RESIDENTIAL AND ALTERNATIVE INVESTMENTS · STAMP DUTY · SUCCESSION · LIQUIDITY
Europe and Asia Pacific real estates
Arcadia Consulting Vietnam prioritizes assets where demand is repeatable and explainable: urban apartments in genuine life corridors, leisure homes that operate with resilience, and branded residences matched by confident price to experience discipline.
SOURCING
We shortlist developments matched to your budget, target growth and return ambition.
DUE DILIGENCE
We dissect foreign ownership structures, tenure availability, tax exposure, currency considerations, yield analysis and capital data.
PURCHASE EXECUTION
We coordinate developers, solicitors, bankers, local counsel, site inspections and filings.
PROPERTY MANAGEMENT
We connect you with licensed partners for tenant sourcing, maintenance, rental collection, compliance reporting with ease.
EXIT AND RESALE
We advise on market timing, coordinate buyer sourcing and manage the disposal process.
FAMILY DECISION ADVISORY
We consult families privately for a single sequence of education, mobility, property and succession.
ASIA PACIFIC PROPERTIES
Vietnam
VIETNAM IS A GROWTH COUNTRY.
The market is healthier than the cynics say and tenser than the brochures admit. Choose one with credible cash flow stamina, project focus and solid political operational competence to trust.
- Macro backdrop: 2025 GDP +8.02%; nominal GDP ~USD 514bn; GDP per capita ~USD 5,026. Total trade exceeded USD 930 billion with a surplus ~USD 20 billion; disbursed FDI was ~USD 27.62 billion, the highest in five years.
- Household cost pressure is more alarming than the headline CPI suggests: 2025 CPI +3.31%; housing/ electricity/ water/ fuel/ construction +6.08%.
- Money conditions: 2026 credit growth target 15% versus less generously 19.1% in 2025.
- Nation supply reopened: was up 50% in 2025, the fastest pace in seven years. Transaction volume exceeded 579,700 successful deals, ~107.7% of 2024. Ministry of Construction’s 2025 assessment counted 3,297 active projects worth ~VND 7.42 quadrillion, covering 5.9 million residential units.
- Upward pricing: apartments were up 20% to 30% in 2025; some areas recorded gains above 40%.
- Certain visible distress: cut-loss pockets ~VND 100m-300m per unit; some secondary exits VND 300m-500m below contract.
- Investment-heavy buyer mix: more than 75% of 2025 housing transactions came from second-home-or-more buyers; ~10% were short-term leveraged investors. Liquidity is selective as Hanoi consignment volume up about 25%; brokers say “10 sellers, 1 buyer.”
- Refinancing stress can leak into asset sales even if published asking prices stay brave: real estate bond repayment pressure is heavy in 2026-2028.
- Southern mega region: Ho Chi Minh City is preparing a heavy infrastructure sequence around the Long Thanh axis. The city is pushing to break ground on the Ben Thanh-Thu Thiem metro section before 20 April 2026, while accelerating related rail links toward Long Thanh. Six metro lines or sections totaling ~187 km with rough investment of ~USD 17 billion before 2030 are on the way.
- Administrative shift: Vietnam now has 34 provincial-level units; Ho Chi Minh City approved merger framework with Binh Duong and Ba Ria-Vung Tau. That changes planning, land and demand conversations.
ASIA PACIFIC PROPERTIES
Bangkok Thailand
BANGKOK STAYS LIVABLE AND INVESTABLE.
It can serve wealth that wants optionality, lifestyle use and regional familiarity. Rental depth, competent management and a buyer pool that still exists when sentiment cools are priorities moving forward instead of headline pricing.
- Feb 2026 asking snapshots: condos ~USD 4,501/m2; townhouses ~USD 1,060/m2; houses ~USD 2,086/m2.
- BOT Property Residential Price Index Jan 2026: all residential 170.2; detached 140.7; townhouse 174.1; condo 205.2.
- 2025 pipeline signals: Q3 2025 land allocation permits 5,560 (-52.2% YoY); launches 8,552 (-26.8% YoY); completions 21,302 (-9.0% YoY).
- Transfer softening: Q3 2025 transfers 39,517 units (-12.8% YoY), value THB 129,418m (-16.4% YoY).
- Secondary swelling: Q4 2025 nationwide second-hand listings 226,278 (+29.8% YoY), listing value THB 1,200,372m (+54.7% YoY).
- Policy support: 0.01% transfer and mortgage registration fees for eligible Thai nationals up to THB 7m until 30 Jun 2026; temporary LTV easing also runs to 30 Jun 2026.
THE ASPEN TREE OPERATED BY BAYCREST
Geriatric residential living community within The Forestias masterplan, Eastern Bangkok. The Aspen Tree Health & Brain Center focuses on aging, brain health and longevity. Now ready to move in.
THE RESIDENCES 38
Iconic residences and ready to move in, above La Clef Bangkok by the Crest Collection in Thonglor. Exclusive services by curated Michelin-starred chefs and La Clef Bangkok by the Crest Collection.
