Vietnam – Finding Property to Buy

Who are the main estate agents operating in Vietnam, and how do buyers typically use them?

Property professionals — including agents, solicitors, and other local specialists — can provide buyers with meaningful insight into local market conditions and help guide them from initial property selection all the way through to completing a transaction. For overseas buyers in particular, working alongside an agent who has a thorough understanding of the rules surrounding foreign ownership is regarded as essential, given how intricate the regulatory environment can be.

Vietnam’s agency sector comprises a blend of large domestic firms, globally recognised brands, and smaller niche agencies that focus specifically on international clients. Among the most prominent names active across Hanoi, Ho Chi Minh City, Da Nang, and Vietnam’s coastal regions are:

• Savills Vietnam — the Vietnamese operation of the international property group, with offices in both Hanoi and Ho Chi Minh City. Savills is widely respected for its residential, commercial, and advisory services. Website: savills.com.vn
• CBRE Vietnam — a globally recognised brand with an established presence across residential and commercial segments in Vietnam’s principal cities. Website: cbre.com.vn
• JLL Vietnam (Jones Lang LaSalle) — active in both commercial and residential advisory capacities, with a notable research and data output. Website: jll.com.vn
• Realtique — a Ho Chi Minh City boutique agency that is frequently recommended by foreign buyers for its bilingual service and specialisation in the resale and new-build apartment market. Website: realtique.net
• CVR (Central Vietnam Realty) — a Da Nang-based agency concentrating on central Vietnam and serving a substantial proportion of international clients. Website: cvr.com.vn
• Vinhomes — the residential property division of Vingroup, one of Vietnam’s largest conglomerates, which markets properties directly to buyers including foreigners through dedicated in-house sales teams and affiliated agents. Website: vinhomes.vn

In contrast to markets where buyer’s representatives and seller’s representatives perform clearly distinct and separate roles — such as the United States, where buyer’s agents and listing agents are routinely different people — Vietnamese agents most commonly act on behalf of the seller or developer. A prudent starting point for any buyer is to identify a property of interest and then find a trustworthy real estate agent, as the market can be opaque and hard to navigate, and having an agent who will support you through due diligence, legal review, price negotiation, and the transfer of ownership is genuinely valuable.

The composition and standing of agencies operating in Vietnam can shift over time. Always verify that an agency is currently active and well regarded by consulting up-to-date local sources, expat community forums, or the Vietnam Association of Realtors before entering into any formal arrangement.

Do estate agents in Vietnam need qualifications or a licence to operate?

Real estate brokerage is classified as a conditional business activity under the Law on Real Estate Business 2023, with specific requirements regarding the competence and expertise of those who practise it. Completing the necessary study and passing an examination to obtain a real estate brokerage practice certificate is a compulsory condition for both individuals and legal entities wishing to carry out brokerage activities lawfully.

From 2025, real estate brokerage businesses are required to employ at least one certified person. As of July 2025, responsibility for administering the certification examination has returned to the Department of Construction (having previously sat with the Provincial People’s Committee), meaning that candidates must submit their exam registration documents to the relevant provincial Department of Construction for a certificate to be issued.

A real estate broker licence in Vietnam is a mandatory government-issued credential that authorises individuals and organisations to lawfully engage in real estate brokerage. It functions as an important protection for consumers and for the integrity of the sector more broadly. The licensing process evaluates applicants through examination and document review to confirm that they possess the required knowledge, skills, and grasp of legal obligations.

The fundamental eligibility criteria for individual applicants are as follows:

• Applicants must be at least 18 years of age and have full civil legal capacity.
• Possession of a high school diploma or an equivalent qualification is required.
• The process is open to Vietnamese citizens, overseas Vietnamese, and foreign nationals.

The certificate remains valid for five years from the date of issuance. The processing time for licence issuance is approximately 10 working days following a successful examination. Prospective applicants should always verify current processing times and any applicable fees directly with the relevant provincial Department of Construction, as these details may be subject to change.

Regulatory oversight of the profession sits with the Ministry of Construction, which is responsible for housing law, real estate policy, and the licensing of brokers and developers in Vietnam. Official requirements can be found on the Ministry’s website: moc.gov.vn. Provincial Departments of Construction administer the licensing examinations at a local level.

