gross Yield -
Indonesia
Bali leads the market with luxury villas — short-term gross yields commonly reach 10–15%, and up to 18% in prime areas. Foreigners, meanwhile, hold via Hak Pakai (Right to Use): a 30-yr grant plus a 20-yr extension plus a 30-yr renewal, totalling 80 yrs (PP 18/2021). Provincial minimum prices also apply, for example Bali's IDR 2–5B threshold.
Explore ID Properties →~$280KAvg Bali Villa10–15%Gross Yield (S-T) -
Australia
Sydney and Melbourne continue to attract Asian investors, backed by strong legal protection. Currently, however, a temporary ban on foreign purchase of established homes (1 Apr 2025 – 30 Jun 2029) means only new dwellings and vacant land are allowed. FIRB approval is mandatory, and the SIV (188C) visa closed in July 2024.
Explore AU Properties →A$920KSydney Avg Unit4.5%Gross Yield -
Vietnam
Vietnam shows the fastest capital growth in the region, with HCMC posting +24% YoY price growth (JLL Q4 2025, prime/luxury segment). Meanwhile, the new Housing Law 2023 + Land Law 2024 + Decree 95/2024 (effective 1 Aug 2024) clarified the rules: a 30% foreign quota per condo block, and 250 houses per ward-equivalent of 10,000 people. As a result, foreign buyers get a 50-year ownership term (registered Pink Book title on leasehold land), renewable once.
Explore VN Properties →$4,057/m²HCMC Prime Avg4.0%Gross Yield
Quick Reference Table
| Market | Foreign Ownership | Visa / PR Path | Gross Yield | Risk Level | Best For |
|---|---|---|---|---|---|
| 🇸🇬 Singapore | Condo: Yes / Landed: SLA approval 60% ABSD; 5 FTA-eligible nationalities exempt¹ | GIP / EntrePass | 3.4% | Low | Capital Protection |
| 🇲🇾 Malaysia | Open above min. price RM 1M–2M+ (state-dependent); 8% foreign stamp duty since 1 Jan 2026⁷ | MM2H Visa² | 5.0% | Medium | Value Investing |
| 🇯🇵 Japan | 100% Freehold FEFTA Form 22 required for non-residents³ | Business Manager Visa No property-based visa | 3.6% | Low | Long-term Hold |
| 🇮🇩 Indonesia | Hak Pakai (RTU) 30-yr grant + 20-yr extension + 30-yr renewal = 80 yrs total (PP 18/2021) | Second Home / KITAS | 10–15% S-T4 | Medium-High | Yield Seeking |
| 🇦🇺 Australia | Restricted⁵ New dwellings only (until 30 Jun 2029); FIRB required | National Innovation Visa⁶ By invitation only | 4.5% | Low | Stability |
| 🇻🇳 Vietnam | 30% condo quota / 250 houses per ward 50-yr registered Pink Book title on state leasehold land — not a rental lease. Renewable once for 50 yrs (max 100 yrs total). | Investment / Business Visa | 4.0% | Medium-High | Capital Growth |
Footnotes and Sources
- 🇸🇬 Singapore FTA-eligible nationalities are treated as Singapore Citizens for ABSD purposes: 🇺🇸 USA (nationals only — not green-card holders); as well as 🇮🇸 Iceland, 🇱🇮 Liechtenstein, 🇳🇴 Norway, and 🇨🇭 Switzerland (nationals and Permanent Residents) under the EFTA-Singapore FTA. Source: IRAS.
- 🇲🇾 MM2H currently operates with 4 tiers — Silver, Gold, Platinum, and SEZ Forest City (Johor) — following the June 2024 MOTAC relaunch. Notably, each tier has its own fixed-deposit and property-purchase minimums.
- 🇯🇵 FEFTA Form 22 (Report of Acquisition of Real Estate) is filed with the Bank of Japan via the Ministry of Finance. In addition, mandatory nationality disclosure now applies at title registration.
- 🇮🇩 Indonesia's 10–15% figure reflects gross short-term (Bali villa) yields in prime areas such as Canggu and Seminyak. By contrast, long-term residential yields are typically 4–7%.
- 🇦🇺 Australia has a temporary ban on foreign purchase of established (resale) dwellings, running 1 April 2025 – 30 June 2029. Only new dwellings, off-the-plan, or vacant land are allowed. Meanwhile, NSW surcharges were raised to 9% (purchaser duty) and 5% p.a. (surcharge land tax), effective 1 Jan 2025.
- 🇦🇺 SIV (subclass 188C) closed 31 July 2024, along with the broader Business Innovation and Investment Program. In its place, the National Innovation Visa (subclass 858) is permanent and by invitation only.
- 🇲🇾 Malaysia's foreign-buyer stamp duty doubled from 4% to a flat 8%, effective 1 January 2026 under Budget 2026 (tabled 10 Oct 2025). Malaysian PRs, however, continue to pay the tiered citizen rates (1–4%).
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