Team Leader ∙ Elite
STEV YAP Sifu Sabah Property
REN33826
About STEV YAP Sifu Sabah Property
Doing business is not about making a profit, but earning people's hearts. As your real estate negotiator, I am happy to provide you with a full range services for home buying and selling. I hope to have the opportunity to provide you with home buyers and find a satisfactory real estate for you! 做生... Doing business is not about making a profit, but earning people's hearts. As your real estate negotiator, I am happy to provide you with a full range services for home buying and selling. I hope to have the opportunity to provide you with home buyers and find a satisfactory real estate for you! 做生意不为了赚取利润，而是赚取人心。 作为您的地产经纪, 房地產談判代表, 置业顾问, 我很高兴为您提供房屋买卖及相关的全方位, 一站式服务。希望有机会为您提供置业服务, 为您找到满意的房地产
7 years at IQI
932 transactions
46 properties on sale
75 properties on rent
STEV YAP Sifu Sabah Property Social Links
No social links available.
STEV YAP Sifu Sabah Property's Service Locations
STEV YAP Sifu Sabah Property's Service Locations
My Listings
Tropicana Landmark
Jalan Bundusan
₱ 10,951,220
Listed on July 14, 2026
D'BANYAN RESIDENCY
D'BANYAN RESIDENCY
₱ 70,087,808
Listed on September 10, 2026
Marina Court
Lorong Api-Api 3, Api-Api Centre
₱ 70,401 /month
Listed on February 13, 2026
LATITUD 6
Jln Lintas, kolombong, 88450 Kota Kinabalu, Sabah
₱ 48,529,549
Listed on October 1, 2025
Marina Court
Lorong Api-Api 3, Api-Api Centre
₱ 65,707 /month
Listed on April 20, 2026
Maya Condominium @ Likas
Lorong Bunga Matahari 1, 88400 Kota Kinabalu, Sabah
₱ 37,547 /month
Listed on April 28, 2025
PLAZA 22 PAPAR
PLAZA 22 PAPAR
₱ 39,112 /month
Listed on September 8, 2026
Sinsuran Complex
sinsuran
₱ 93,868 /month
Listed on October 13, 2025
1Sulaman Platinum Tower
Jalan Sulaman
₱ 31,289 /month
Listed on September 17, 2025
D'BANYAN RESIDENCY
D'BANYAN RESIDENCY
₱ 54,756,100
Listed on June 19, 2026
Jesselton Quay Central
Jesselton Quay Central
₱ 46,934 /month
Listed on April 6, 2026
THE LIGHT RESIDENCES KOBUSAK
Jalan Nosoob Baru
₱ 40,676 /month
Listed on June 3, 2025
Aeropod Commercial Square
Jalan Kepayan
₱ 12,359,234
Listed on October 22, 2025
1Sulaman Platinum Tower
88400, Jalan Sulaman, 88450 Kota Kinabalu, Sabah
₱ 21,902 /month
Listed on April 25, 2025
TAMAN PRESTIJ SIGNAL HILL
TAMAN PRESTIJ SIGNAL HILL
₱ 82,603,488
Listed on August 15, 2026
Riverson Soho
Jalan Coastal
₱ 46,934 /month
Listed on July 5, 2026
Bandaran Berjaya
Lorong Bandaran Berjaya
₱ 179,913 /month
Listed on September 6, 2025
Sutera Avenue
Jalan Coastal
₱ 34,418 /month
Listed on July 17, 2026
Taman Sri Kepayan
Taman Sri Kepayan
₱ 54,756 /month
Listed on October 23, 2026
The Loft @ KK Times Square
KK Times Square, Kota Kinabalu
₱ 93,868 /month
Listed on August 28, 2025
BUNDUSAN SQUARE
BUNDUSAN SQUARE
₱ 7,822,300
Listed on August 26, 2026
Canggih Height (Kondominium Canggih)
Canggih Height (Kondominium Canggih)
₱ 31,289 /month
