Newsletter

Strata Buyers Need to Look Beyond the ShowroomMalaysia’s strata market remains highly competitive, and buyers can no longer assume that every new launch will deliver strong capital appreciation.As of Q1 2026, Malaysia had more than 52,000 completed but unsold residential and serviced apartment units, with the overhang rising for six consecutive quarters.That makes due diligence increasingly important. One of the first areas buyers should assess is the developer’s track record. The TEDUH portal under KPKT allows buyers to review completion history, active projects, blacklisted companies and sick projects before making a commitment.Choosing a financially stable and proven developer can significantly reduce project and delivery risk. Management and Legal Protection Matter Just as MuchA strata property’s value depends heavily on what happens after handover.Under the Strata Management Act 2013, the Joint Management Body and Management Corporation are responsible for maintaining the building. Buyers, especially in the subsale market, should therefore examine maintenance fee collection rates, sinking fund reserves and overall management quality.Poor management can weaken tenant retention and resale performance, while well-maintained developments are better positioned to preserve long-term value.Legal protection is another important consideration. Buyers of under-construction residential strata properties are protected under the Housing Development (Control and Licensing) Act 1966, including provisions such as Schedule H and Liquidated Ascertained Damages for delayed delivery.The Tribunal for Homebuyer Claims also provides a lower-cost route for legal redress, with filing fees starting from RM10.OutlookWith unsold supply remaining elevated, Malaysia’s strata market is likely to become increasingly quality-driven rather than launch-driven.The stronger opportunities will favour projects backed by credible developers, effective building management and clear legal protection.For buyers and investors, long-term value will depend less on showroom presentation and more on data, management quality and developer credibility.The contents of this article were contributed by Muhazrol Muhammad, GVP, Head of Bumiputera Segment.Download to see insights from other country marketsDownload

Stable OPR Supports Market ConfidenceBank Negara Malaysia kept the Overnight Policy Rate at 2.75% at its 9 July meeting, in line with Juwai IQI’s earlier expectations.Kashif Ansari, Co-Founder and Group CEO of IQI, expects the rate to remain unchanged at the remaining September and November 2026 Monetary Policy Committee meetings.Stable interest rates would provide greater certainty for borrowers and the property sector, particularly as inflation remains relatively contained. Core inflation averaged 2.1% during the first five months of 2026, while Malaysia’s GDP growth is forecast at 4% to 5% for the year.Energy-price stability could also support the wider economy by reducing transport and business costs while helping tourism activity. Property Transactions Remain ResilientMalaysia’s property market has continued to hold up despite an uncertain global environment.Nearly 90,000 property transactions worth RM51.09 billion were completed during the first quarter of 2026.Activity was also notably well distributed across Malaysia. The Northern Region led with 21,864 transactions, representing 24.3% of total activity, followed closely by the Southern Region at 21,578 transactions and the Central Region at 20,765 transactions.This relatively balanced distribution suggests that property demand is not being driven solely by traditional hotspots such as the Klang Valley and Johor.OutlookJuwai IQI expects monetary policy to remain supportive through the end of 2026, provided inflation remains contained and there are no major energy-price shocks.For the property market, a steady OPR would help maintain financing predictability and buyer confidence, while Malaysia’s broad-based economic growth should continue to support transaction activity across multiple regions.The contents of this article were contributed by Dave Platter, Global PR Director.Download to see insights from other country marketsDownload

Foreign Demand Shifts Towards SardiniaItaly’s real estate market is benefiting from strong international demand, with foreign buyers spending €5.5 billion in 2025, the highest level in a decade and 10% above 2024.Increasingly, that demand is moving beyond Italy’s traditional tourist centres towards villages, rural areas and less-crowded coastlines. Sardinia is one of the clearest beneficiaries of this shift.Foreign interest is strongest around Olbia, Alghero and Gallura, which account for nearly 7 in 10 international enquiries on the island. Cagliari is also seeing steady growth.Market fundamentals remain supportive, with transactions up 7.4% in the first half of 2026. Most properties are selling within six months, while limited supply is becoming a bigger constraint than weak demand. Buyers Prioritise Authenticity and LifestyleInternational buyers are showing particular interest in country houses with land, especially the traditional Gallura-style stazzo.The strongest-performing properties typically offer privacy, proximity to the coast, access to Olbia or Alghero airports, and traditional architecture combined with nearby local communities.This combination is creating a clear premium. In 2025, three out of four homes sold by internationally focused agencies went to foreign buyers, with some paying up to 20% above local market prices for properties matching these preferences.Germany currently represents the largest share of completed purchases, followed by the United States, Canada and the United Kingdom. Meanwhile, Asian demand remains largely untapped.OutlookSardinia is well positioned as an emerging international property destination, combining an established global reputation with growing transaction activity and relatively limited Asian participation.For the Juwai IQI network, this creates an early positioning opportunity before Sardinia becomes more widely recognised among Asian buyers.The strongest prospects are likely to remain in authentic, well-connected lifestyle properties offering privacy, coastal access and long-term residential appeal.The contents of this article were contributed by Giulia Mattana, Head of IQI Sardinia Italy.Download to see insights from other country marketsDownload