It is instructive to consider how this compares to regulatory frameworks elsewhere. In the United Kingdom, estate agents are not required to hold a formal government-issued licence, but they operate under redress scheme oversight — such as The Property Ombudsman — and must comply with consumer protection legislation. In the United States, state-issued licences are mandatory and differ from one state to another, with continuing education requirements attached. Vietnam’s framework mandates a government-issued practice certificate, which represents a meaningful safeguard in principle, though enforcement has historically been applied inconsistently.

The rise of unqualified brokers in recent years has been linked to market problems including misleading buyers and coordinated price inflation. The Government has consequently invested ongoing effort in standardising real estate brokerage practice through successive regulatory measures. A specific constraint applies across all transactions: a firm must not act simultaneously as broker and as a contracting party in the same deal. Buyers should independently verify a prospective agent’s licence status and consult the official regulator for the most current requirements, as the regulatory landscape continues to develop.

How much do estate agents charge in Vietnam, and who pays the fees?

Real estate agent commission in Vietnam is typically in the region of 2% of the sale price, reflecting the agent’s services in facilitating the transaction. This is the figure most commonly encountered in the Vietnamese market as of 2024–2025, although rates do differ between agencies and property types and should always be confirmed directly with any agent before entering into an agreement.

As a general rule in Vietnam, the seller covers the agent’s service fee — however, it is increasingly common for buyers to align with their preferred agent and offer a fee of 1% for residential properties or 2% for commercial ones. When the buyer is the one paying, it ensures the agent’s loyalty lies with the buyer, giving them access to off-market opportunities and a genuine incentive to secure the best possible outcome.

This stands in contrast to conventions in many European markets, where seller-paid agency fees are the norm and the buyer rarely pays anything directly to an agent. In Vietnam, the arrangement is more flexible and increasingly open to negotiation, particularly for international purchasers who want to secure dedicated representation throughout the process.

Agents are entitled to receive remuneration or commission as set out in any signed agreement, which means that all fee arrangements should be recorded in a written contract before any services are provided. Buyers are strongly advised to ensure that any such arrangement is formalised in writing. There is currently no official government schedule that sets or caps agent commission rates, so the figures cited here represent prevailing market norms rather than regulated ceilings. Always verify the current fee structure with the relevant agent or agency, and consult the Ministry of Construction’s guidance at moc.gov.vn for any official disclosure requirements.

Beyond agent fees, buyers should also anticipate upfront transaction costs in the range of 13–18% of the purchase price, which include 10% VAT on new properties, a 0.5% registration tax, and notary charges (as of 2025). Careful budgeting for all costs associated with the transaction — not just the headline price — is essential.

Where else can buyers find properties for sale in Vietnam, apart from estate agents?

Vietnam’s property market is served by a wide variety of search channels covering apartments, houses, and commercial real estate across the country’s major cities and regions. Beyond working with an agency, buyers have access to numerous additional routes for identifying suitable properties.

Dedicated property listing portals

A number of websites publish property listings and market commentary covering Vietnam’s key locations. These platforms allow buyers to narrow searches by city, property category, price range, and number of rooms. Key portals include:

• Batdongsan.com.vn — Vietnam’s largest domestic property portal, primarily in Vietnamese but with growing accessibility for international users
• Dotproperty.com.vn — an internationally oriented portal offering English-language listings across Southeast Asia, including substantial Vietnam coverage
• Vietnam-real.estate — an aggregator consolidating listings from agencies and developers, with filters for location, price, and property type
• PropertyGuru Vietnam — part of a prominent Southeast Asian property network, providing English-language listings and market intelligence
• Rumavi.com — a growing English-language platform aimed at overseas buyers, combining property listings with legal guides and explanatory resources

Developer direct sales

Foreign buyers often favour purchasing apartments within approved commercial residential developments. Selecting projects from developers with a strong track record is generally advised as a way to reduce exposure to risk and ensure compliance with Vietnamese legislation. Major developers such as Vinhomes, Masterise Homes, Novaland, and Sunshine Group all maintain their own sales teams and run marketing campaigns for new-build and off-plan projects. Purchasing directly from a developer can unlock access to off-plan pricing, though it demands careful verification of project approvals and the availability of foreign quota.