Listed on October 19, 2026
1Sulaman Platinum Tower
1Sulaman Platinum Tower
₱ 31,289 /month
Listed on September 21, 2026
THE LOFT @ IMAGO
THE LOFT @ IMAGO
₱ 39,112 /month
Listed on September 23, 2026
Putri Bahang Apartment
Kota Kinabalu, Sabah
₱ 4,662,091
Listed on August 26, 2026
CENTRE POINT SABAH
KOTA KINABALU
₱ 35,983 /month
Listed on July 15, 2025
1Sulaman Platinum Tower
JALAN SULAMAN
₱ 31,289 /month
Listed on June 3, 2025
CENTRE POINT SABAH
JALAN TUN ABDUL RAHMAN, CENTRE POINT
₱ 117,335 /month
Listed on September 1, 2026
THE SURITZ CONDO
Taman Kolombong
₱ 28,160 /month
Listed on July 30, 2025
Alam Damai Condominium
Off Jalan Tuaran, Kota Kinabalu
₱ 34,418 /month
Listed on October 5, 2026
ELEMEN UTARA CONDOMINIUM
LORONG PERMAI, JALAN TUARAN BYPASS, ELEMEN UTARA CONDOMINIUM
₱ 39,112 /month
Listed on September 2, 2026
TAMAN AMANSUTRA PHASE 2
TAMAN AMANSUTRA PHASE 2
₱ 31,289 /month
Listed on September 17, 2026
Riverson SOHO
Jalan Riverson
₱ 43,805 /month
Listed on August 20, 2026
Warisan Square
Jalan Tun Fuad Stephens, Kota Kinabalu
₱ 46,934 /month
Listed on July 22, 2026
1Sulaman Platinum Tower
jalan sulaman
₱ 31,289 /month
Listed on September 17, 2025
HSK INDUSTRIAL PENAMPANG
HSK INDUSTRIAL PENAMPANG
₱ 117,335 /month
Listed on October 1, 2026
RIVERSON SOHO
RIVERSON SOHO
₱ 40,676 /month
Listed on June 18, 2026
CYBER SQUARE COMMERCIAL CENTRE
Lorong Cyber Square 1, 89500 Donggongon, Sabah
₱ 78,223 /month
Listed on July 11, 2025
D'BANYAN RESIDENCY SUTERA HARBOUR
D'BANYAN RESIDENCY SUTERA HARBOUR
₱ 54,756,100
Listed on September 10, 2026
THE GARDEN CONDO BUNDUSAN
THE GARDEN CONDO BUNDUSAN
₱ 10,168,990
Listed on September 10, 2026
Forest Hill Residences
Jalan Santung
₱ 9,856,098
Listed on October 7, 2026
Ligitan Sea, Semporna
Ligitan Sea, Semporna
₱ 1,564,460,000
Listed on September 8, 2026
1Sulaman Platinum Tower
jalan sulaman
₱ 29,725 /month
Listed on July 7, 2025
CENTRE POINT SABAH
KOTA KINABALU
₱ 7,509,408
Listed on July 15, 2025
Harrington Suites
Harrington Suites
₱ 32,853,660
Listed on October 1, 2026
Coral Bay @ Sutera Harbour
SUTERA HARBOUR
₱ 53,191,640
Listed on April 9, 2026
Canggih Height (Kondominium Canggih)
Canggih Height (Kondominium Canggih)
₱ 8,604,530
Listed on October 19, 2026
TAMAN SRI GAYA
TAMAN SRI GAYA
₱ 62,578,400
Listed on August 12, 2026
I PARK PLAZA INOVASI INDUSTRIAL
Jalan Penampang Lama
₱ 40,675,960
Listed on October 3, 2025
The Loft @ KK Times Square
KK Times Square, Kota Kinabalu
₱ 87,610 /month
Listed on September 3, 2025
KKIP SEPANGGAR
KKIP SEPANGGAR
₱ 782,230 /month
Listed on October 23, 2026
1Sulaman Platinum Tower
88400, Jalan Sulaman, 88450 Kota Kinabalu, Sabah
₱ 31,289 /month
Listed on October 17, 2025
KAMPUNG AIR
KAMPUNG AIR
₱ 234,669 /month
Listed on July 16, 2026
Bay Suites
BAY SUITES
₱ 39,112 /month
Listed on June 19, 2025
Jesselton Residences
Pusat Bandar Kota Kinabalu
₱ 51,627 /month
Listed on December 3, 2025