MULBERRY GROVE THE FORESTIAS VILLAS
Interconnected cluster-style homes for big families within The Forestias masterplan, Eastern Bangkok. Minutes from Happitat, Mega Bangna, the future Bangkok Mall and Suvarnabhumi Airport.
ASIA PACIFIC PROPERTIES
Niseko Japan
NISEKO CARRIES PRESTIGE, FAMILY-USE VALUE AND STATUS.
Permitted, infrastructure-ready sites deserve a premium. Buy if the compliance path, the asset, the management model, and the snow-risk assumptions are efficient beyond its glamor.
HOTEL101 NISEKO
482 HappyRooms offering comfort, convenience and accessibility to all types of travelers. Investors receive 30% share of gross room revenues of the hotel (excluding taxes) per month, regardless of whether their unit was used or not.
- Local scarcity: Kutchan’s average public land price rose from JPY 11,175/m2 in 2015 to JPY 107,125/m2 in 2025, estimated +859% total and ~25.4% CAGR.
- Core resort land is on a different planet from ordinary Hokkaido land: Hirafu 5-chome land point rose from JPY 38,000/m2 in 2017 to JPY 181,000/m2 in 2025, ~+376%.
- Outstanding transaction: Ministry of Land, Infrastructure, Transport and Tourism’s Niseko reported average realized ~JPY 336,696/m2, and average sale price ~JPY 47.0m.
- Tourism remains the demand engine: JNTO reported 3,597,500 international visitors in Jan 2026.
- Yield dispersion: MLIT-derived Niseko yield set: average gross yield ~10.3%, median ~8.5%, outliers up to ~26%. Asset type matter more here than in a normal city market.
- Gross yield talk in Niseko is quite optimistic: a conservative short-stay model often needs 30%-45% expense ratios.
- Pipeline caution: regional starts can jump, but local resort supply is still constrained by permitting and terrain realities. Hokkaido Jan 2026 housing starts 1,596 (+58.5% YoY); local Kutchan permitting already shows layered regulation and consultation friction.
- Cross-border rules: Japan is open to foreign ownership. FEFTA post-transaction filing within 20 days; buyer withholding 10.21% when seller is non-resident; rent paid to a non-resident can trigger 20.42% withholding.
ASIA PACIFIC PROPERTIES
Singapore
CAPITAL BEHAVES IN SINGAPORE.
Singapore keeps the system credible while remaining investable. It does not please foreign buyers who mistake safety for upside.
- Prices are still high, but the broad acceleration phase has cooled: URA private residential price index +0.6% QoQ in 4Q 2025; +3.3% for 2025.
- Rents have started to ease: URA private rental index -0.5% QoQ in 4Q 2025; +1.9% for 2025.
- Segment split: Landed +3.4% QoQ in 4Q 2025; non-landed -0.2% QoQ.
- Private supply: ~8,000 private units completed in 2025; pipeline ~56,686-57,000 units, including 6,955 in 2026, 10,021 in 2027, 10,701 in 2028.
- Public housing’s new supply continues to matter: HDB resale prices flat in 4Q 2025 and up 2.9% for 2025; Feb 2026 launch plans ~4,600 BTO and 3,000 SBF flats.
- Speculative and foreign marginal demand is taxed hard: BSD top marginal 6%; ABSD 60% for foreigners and 65% for entities; SSD tightened in Jul 2025 to a 4-year hold.
- Demand support: 2025 visitor arrivals 16.9m; Jan-Sep 2025 tourism receipts S$23.9bn; tax-incentivized single family offices rose from 400 to over 2,000 between end of 2020-2024.
ASIA PACIFIC PROPERTIES
Australia
- PropTrack Feb 2026 median dwelling values in capital cities: Sydney A$1.255m; Melbourne A$854k; Brisbane A$1.046m; Adelaide A$929k; Perth A$987k; Hobart A$718k; Darwin A$598k; Canberra A$874k.
- Cotality as of 28 Feb 2026: Sydney A$1.296m; Melbourne A$826k; Brisbane A$1.081m; Adelaide A$923k; Perth A$989k; Hobart A$729k; Darwin A$602k; Canberra A$903k.
- Australia’s growth in 2026 is plainly multi-speed: PropTrack/Cotality annual change shows Sydney ~6%; Melbourne ~3%-5%; Brisbane ~16%-17%; Adelaide ~11%-15%; Perth ~20%-22%; Darwin ~16%-19%.
- The expensive cities still rely more on capital growth than carry: Cotality gross yields show Sydney 3.0%; Melbourne 3.7%; Brisbane 3.3%; Adelaide 3.5%; Perth 3.8%; Hobart 4.3%; Darwin 6.1%; Canberra 4.1%.
- Credit capacity remains an active restraint, especially for leveraged marginal buyers: RBA cash rate target 4.10% in Mar 2026; APRA DTI cap effective 1 Feb 2026 limits ADIs so no more than 20% of new lending is at DTI 6 or higher.