Expat forums and community networks

Personal recommendations and online communities play an important role among foreign buyers in Vietnam. Platforms such as Expat Focus Vietnam and Facebook groups including “Expats in Ho Chi Minh City” and “Hanoi Expats” regularly carry property recommendations, agent referrals, and first-hand accounts of the buying experience. These sources are useful for gathering informal perspective but should always be complemented by professional legal and agency advice before any commitment is made.

National and regional media

Major Vietnamese news publications including VnExpress (vnexpress.net) and Vietnam Briefing (vietnam-briefing.com) publish regular property market commentary and analysis. Expatriate lifestyle publications in Ho Chi Minh City and Hanoi occasionally feature property listings and developer content, though dedicated listing portals remain better suited to systematic property searches.

Government and municipal land registers

Retaining a lawyer licensed in Vietnam to verify the Land Use Rights certificate (the “Red Book”), confirm land-use classification and master-plan zoning, and identify any encumbrances through the provincial Land Registry is widely regarded as an essential element of due diligence. Provincial Land Registries hold publicly accessible records on land use rights and encumbrances, though navigating them in practice typically requires local professional support. The national land registration system is managed by the Ministry of Natural Resources and Environment: monre.gov.vn.

Is using a buyer’s agent common practice when purchasing property in Vietnam?

The idea of a formally designated buyer’s agent — one who is contracted exclusively to serve the purchaser’s interests, entirely separate from whoever represents the seller — is less firmly established in Vietnam than in countries such as Australia (where buyer’s agents constitute a recognised profession with dedicated licensing) or the United States (where buyer representation agreements are a routine part of residential transactions). That said, the market is changing and buyer-side representation is becoming more prevalent, particularly among international purchasers.

Given that the property market can be difficult to navigate and is not always transparent, finding an agent who will genuinely support the buyer throughout the entire process is considered highly valuable. It is increasingly common for buyers to engage their preferred agent and offer a fee of 1% on residential properties or 2% on commercial ones. Paying a fee as the buyer ensures the agent’s primary obligation is to you — opening doors to off-market stock and providing real motivation to achieve the best possible terms.

Several boutique agencies in Ho Chi Minh City and Da Nang now actively market buyer-side advisory services for international clients. These typically encompass property search and shortlisting, legal eligibility assessments on specific listings, quota verification, price negotiation, and end-to-end coordination with a notary or lawyer through to completion. Fees for such services, as of 2024–2025, are broadly consistent with general market commission rates of 1–2% of the purchase price for residential property, though some agents levy a flat consulting fee for the initial search phase. All fee structures must be confirmed in writing with the agent before work begins, as there is no standardised arrangement.

Because Vietnamese law prohibits agents from acting simultaneously as broker and as a contracting party in the same transaction, a structural basis exists for buyer-only representation. However, unlike Australia’s CPD-accredited buyer’s agent profession or similar frameworks in other jurisdictions, Vietnam does not maintain a separate licensing category specifically for buyer’s agents. In principle, any licenced real estate broker can be engaged by a buyer to act exclusively on their behalf.

For foreign buyers who are unable to be physically present in Vietnam during the search and purchase process, appointing a trusted bilingual agent or legal adviser equipped with a notarised power of attorney is the most practical solution. For developer purchases specifically, buyers should insist on a bilingual sale and purchase agreement, monitor contractual milestones carefully, and arrange a notarised power of attorney through a Vietnamese consulate if they will be executing documents from overseas.

Are there organisations in Vietnam that support or represent foreign property buyers?

No dedicated association or advocacy body exists in Vietnam whose sole purpose is to protect or champion the interests of foreign property buyers. Nevertheless, a number of organisations provide relevant guidance, support, or oversight that buyers can draw upon:

Vietnam Association of Realtors (VARS)

VARS is the primary professional body for real estate practitioners in Vietnam. It works to raise professional standards within the industry and has contributed to policy discussions around broker licensing and market transparency. Although its core membership consists of agents and developers rather than buyers, its publications and policy positions offer useful context for understanding the market environment. Website: vars.vn

Vietnam Bar Federation (Liên đoàn Luật sư Việt Nam)