1Borneo HyperMall (One Borneo)
Jalan Tuaran Bypass, 88400 Kota Kinabalu, Sabah
₱ 12,516 /month
Listed on May 7, 2025
INANAM KIANSOM
INANAM KIANSOM
₱ 164,268 /month
Listed on May 19, 2025
JALAN LIDO - PENAMPANG
JALAN LIDO - PENAMPANG
₱ 21,120,210
Listed on October 5, 2026
Jesselton Residences
Pusat Bandar Kota Kinabalu
₱ 86,045 /month
Listed on July 11, 2025
Coral Bay @ Sutera Harbour
SUTERA HARBOUR
₱ 42,240,420
Listed on April 9, 2026
Tetagan Sea, Semporna
Tetagan Sea
₱ 782,230,000
Listed on September 8, 2026
SEGAMA COMPLEX
SEGAMA COMPLEX
₱ 48,498,260
Listed on October 14, 2026
Kepayan Apartment
KEPAYAN APARTMENT
₱ 12,515,680
Listed on August 26, 2026
Putri Bahang Apartment
Kota Kinabalu, Sabah
₱ 20,338 /month
Listed on July 1, 2025
Kepayan Apartment
KEPAYAN APARTMENT
₱ 6,257,840
Listed on August 26, 2026
INANAM MALL
Jln Nountun, Inanam, 88450 Kota Kinabalu
₱ 15,645 /month
Listed on October 24, 2025
TAMAN MOONEE
TAMAN MOONEE
₱ 46,934 /month
Listed on September 5, 2026
TAMAN IRAMANIS
TAMAN IRAMANIS
₱ 46,934 /month
Listed on October 1, 2026
D' BANYAN RESIDENCY
88100 Kota Kinabalu, Sabah
₱ 234,669 /month
Listed on July 11, 2025
Tuaran Plaza Legacy @ Sulaman
Jalan Tuaran
₱ 13,579,513
Listed on October 3, 2025
Bay 21
Jalan Teluk Likas
₱ 67,272 /month
Listed on July 18, 2025
UNIVERSITY CONDO APARTMENT
UNIVERSITY CONDO APARTMENT
₱ 5,475,610
Listed on October 19, 2026
Bandaran Berjaya
Lorong Bandaran Berjaya
₱ 35,983 /month
Listed on April 14, 2026
Taman Seri Warisan Industry Inanam
Taman Seri Warisan Industry Inanam
₱ 187,735 /month
Listed on October 2, 2026
JALAN TUARAN LAMA
JALAN TUARAN LAMA
₱ 140,801 /month
Listed on October 9, 2026
D'BANYAN RESIDENCES
D'BANYAN RESIDENCES
₱ 60,701,048
Listed on September 2, 2026
LATITUD 6
Jln Lintas, kolombong, 88450 Kota Kinabalu, Sabah
₱ 40,466,322
Listed on October 1, 2025
Sutera Avenue
Jalan Coastal
₱ 31,289 /month
Listed on August 27, 2026
JALAN 1G KKIP SELATAN
JALAN 1G KKIP SELATAN
₱ 273,780,500
Listed on August 29, 2026
LATITUD 6
Jln Lintas, kolombong, 88450 Kota Kinabalu, Sabah
₱ 17,334,217
Listed on October 1, 2025
JALAN LIDO - PENAMPANG
JALAN LIDO - PENAMPANG
₱ 63,360,630
Listed on October 5, 2026
Lido Four Seasons Residence
35, Lorong Raffelesia 1, 88200, Sabah
₱ 54,756 /month
Listed on May 14, 2025
Bandaran Berjaya
Lorong Bandaran Berjaya
₱ 156,446,000
Listed on October 14, 2026
BANDARAN BERJAYA
BANDARAN BERJAYA
₱ 132,979,100
Listed on October 14, 2026
Aeropod Commercial Square
Jalan Kepayan
₱ 12,202,788
Listed on August 20, 2026
INANAM JAYA LIGHT INDUSTRIAL
LORONG LAYANG LAYANG
₱ 23,466,900
Listed on September 8, 2026
DONGGONGON
DONGGONGON
₱ 625,784 /month
Listed on August 12, 2026
Riverson SOHO
Jalan Riverson
₱ 12,515,680
Listed on August 20, 2026
OCEANUS MALL PELAGOS DESIGNER SUITES
KOTA KINABALU
₱ 43,805 /month
Listed on June 3, 2025
TAMAN PUTRA POGUN
TAMAN PUTRA POGUN
₱ 21,902,440
Listed on October 14, 2026