Terrace Homes Continue Their Upward TrendTerrace house prices across the Klang Valley’s outer suburbs have continued to strengthen in 2026, extending a multi-year growth trend that began in 2020.Among the markets highlighted, Bandar Sri Damansara and Setia Alam recorded some of the most notable appreciation. Double-storey terrace homes in these areas have gained between around 20% and more than 30% in value since 2020.Bandar Sri Damansara has emerged as one of the higher-priced locations in the comparison, with transactions now regularly exceeding US$245,000.The six-year transaction comparison also tracks terrace housing activity across other established Klang Valley locations, including Elmina West, Melawati, Ampang and Puchong, illustrating how price growth has spread across several suburban residential markets. Selangor Terrace Segment Remains ResilientThe broader state-level market supports this trend.According to the Malaysian House Price Index data included in the report, Selangor’s terraced house prices increased 1.3% year-on-year in Q1 2026, slightly outperforming the state’s overall house price growth of 1.0%.Terraced homes also remain a major part of Selangor’s residential market, accounting for 60.2% of total housing stock.This large market share, combined with the steady appreciation seen across established suburbs, highlights the continued importance of landed terrace homes within Klang Valley’s housing landscape.OutlookThe six-year trend points to continued resilience in established suburban terrace housing, particularly in locations that have already demonstrated sustained price appreciation.While the attached data does not provide a forward price forecast, the stronger performance of Selangor’s terraced segment suggests that well-established landed residential areas will remain an important market to watch as buyers assess value and long-term price performance across the Klang Valley.The contents of this article were contributed by Irhamy Ahmad, Founder and Managing Director of Irhamy Valuers International.Download to see insights from other country marketsDownload

Retail Leasing Reaches a Four-Year HighIndia’s organised retail real estate market recorded its strongest first-half leasing performance in four years, with gross leasing reaching approximately 3.9 million sq. ft. in H1 2026, up 20% year-on-year.Domestic retailers remained the dominant force, accounting for 79.1% of total leasing activity. At the same time, international brands accelerated their expansion, with leasing by overseas retailers increasing 62.1% year-on-year.Fashion and apparel represented the largest share of leasing at 40%, followed by food and beverage at 14% and entertainment at 9%, highlighting the continued importance of lifestyle and experience-led retail formats. New Supply and Infrastructure Support ExpansionThe supply side is beginning to respond to stronger demand. Around 0.9 million sq. ft. of new retail space became operational during the first half of 2026, all located in Delhi-NCR.Looking further ahead, India has more than 45 million sq. ft. of retail developments in the pipeline through 2030.Infrastructure improvements, including metro expansions and ring roads, are also expected to expand consumer catchment areas and support the emergence of new retail micro-markets.OutlookIndia’s organised retail property sector maintains a positive long-term outlook, supported by growing domestic brands, stronger participation from international retailers and rising consumer spending power.The next phase of growth is likely to be driven not simply by additional retail space, but by better locations, stronger tenant mixes and more experience-led destinations.For developers and investors, this suggests that quality, connectivity and the ability to attract leading brands will become increasingly important as India’s retail real estate market expands.The contents of this article were contributed by Manu Bhazin, Head of IQI India.Download to see insights from other country marketsDownload

