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, transparent legal system, and consistent appreciation. 5 FTA countries (USA, Iceland, Liechtenstein, Norway, Switzerland) are ABSD-exempt — paying same rates as Singapore citizens.
Explore SG Properties →SGD 1.88MMedian Condo3.4%Gross Yield -
Malaysia
Attractive for value investors and MM2H visa seekers. KLCC and Mont Kiara remain hotspots. Excellent rental demand from KL expats. Flat 8% stamp duty for foreigners (Budget 2026, effective 1 Jan 2026) — doubled from the previous 4% rate.
Explore MY Properties →RM 1.45MAvg KLCC Condo5.0%Gross Yield -
Japan
100% foreign freehold ownership — no residency required. Tokyo’s central wards remain robust. FEFTA (Foreign Exchange and Foreign Trade Act) reporting via Form 22 is required for non-resident acquisitions, with mandatory nationality disclosure on title registration.
Explore JP Properties →¥54.6MTokyo Avg Resale3.6%Gross Yield -
Indonesia
Bali leads with luxury villas — short-term gross yields commonly 10–15% (prime areas up to 18%). Foreigners hold via Hak Pakai (Right to Use) — 30-yr grant + 20-yr extension + 30-yr renewal = 80 yrs total (PP 18/2021). Provincial minimum prices apply (e.g. Bali IDR 2–5B).
Explore ID Properties →~$280KAvg Bali Villa10–15%Gross Yield (S-T) -
Australia
Sydney and Melbourne attract Asian investors. Strong legal protection. Temporary ban on foreign purchase of established homes (1 Apr 2025 – 30 Jun 2029) — only new dwellings & vacant land allowed. FIRB approval mandatory. SIV (188C) closed July 2024.
Explore AU Properties →A$920KSydney Avg Unit4.5%Gross Yield -
Vietnam
Fastest capital growth in the region — HCMC +24% YoY price (JLL Q4 2025, prime/luxury segment). New Housing Law 2023 + Land Law 2024 + Decree 95/2024 (eff. 1 Aug 2024) clarified rules: 30% foreign quota per condo block, 250 houses per ward-equivalent (10,000 pop). 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 |
- 🇸🇬 Singapore FTA-eligible nationalities (treated as Singapore Citizens for ABSD): 🇺🇸 USA (nationals only — not green-card holders); 🇮🇸 Iceland, 🇱🇮 Liechtenstein, 🇳🇴 Norway, 🇨🇭 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. 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. Mandatory nationality disclosure now applies at title registration.
- 🇮🇩 Indonesia 10–15% reflects gross short-term (Bali villa) yields in prime areas such as Canggu and Seminyak. Long-term residential yields are typically 4–7%.
- 🇦🇺 Australia temporary ban on foreign purchase of established (resale) dwellings: 1 April 2025 – 30 June 2029. Only new dwellings, off-the-plan, or vacant land are allowed. NSW surcharges 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. The National Innovation Visa (subclass 858) replaced it — permanent, by invitation only.
- 🇲🇾 Malaysia foreign-buyer stamp duty doubled from 4% to a flat 8% effective 1 January 2026 under Budget 2026 (tabled 10 Oct 2025). Malaysian PRs continue to pay the tiered citizen rates (1–4%).
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