sutera avenue kota kinabalu
kota kinabalu
₱ 187,735 /month
Listed on September 1, 2025
Bay Suites
kota kinabalu
₱ 25,031 /month
Listed on August 6, 2025
Kepayan Apartment
KEPAYAN APARTMENT
₱ 6,570,732
Listed on August 26, 2026
Taman Seputeh Lorong Lengkuas
Taman Seputeh Lorong Lengkuas
₱ 10,638,328
Listed on September 15, 2026
Riverson Soho
Jalan Coastal
₱ 12,515,680
Listed on July 5, 2026
Jesselton Quay Central
Jesselton Quay Central
₱ 43,805 /month
Listed on October 1, 2025
PUTRI BAHANG APARTMENT
PUTRI BAHANG APARTMENT
₱ 19,556 /month
Listed on September 17, 2026
Jesselton Residences
Pusat Bandar Kota Kinabalu
₱ 86,045 /month
Listed on November 20, 2025
D' Banyan Residency Superlink Terrace house
D' Banyan Residency Superlink Terrace house
₱ 60,701,048
Listed on September 10, 2026
Sutera Avenue
Jalan Coastal
₱ 43,805 /month
Listed on May 21, 2025
Cyber Perdana Commercial Centre
Jalan Lintas Penampang
₱ 78,223 /month
Listed on August 4, 2025
Riverson SOHO
Jalan Riverson
₱ 75,094 /month
Listed on September 15, 2026
LATITUD 6
Jln Lintas, kolombong, 88450 Kota Kinabalu, Sabah
₱ 15,600,795
Listed on October 1, 2025
Forest Hill Residences
Jalan Santung
₱ 7,822,300
Listed on July 21, 2026
Bandaran Berjaya
Lorong Bandaran Berjaya
₱ 203,380 /month
Listed on July 18, 2025
The Peak Vista (Likas)
Likas, Kota Kinabalu, Sabah
₱ 62,578 /month
Listed on August 19, 2026
Aeropod Commercial Square
Jalan Kepayan
₱ 46,934 /month
Listed on August 20, 2026
Riverson SOHO
Jalan Riverson
₱ 46,934 /month
Listed on August 20, 2026
HILTOP LUYANG
Lorong Hilltop 88300 Kota Kinabalu, Sabah
₱ 54,756 /month
Listed on October 24, 2025
TAMAN MOONEE
TAMAN MOONEE
₱ 21,902,440
Listed on September 5, 2026
HSK INDUSTRIAL PARK PENAMPANG
HSK INDUSTRIAL PARK PENAMPANG
₱ 148,624 /month
Listed on September 30, 2026
LATITUD 6
Jln Lintas, kolombong, 88450 Kota Kinabalu, Sabah
₱ 43,676,594
Listed on October 1, 2025
Jesselton Quay Central
Jesselton Quay Central
₱ 10,951,220
Listed on April 10, 2026
CYBER SQUARE COMMERCIAL CENTRE
Lorong Cyber Square 1, 89500 Donggongon, Sabah
₱ 28,160 /month
Listed on July 11, 2025
Likas Lorong Tenejal
Likas Lorong Tenejal
₱ 122,028 /month
Listed on October 29, 2025
MAYA CONDO @ LIKAS
MAYA CONDO @ LIKAS
₱ 37,547 /month
Listed on September 25, 2026
PLAZA PERMAI ALAMESRA
PLAZA PERMAI ALAMESRA
₱ 117,335 /month
Listed on July 2, 2026
PEKAN MENGGATAL
Lorong Pekan Menggatal 1
₱ 46,934 /month
Listed on June 5, 2025
Riverson SOHO
Jalan Riverson
₱ 43,805 /month
Listed on August 12, 2026
Jesselton Quay Central
KOTA KINABALU
₱ 46,934 /month
Listed on July 17, 2025
RIVERSON SOHO
RIVERSON SOHO
₱ 54,756 /month
Listed on September 15, 2026
Our newly launched projects
Discover the real estate properties in and around Kota Kinabalu, Malaysia. Buy apartment units, landed houses, bungalows, commercial office space, shop lots, and sub-sales with 100% confidence at IQI Global.