House Prices Remain Under PressureIceland’s housing market continues to move sideways, with high financing costs weighing more heavily on demand than property valuations themselves.The national housing price index rose just 0.09% in June, following a 0.44% decline in May and no change in April. Prices were up 1.8% year-on-year, but with inflation running above 5%, housing values continued to decline in real terms.Regional performance was mixed. Prices rose 0.43% outside the capital area but slipped 0.09% in the capital region. Detached homes performed better, while apartment prices declined in both areas.Supply also remains elevated. Around 5,790 homes were under construction nationwide, with a further 801 permitted but not yet started. However, construction activity is slowing as employment weakens, insolvencies rise and fewer new companies enter the sector. Inflation and Borrowing Costs Remain the Main ConstraintInflation increased to 5.3% in July, marking a third consecutive monthly rise.The policy rate stood at 7.75% after increases in March and May, while the attached market outlook expected another rise to 8.0% in August.Despite weaker house-price growth, affordability has improved relative to wages. House prices have fallen against wage growth since 2022, bringing the price-to-wage ratio close to its ten-year average.However, mortgage servicing costs remain around 30% to 40% higher than before the pandemic, keeping borrowing conditions restrictive.OutlookIceland’s housing market is likely to remain subdued while interest rates stay elevated.The outlook expects rates to remain around 8.0% into next year before beginning to ease by the end of the first quarter of 2027.If borrowing costs decline while the construction pipeline continues to shrink, tighter supply could create the conditions for renewed house-price growth.The contents of this article were contributed by Ásdís Ósk Valsdóttir, Head of IQI Iceland.Download to see insights from other country marketsDownload

Residential Market Regains MomentumHong Kong’s residential market strengthened in June, with 7,650 transactions, up 512 units from May and the highest monthly volume since the removal of property cooling measures in early 2024.The rebound was led by the secondary market, where transactions rose to 5,657 units, while primary sales declined to 1,993 units. Mass residential capital values also increased 0.9% month-on-month.Luxury demand remained active. A unit at Mont Verra in Kowloon Tong sold for HKD 210 million, equivalent to HKD 48,398 per sq ft.However, the interest-rate outlook has become a key risk. Expectations of higher US rates have increased, which could moderate Hong Kong residential market growth in the near term. Central Leads the Office RecoveryHong Kong’s office market also improved, recording 279,000 sq ft of positive net absorption in June.The overall vacancy rate declined to 13.1%, while office rents edged up 0.1% month-on-month. Central remained the strongest submarket, with rents rising 0.6%, while Tsim Sha Tsui increased 0.5%.Supported by IPO activity, wealth inflows from mainland China and expectations surrounding carried-interest tax incentives, Central Grade A office rents are forecast to rise 10% to 15% in 2026.Performance is expected to remain uneven, with other core districts showing modest growth while Hong Kong East and Kowloon East face continued rental pressure.OutlookHong Kong’s property market is showing clear signs of recovery, but momentum remains selective.Residential activity is improving, although higher borrowing costs may limit further acceleration. In the office sector, Central Grade A space appears best positioned, supported by improving demand, tighter vacancy and stronger financial-sector activity.The market is likely to favour prime locations and high-quality assets over broader market exposure.The contents of this article were contributed by Nelson Li, Head of IQI Hong Kong.Download to see insights from other country marketsDownload

Foreign Demand Moves UpmarketForeign interest in Greek property remains strong, although the buyer profile is becoming more selective following changes to the Golden Visa programme.By June 2026, Greece had issued 24,976 primary Golden Visa permits, with Chinese nationals holding 11,921 permits, or 47.7% of the total.New applications slowed to 2,551 in the first half of 2026, as the €800,000 investment threshold in prime zones and restrictions on short-term letting reduced participation from lower-budget buyers.As a result, demand is increasingly concentrated on higher-value assets in Athens, which accounts for roughly 80% of pending Golden Visa applications. The Ellinikon Lifts the Athens RivieraA major driver of this premium demand is The Ellinikon, the €8 billion smart city development on the former Athens airport site.Lamda Development has recorded around €1.53 billion in cumulative residential sales, with 100% of coastal-front residences and around 85% of the Little Athens district already sold.The project is also influencing prices across southern Athens. Asking prices in the surrounding suburbs have risen by roughly 19% year-on-year.Vouliagmeni now averages around €7,333 per sqm, compared with €4,167 per sqm in southern Athens near The Ellinikon and €2,500 per sqm in central Athens.OutlookGreece’s property market is increasingly becoming a higher-value, location-driven investment story.Prime Athens and the Athens Riviera are likely to remain the main focus for international capital, supported by lifestyle appeal, major redevelopment and continued interest in EU residency.For investors, the opportunity is shifting away from broad market exposure towards premium locations, quality assets and long-term capital growth potential.The contents of this article were contributed by Nikos Pratikakis, Head of IQI Greece.Download to see insights from other country marketsDownload