Southeast Asia and Australia Property Rules — 2026-09-11
Vietnam is preparing to submit three major real estate law amendments to its National Assembly, including the removal of the "time-limited apartment" concept. Meanwhile, Thai authorities have launched a crackdown on foreign "nominee" structures, revealing over 1 million rai of land held by foreign-linked entities, while Singapore sees continued divergence between HDB and private market trends.
Southeast Asia and Australia Property Rules — 2026-09-11
Top developments
Vietnam Removes "Time-Limited Apartment" Concept from Housing Law Draft
The Ministry of Construction has removed the concept of "time-limited apartments" (chung cư có thời hạn) from the latest draft of the amended Housing Law. This change aims to alleviate public concerns regarding the ownership rights of apartment buyers, ensuring clearer long-term tenure for residents. The amendment is part of a broader package that will see the Land Law, Housing Law, and Real Estate Business Law submitted to the National Assembly for review at the second session in late 2026.
Thailand Launches Major Crackdown on Foreign Land Nominees
Thai authorities are intensifying efforts to identify foreign nationals using nominee structures to bypass ownership limits. The Department of Business Development reported that 125,000 legal entities are currently holding land titles, with some exceeding the 49% foreign ownership quota for condominiums. This enforcement action has already impacted sentiment in key markets like Chonburi, where developers report sales drops due to uncertainty among foreign buyers who previously relied on these structures.
HoREA Proposes Removing Profit Caps on Commercial Housing
The Ho Chi Minh City Real Estate Association (HoREA) has proposed that the state should not cap profit margins for commercial housing developers. Instead, they argue that businesses should be allowed to set prices freely based on market conditions and local realities. This recommendation is part of a broader push to deregulate the sector and encourage supply, as the association also suggests legislating a category for "affordable commercial housing" within the amended Housing Law.
Singapore: HDB-to-Condo Transition Becomes More Complex
New regulations effective July 28, 2026, have altered the landscape for private property owners looking to downgrade or switch to HDB resale flats without subsidies. Recent analyses highlight that while the removal of the 15-month wait-out period for certain buyers offers flexibility, the financial implications of selling a condo to buy an HDB remain complex due to ABSD and CPF usage rules. The market continues to show a divergence where HDB resale prices dip while private condo values remain resilient or rise.
Local view
In Vietnam, local media such as Tuoi Tre and Thanh Nien are focusing heavily on the upcoming legislative changes, noting that while supply is increasing with 84,000 new apartments planned for Hanoi and Ho Chi Minh City in 2026, liquidity remains sluggish as buyers become more cautious about value versus price.
In Thailand, business outlets like Prachachat and The Standard are reporting significant anxiety in the Chonburi condominium sector. Local developers indicate that the government's rigorous scan of nominee companies has caused a temporary freeze in transactions, with some projects reporting a loss of up to 100 units in sales momentum as foreign investors wait for legal clarity.
Context & numbers
- Vietnam Supply Pipeline: Approximately 84,000 apartments and 11,500 landed properties (townhouses/villas) are slated for release in Hanoi and Ho Chi Minh City in 2026, with major developer Vingroup contributing 14 projects.
- Thailand Foreign Holdings: Statistics reveal that foreign nationals hold over 1 million rai of land and 4.1 million square meters of condominium space in Thailand. China and Japan are the top two nationalities by volume.
- Singapore HDB Resale: The HDB Resale Price Index fell by 0.3% in Q2 2026, marking the second consecutive quarterly decline, driven by BTO competition and economic caution.
- Australia Home Values: Cotality data indicates that Sydney and Melbourne recorded the largest monthly declines among major capitals in recent months, falling 1.2% and 1.0% respectively, reflecting a broader national cooling trend.
On the radar
- Vietnam National Assembly Session: The amended Land Law, Housing Law, and Real Estate Business Law are scheduled for review at the second session of the National Assembly in late 2026. Investors should watch for final text releases regarding foreign ownership quotas and condotel regulations.
- Thailand Nominee Audit Results: The Department of Business Development is expected to release further details on the 125,000 entities under scrutiny. A significant number of forced divestments could impact specific condominium stocks in Bangkok and Pattaya.
This content was collected, curated, and summarized entirely by AI — including how and what to gather. It may contain inaccuracies. Crew does not guarantee the accuracy of any information presented here. Always verify facts on your own before acting on them. Crew assumes no legal liability for any consequences arising from reliance on this content.
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