Located in Kubang Semang
Northern TechValley @BKE
Mukim 14, Kubang Semang, 14400 Seberang Perai, Penang, Malaysia
Starting from ₱ 226,776,612
Listed on January 23, 2026
Varied built-up sizes
Taman IKS Bukit Minyak
Jalan IKS Bukit Minyak Utama, Taman IKS Bukit Minyak, 14100 Simpang Ampat, Penang, Malaysia.
Starting from ₱ 18,832,969
Listed on January 23, 2026
Industrial project type
Regalway Industrial Hub (Industrial)
Regalway Industrial Hub, Off Jalan Bukit Panchor, Bukit Panchor, 14100 Simpang Ampat, Penang, Malaysia.
Starting from ₱ 78,457,669
Listed on January 23, 2026
Located in Bukit Mertajam
Taman Jasa Ria (Garden Villa)
Jalan Permatang Pasir, Taman Jasa Ria, 14000 Bukit Mertajam, Penang, Malaysia
Starting from ₱ 17,503,178
Listed on January 23, 2026
Located in Bukit Mertajam
Taman Jasa Intan (Garden Superlink)
Jalan Jasa Intan, Taman Jasa Intan, 14000 Bukit Mertajam, Penang, Malaysia
Starting from ₱ 12,797,283
Listed on January 23, 2026
Large land area
Taman Fajar Permai (Sunrise Terrace)
Jalan Fajar, Taman Fajar Permai, 14300 Nibong Tebal, Penang, Malaysia.
Starting from ₱ 8,604,530
Listed on January 23, 2026
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IQI blog & news
Articles specifically curated for your daily digest of local and global real estate news.
Residential Recovery Moves Into Clearer View The Philippine property market is showing stronger signs of recovery, led by a sharp improvement in residential absorption. In Metro Manila, preselling net take-up surged 765% year-on-year in Q1 2026, driven mainly by the economic and affordable segments. As a result, remaining inventory life fell to 6.8 years, down from a peak of 13.4 years in mid-2025. Developers are now prioritising the clearance of ready-for-occupancy stock before launching new projects, while completions are expected to decline from 2027 onward. Vacancy is still projected to reach 25.6% by year-end, but this largely reflects earlier supply decisions rather than current demand conditions. Demand also remains healthy in well-priced fringe locations such as the C5 Corridor and Katipunan, reinforcing the importance of the right combination of product, location and pricing. Commercial and Industrial Demand Adds Depth The recovery is also being supported by stronger commercial demand. The Philippines is ranked as the world’s second-largest GCC delivery location, with the GCC workforce projected to reach around 289,000 professionals across approximately 200 centres in 2026. This is supporting demand for prime CBD offices and key provincial markets. Tourism has also improved, with 3.16 million international arrivals in H1 2026, up 5.4%, while hotel average daily rates rose 2.4%. Industrial remains another strong segment, supported by new logistics supply and PHP 81.4 billion in approved foreign manufacturing pledges. Outlook The Philippines appears to be entering a confirmed recovery phase, but opportunities remain selective. With buyer-friendly pricing gradually being absorbed and future supply becoming more constrained, well-located residential, office and industrial assets may benefit most as the market continues to improve. The contents of this article were contributed by Dara Ko-Saavedra, Head of IQI Philippines. Download to see insights from other country marketsDownload
Industrial and Commercial Recovery Gains Ground The Philippine property market entered the second half of 2026 with recovery strengthening across industrial, commercial and residential real estate. Industrial property remains the standout segment. First-half merchandise exports reached US$46.72 billion, the strongest performance since 1991, supported by electronics demand linked to the global AI supply chain. This momentum is feeding into a 1,200-hectare industrial land pipeline for 2026 to 2028, while industrial rents have increased 45% since 2019. New demand from EV and battery manufacturers is also supporting the sector. Metro Manila’s office vacancy remained stable at 19%, despite softer leasing volumes, while flexible workspace take-up doubled year-on-year. Retail vacancy is expected to fall below 10% by year-end, while around 3,100 new hotel rooms are scheduled for delivery in 2026. Residential Buyers Still Hold the Advantage The residential market remains firmly buyer-favourable. Inflation eased to 6.2% in July, marking a third consecutive month of improvement, while the BSP was expected to maintain its policy rate at 4.75%. Developers continue to compete for buyers through extended payment terms, rent-to-own structures and effective discounts of 3% to 12%. At the same time, future condominium supply is tightening sharply. Annual completions are expected to average around 3,600 units through 2028, down 72% from the 2017 to 2019 average. Outlook The Philippines is entering a potentially important transition period. Improving inflation, the prospect of lower borrowing costs and a shrinking condominium pipeline could support stronger residential absorption into 2027. Meanwhile, industrial assets remain the strongest structural growth story, supported by exports, manufacturing and infrastructure demand. For investors, the second half of 2026 offers an opportunity to focus on quality industrial assets, flexible commercial space and competitively priced residential properties before financing conditions improve further. The contents of this article were contributed by Dara Ko-Saavedra, Head of IQI Philippines. Download to see insights from other country marketsDownload
