Vietnam’s Housing Market Enters a Selective Reset Vietnam’s residential market entered August 2026 in a period of consolidation. Prices remain relatively firm, but transaction activity is slower as buyers become more selective and borrowing costs stay elevated. During Q2 2026, developers launched approximately 12,000 primary condominiums across the enlarged Ho Chi Minh City market and more than 4,000 units in Hanoi. However, luxury absorption remained below 30% in Ho Chi Minh City, while Hanoi’s take-up rate eased to around 20%. Inner-city primary prices reached approximately USD 5,400 to USD 9,500 per square metre. Pressure was more visible in the secondary market, where prices declined 5% to 8% in Ho Chi Minh City and by as much as 12% in parts of Hanoi. Floating mortgage rates of 13% to 16% are encouraging some owners to lower asking prices. However, the market has not experienced widespread distress, while the new land-price framework is helping maintain a floor under development costs and headline prices.  Infrastructure Redirects Property Demand Vietnam has approximately 234 major infrastructure projects worth VND 3.4 quadrillion underway. These investments are shifting demand from crowded central districts towards better-connected suburban and regional corridors. In the south, growth is concentrating around the Ho Chi Minh City and Dong Nai corridor, supported by Long Thanh International Airport, new ring roads, expressways and Metro Line 1. Northern demand is moving towards Hanoi’s gateway districts and neighbouring Hung Yen and Bac Ninh. Da Nang is also showing stronger primary-market activity, supported by limited prime coastal supply. Outlook Vietnam’s next property cycle is expected to favour patience and careful asset selection rather than short-term speculation. With average gross rental yields near 3.85%, investment returns will depend increasingly on infrastructure-led capital appreciation. Legally clear projects with strong connectivity and genuine end-user demand should remain best positioned, particularly for buyers with sufficient holding power and a multi-year investment horizon. Download to see insights from other country marketsDownload

Bangkok Retail Market Enters a New Phase Bangkok’s retail property market is evolving as developers place greater emphasis on transit-oriented locations, experiential concepts and asset repositioning. Total retail supply reached 9.27 million square metres in Q1 2026, recording only a marginal 0.12% quarter-on-quarter decline. This reflects a relatively stable market despite wider economic uncertainty and a fresh pipeline of new space. Retail development is becoming increasingly divided between neighbourhood-focused community malls and larger shopping centres connected to mass-transit networks. Another 300,000 square metres of retail space is scheduled for completion during 2026, increasing competition among existing and upcoming projects.  Occupancy Improves as Tenant Demand Shifts Bangkok’s overall retail occupancy rate rose to 89% in Q1 2026, compared with 85% a year earlier and around 84% throughout much of 2024. Demand remains strongest among luxury brands, food and beverage operators, wellness providers and experience-led tenants. Higher-performing malls are allocating more space to leisure, lifestyle services and community activities that encourage repeat visits. CBD shopping mall rents averaged 2,852 baht per square metre per month, above the northern fringe at 2,230 bahtand the eastern fringe at 2,300 baht. Community malls remained more affordable, with average CBD rents of 1,755 baht per square metre, compared with 1,200 baht in the northern fringe and 1,250 baht in the eastern fringe. Outlook Competition may place pressure on average occupancy as consumers become more selective about where they spend their time and money. Projects combining strong transit access, distinctive experiences and a clear market identity are expected to perform best. Retail centres that respond to changing consumer habits through wellness, dining, entertainment and community-focused concepts should remain better positioned as new supply enters the Bangkok market. Download to see insights from other country marketsDownload

Vision 2030 Continues to Drive Market Momentum Saudi Arabia’s real estate market maintained strong momentum in June 2026, supported by Vision 2030, major infrastructure investment and continued population growth. Demand remains healthy across the residential, commercial, hospitality and logistics sectors, particularly in Riyadh, Jeddah and Dammam. Large government-backed developments, including NEOM, Diriyah Gate, The Red Sea and Qiddiya, continue to attract domestic and international capital. These projects are also creating long-term demand for housing, offices, hospitality assets and supporting infrastructure.  Residential and Office Sectors Lead Growth Residential property remains the market’s largest segment, accounting for an estimated 45% of investment activity. Demand is being supported by homeownership programmes, improved mortgage accessibility and rising urbanisation. Commercial property represents around 25% of investment, while hospitality accounts for 15%. Industrial assets contribute approximately 10%, with mixed-use projects making up the remaining 5%. Office leasing activity is strengthening as corporations expand and multinational companies establish regional headquarters in Riyadh. Industrial and logistics properties are also benefiting from e-commerce growth and increased supply chain investment. Among major cities, Riyadh recorded the highest investment activity index at 100, followed by Jeddah at 82 and Dammam at 65. Makkah and Madinah recorded indices of 58 and 50 respectively. Outlook Saudi Arabia’s property outlook for 2026 to 2028 remains positive. Prime residential locations are expected to record further price appreciation, while office demand should remain supported by regional headquarters expansion. Logistics and industrial developments may outperform as supply chains and e-commerce activity grow. Continued regulatory reforms and Vision 2030 projects are also expected to support higher foreign investment, transaction activity and stable rental growth over the medium term. Download to see insights from other country marketsDownload