Rising Middle East tensions spur relocation enquiries to Singapore
In recent years, Dubai has become a magnet for global wealth, although the war involving Iran is causing unease in the safe haven of the UAE (Photo: Shutterstock)
The UAE has, in recent years, become a magnet for global wealth. Millionaires were attracted by its laissez-faire, tax-free environment, luxury lifestyle, ease of doing business and the availability of 10-year “golden visas” for residents.
As the war involving Iran continues to unfold across the Middle East, even the traditionally stable Gulf hubs are beginning to feel uneasy.
Some expatriates and their families based in the region are quietly exploring contingency plans — including the possibility of relocating to Singapore if tensions escalate further.
Singapore-based Cyril Tuzemen, CEO and founder of Vesper Homes, a boutique real estate agency specialising in residential and commercial sales, leasing and property management, says he has begun receiving more enquiries from expatriates located in the UAE.
Of Dubai’s population of 3.95 million as of June 2025, about 92% are expatriates, according to the Dubai Statistics Centre.
‘What-if’ scenarios
At this stage, enquiries from the UAE mainly involve “what-if” scenario planning and budget guidance rather than urgent relocation requests, says Tuzemen. Typical questions include interim housing options, a shortlist of neighbourhoods and international schools, and estimated timelines and costs. Queries about visas are also common, Tuzemen notes.
Loyalle Chin, co-founder and director of Steward Asia, a property business under PropNex Realty, has likewise seen an increase in enquiries from Dubai. “Previously, I only had one or two enquiries every month,” he says. “Since the start of the war, I’ve already had three enquiries from ultra-high-net-worth clients based there — including a Chinese and a Russian national.”
ERA Singapore CEO Marcus Chu says the firm’s agents are also receiving more enquiries, mainly from multinational companies with operations in the Middle East. Their main consideration is whether, if the time comes to relocate expatriate staff to Singapore, there will be sufficient housing stock available, he says.
Lili Heng, managing director of LandPlus Group, which specialises in corporate housing and expatriate relocation, says some previously scheduled moves to the Middle East are being postponed due to operational disruptions, such as airspace restrictions, flight cancellations, and the suspension of on-the-ground services.
Even shipments of household goods have been delayed, she adds. “It’s causing delays rather than a diversion to Singapore.”
Short-term, long-term possibilities
Most arrivals to Singapore will start with hotels or serviced apartments before transitioning to longer-term leases, notes Tuzemen, as private residential rentals in Singapore require a minimum stay of three consecutive months.
“If enquiries turn into moves, the strongest leasing demand is usually for family-sized condos of three or four bedrooms, offering convenient commutes to core business areas and access to international schools.”
ERA’s agents are seeing enquiries for two- to three-bedroom units priced below $10,000 per month, according to Chu.
There have been some enquiries from Singapore-based expatriates about relocating their dependants out of the region should the uncertainty continue, says Tuzemen.
Some Singaporean families based in the UAE are also looking to return home, he adds. Their questions are centred on whether they can take back their properties, which they have rented out, should they move back to Singapore.
For now, the UAE has continued to demonstrate resilience as a regional hub in the Middle East, Tuzemen observes.
Past geopolitical crises
However, the situation remains “highly fluid”, says Norris Low, director of corporate leasing at PropNex Realty. Many companies appear to be adopting a wait-and-see approach as developments unfold, he notes. “Even at the political level, the outlook remains uncertain.”
Based on past geopolitical crises — such as the Russian invasion of Ukraine and the 2019-2020 Hong Kong protests — there is typically no immediate spike in leasing demand in Singapore, adds Low.
“Corporate relocations tend to take time because companies need to evaluate operational considerations, immigration arrangements and long-term business strategies before deciding whether to move staff to another location,” he says. There have been exceptional cases where relocations have occurred much more quickly, Low notes.
For example, following the 2011 Fukushima nuclear disaster, some multinational firms temporarily relocated staff from Japan to other regional offices, including Singapore, to minimise disruption to operations and address safety concerns for foreign employees.
“Situations involving immediate safety risks can therefore accelerate relocation decisions significantly,” he adds. Ultimately, the pace of relocation depends on the scale and nature of the crisis.
“The current conflict involving the United States, Israel and Iran could potentially play out differently if it develops into a prolonged conflict that affects the broader Middle East region,” says Low.
Repatriation or relocation?
In the immediate aftermath of conflict or instability, expatriates based in affected areas are more likely to return temporarily to their home countries as a precautionary measure rather than wait for their companies to determine a new long-term relocation destination, says Low.
“That said, if the conflict in the Gulf were to develop into a prolonged regional issue, it could begin to erode perceptions of long-term stability in the region, particularly in Dubai, which has long positioned itself as a safe haven for the ultra-wealthy,” he says.
In such a scenario, it would not be surprising to see more multinational firms and family offices consider relocating or establishing a presence in Singapore, notes Low.
The city-state continues to be viewed as a stable regional hub with strong infrastructure, political stability and a well-established ecosystem for international businesses.
Singapore was ranked fourth among financial centres by the Global Financial Centres Index 2025, says Lee Sze Teck, senior director of data analytics at Huttons Asia. It is ranked highly for its stability and the strength of the Singapore dollar.
"It would not be a surprise to see more wealth coming to Singapore and contributing to demand for properties," he adds. "The luxury property market may see a steady increase in demand should the conflict be prolonged."
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Singapore hospitality operators stay vigilant amid Middle East conflict
Fraser Suites Al Liwan Bahrain, which opened in 2024 (Photo: Frasers Hospitality Website)
Singapore hospitality groups with a presence in the Middle East are closely monitoring the situation as tensions in the region escalate.
Frasers Hospitality, the hospitality arm of Frasers Property, operates several luxury serviced residences across the region, including in Bahrain, Doha in Qatar, Dubai in the UAE, and Riyadh in Saudi Arabia.
“At present, our properties across the region remain operational,” says a Frasers Property spokesperson in response to queries from EdgeProp Singapore.
“We are monitoring developments closely and working with our on-the-ground teams to manage the situation responsibly, in line with guidance from the relevant authorities.”
CapitaLand’s lodging business, The Ascott, currently operates eight properties across Oman, Qatar, Saudi Arabia and the UAE.
“From the outset, ensuring the safety and well-being of our guests and team members has been our immediate focus,” says an Ascott spokesperson.
“Our teams on the ground remain vigilant, with emergency procedures firmly in place, and we maintain regular contact with local authorities.”
Ascott notes that the impact on business has been “contained” so far. While there have been some cancellations, these have been partially offset by guests extending their stays.
Many of Ascott’s corporate clients in the Middle East are currently adhering to shelter-in-place policies, due in part to flight disruptions across the region. At the same time, the group has been receiving queries about “relocation both within and from the region”, adds the spokesperson.
Serviced residences often become the first port of call for expatriates relocating on short notice, the spokesperson says. Expatriates and employees on the move “need somewhere to land quickly”, and serviced residences are typically the first stop before longer-term housing is arranged.
“As the world’s leading extended-stay operator, we are well-positioned to facilitate that, whether the destination is Singapore, another Asian city, or elsewhere,” adds the spokesperson.
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