Inflation Eases as Market Conditions Improve The Philippines property market entered the second half of 2026 with a gradually improving economic outlook. Inflation declined for a second consecutive month, falling from 7.2% in April to 6.4% in June. Lower fuel and transport costs supported the improvement, while monthly inflation recorded its first decline in a year at -0.3%. The Bangko Sentral ng Pilipinas raised its policy rate to 4.75%, but inflation is expected to ease further through 2028. Economic growth is also forecast to strengthen from 2.8% in Q1 2026 to 4.4% for the full year, supporting future consumption, investment and property demand. Industrial Property Offers the Strongest Prospects Metro Manila condominiums remain a buyer’s market, creating opportunities for buyers seeking discounted properties. New condominium completions are expected to average only 3,600 units annually from 2026 to 2028, significantly below the 13,000-unit annual average recorded between 2017 and 2019. This lower supply pipeline could gradually reduce excess inventory. Developer incentives, strong overseas Filipino worker remittances and projected national price appreciation of 25% to 35% by 2031 may support long-term residential demand. Metro Manila’s office vacancy rate improved to 19%, supported by limited new supply and demand beyond the business process outsourcing sector. Retail vacancy is also expected to fall below 10% as household spending recovers. Industrial property remains the strongest segment, led by Central Luzon and the Clark corridor. Rising rents, logistics improvements, e-commerce growth and demand for energy-resilient facilities continue to strengthen investment fundamentals. Outlook Industrial and Clark corridor assets offer the strongest risk-adjusted opportunities. Selected CBD offices, retail properties and discounted condominiums also present improving prospects. Investors should remain selective, prioritising quality assets, strong locations and longer holding periods while monitoring inflation, electricity costs and geopolitical risks. Juwai IQI Newsletter August 2026Download
Philippines Real Estate Shows Stronger Recovery Signals The Philippines property market is entering the second half of 2026 with improving momentum. The US-Iran ceasefire and reopening of the Strait of Hormuz have helped stabilise global oil markets, leading to major fuel rollbacks in the Philippines. This is easing pressure on household budgets and business costs, while also supporting buyer confidence. At the same time, the proposed Japan-Philippines petroleum reserve partnership strengthens the country’s long-term energy security outlook. The residential market remains selective. Metro Manila condominiums are still a buyer’s market, with around 74,000 to 75,300 unsold units. However, developer discounts, rent-to-own schemes and longer payment terms are creating attractive entry opportunities. Supply is also expected to tighten, with only about 3,600 new condo units annually from 2026 to 2028, far below the previous peak average of 13,000 units. Regional markets such as Cavite, Laguna, Cebu, Iloilo and Davao remain stronger performers, with projected annual appreciation of 5% to 7%. Industrial and Commercial Segments Lead Growth Industrial and logistics remain the strongest investment theme. The New Clark City industrial hub is reinforcing the Clark-Pampanga corridor as a key manufacturing and logistics destination, while industrial rents have risen 45% since 2019. Commercial property is also improving. Office demand rose 70% year-on-year in Q1 2026, supported by BPO and IT-BPM expansion. Retail vacancy is expected to fall below 10% by end-2026, while hospitality is benefiting from flight surcharge cuts and route restoration. Outlook The Philippines market is not without challenges, but its fundamentals remain strong. With 115 million people, record OFW remittances, infrastructure expansion and improving energy stability, H2 2026 could mark a clearer recovery phase. Industrial assets, Clark-linked logistics, regional residential corridors and prime income-generating assets are likely to remain the best-positioned opportunities. Download to see insights from other country marketsDownload
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