- Structural supply deficit: Housing Accord target 1.2m homes over five years from 1 Jul 2024; The National Housing Supply and Affordability Council quantified 2024 underlying demand ~223,000 versus net additions ~155,000.
- Rent pressure: Australian Institute of Health and Welfare reported median advertised rents rose ~48% nationally over 10 years to Mar 2025, with the strongest house-rent increases noted in Hobart, Adelaide and Perth.
- Foreign buyer drag: for Victoria, federal restriction is flagged on established dwellings (Apr 2025-Mar 2027) plus Victoria’s Foreign Purchaser Additional Duty (FPAD) 8%, absentee owner surcharge 4%, and the Vacant Residential Land Tax (VRLT) regime. Engineer optionality through rentability, not vacancy.
- The binding constraint is delivery capacity: labor, approvals, infrastructure sequencing beyond “zoning on paper”. Foreign buyers may expect compliance tightening to continue.
AUSTRALIA REMAINS EFFICIENT FOR LEGACY PLANNING.
Its long support is housing shortage. Its immediate restraint is finance discipline. Those two forces can coexist for longer than many investors expect.
TRIELLE · MELBOURNE
Located in Mirvac’s award winning Yarra’s Edge precinct in Docklands. Trielle offers north facing apartments with hotel inspired interiors, world class amenities and a vision of elevated city life.
EUROPE PROPERTIES
London England
WHITE CITY LIVING
Next door to Westfield London, Europe’s largest shopping center. Gateway to Imperial College London’s new 23-acre campus. Moments from Notting Hill, Holland Park and Kensington.
DAMAC TOWER NINE ELMS
Rising 50 storeys and ready to move in, the ultra modern DAMAC Tower stands out as a new icon on the London city skyline. Finished to the highest standards with special ‘winter gardens’.
LONDON IS A SERIES CITY FOR SERIOUS CAPITAL.
When the buyer values rule of law, education and succession comfort. London still feels culturally legible and politically important, provided the buyer knows the bill is part of the address.
- ONS’s Dec 2025: London average sold price ~GBP 551k.
- Prime central London has not been rescued by reputation yet: annual price change in Dec 2025: Westminster -14.8%; Camden -11.1%; Kensington & Chelsea -11.5%.
- Current market temperature is softer than the prestige narrative: Rightmove’s average asking price for Mar 2026: GBP 680,987, 0.0% MoM and -2.1% YoY.
- Houses and flats have been very different investments between decades: Jun 2015 to Dec 2025: all property ~+31% (~2.6% CAGR); flats/maisonettes ~+15% (~1.3% CAGR); detached ~+47%; terraced ~+48%.
- Borough split: Westminster ~GBP 880k and 4.3% gross yield; Camden ~GBP 784k and 4.0%; Greenwich ~GBP 475k and 4.9%; Croydon ~GBP 402k and 4.6%; Barking & Dagenham ~GBP 354k and 5.7%.
- Yield reality: gross yields often ~4%-6%, but net yield often compresses to ~2%-4% once vacancy, management and capex are reserved properly.
- Delivery remains weak relative to the city’s needs: England delivered 208,600 net additional dwellings in 2024-25, down 6% YoY; London affordable completions in 2024-25 were 13,354; Mayor starts to Mar 2025 were 5,188 and short of target.
- London taxes property ownership and dealing heavily, especially for extra homes and non-residents: from Apr 2025 SDLT standard bands run up to 12% above GBP 1.5m; HRAD for additional dwellings is 5%, 7%, 10%, 15%, 17%; non-UK resident surcharge adds 2%; CGT from 6 Apr 2025 is 18% / 24% with GBP 3,000 annual exempt amount.
NAVIGATE FOREIGN PROPERTY PURCHASE FOR RETURNS AND LEGACY PLANNINGS
Market insights
— Data‑driven real estate updates from new launches to market-moving regulations
— Forward‑looking opinions that do not sit on the fence
— Stories at the edge of property by cities, neighborhoods, infrastructure, tax rules, rituals and quality of life
Established and headquartered in Singapore, Arcadia Consulting brings together senior practitioners from residential brokerage, capital markets, investment banking, architecture and professional consultancy spanning Singapore, Thailand, Malaysia, China, Vietnam and the United Kingdom. We advise private clients, families and selected investors who consider real estate within the broader approach of capital preservation, lifestyle planning and intergenerational continuity.
Arcadia Consulting is shaped by principles long associated with Singapore: clarity in judgment, rigor in diligence, precision in structuring, and restraint in capital deployment. Our advice requires not only technical judgment but also discretion, patience and respect for how wealth is held and carried forward across generations.
ARCADIA CONSULTING VIETNAM
17 Ngo Quyen Street, Trang Tien Ward, Hoan Kiem District, Hanoi
ARCADIA CONSULTING SINGAPORE
10 Anson Road, #10-11, International Plaza, Singapore
ARCADIA CONSULTING THAILAND
17 Soi Thawi Watthana-Kanchanapisek 2 Thawi Watthana, Bangkok
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