The Vietnam Bar Federation regulates the legal profession in Vietnam and can assist buyers in identifying qualified, licensed property lawyers. Engaging a lawyer affiliated with a provincial Bar Association is strongly recommended for any property transaction. The federation’s national directory is a practical resource for locating reputable legal representation. Website: lienduanluat.vn

Ministry of Construction (Bộ Xây dựng)

The Ministry of Construction is the principal government authority with responsibility for housing legislation, real estate policy, and the regulation of brokers and developers across Vietnam. Its website provides access to official circulars, decrees, and regulatory guidance of direct relevance to property buyers, including the approved housing project lists that define which developments are eligible for foreign purchase. Website: moc.gov.vn

Ministry of Natural Resources and Environment (Bộ Tài nguyên và Môi trường)

This ministry administers Vietnam’s national land registration system, including the issuance of Land Use Rights certificates — commonly referred to as the “Red Book” or “Pink Book” depending on the asset type involved. Foreign buyers seeking to confirm land ownership and identify any encumbrances should engage with this ministry’s provincial offices. Website: monre.gov.vn

Embassy and consular services

Prospective buyers can approach the Vietnamese embassy or consulate in their home country for information on the regulations and procedures that govern property purchases by foreigners. In addition, many foreign embassies and consulates located in Hanoi and Ho Chi Minh City maintain lists of locally recommended lawyers and legal firms, providing a useful starting point for sourcing professional assistance.

Vietnam does not have an official consumer ombudsman for property transactions comparable to the UK’s Property Ombudsman or Australia’s Fair Trading offices. Disputes arising from real estate transactions are generally resolved through the civil courts or, in commercial matters, through local arbitration — a route that is often faster and better suited to resolving commercial disagreements.

What other steps or considerations should foreign buyers be aware of when searching for property in Vietnam?

Foreign ownership restrictions and eligibility

The Housing Law 2023, which took effect in August 2024, together with the Land Law 2024, effective from January 2025, form the current legislative framework governing what foreign nationals may and may not own in Vietnam. The principal rules, as of 2025, are:

• Foreigners are permitted to purchase apartments and houses but may not own the underlying land. Ownership typically takes the form of a 50-year lease that is renewable once. The foreign ownership limit is 30% of all condominium units within any single project, and for houses the cap is 250 units within any given ward-equivalent area.
• Certain zones are off-limits to foreign buyers on national security grounds. It is essential to confirm that any project under consideration has received approval for foreign ownership.
• The eligibility threshold for foreign property ownership in Vietnam is relatively accessible: a valid foreign passport and evidence of lawful entry into Vietnam are sufficient. No specific visa category, residency status, or permanent residence is required.

Always verify the current regulatory position directly with the Ministry of Construction at moc.gov.vn, as the legal framework remains subject to ongoing development.

Step-by-step purchase process

The typical sequence of steps for a foreign buyer completing a property purchase in Vietnam is as follows:

1. Confirm eligibility: Verify that you hold a valid passport and a legal entry visa or entry stamp for Vietnam, and check whether any nationality-specific restrictions are applicable to you.
2. Select a property in an approved project: Ensure that the project in question has been authorised for sale to foreign buyers — developers or the relevant government authority are required to publish lists of approved projects.
3. Engage a lawyer and agent: Given Vietnam’s restrictions on foreign investors, retaining a knowledgeable real estate lawyer is critical to ensuring the purchase satisfies all applicable land and property laws.
4. Conduct due diligence: Carry out thorough due diligence on the property, including verifying its ownership history, confirming the validity of land use rights, and establishing that there are no outstanding debts or unresolved legal issues.
5. Sign the deposit agreement: Once an offer is accepted, the buyer places a deposit and signs a deposit agreement. Under the Real Estate Business Law 2023 (as of January 2025), sellers may only collect a maximum deposit of 5% prior to completion; buyers may also defer a further 5% of the total purchase price until the ownership certificate is received.
6. Open a Vietnamese bank account: Open a Vietnamese bank account denominated in dong to facilitate official payments and to settle the purchase price in accordance with the agreed contractual schedule.
7. Sign the Sale and Purchase Agreement (SPA): A sales contract in Vietnamese, registered with the local authorities, is required to complete the purchase. Bilingual contracts are available and are strongly recommended for foreign buyers.
8. Notarise and register the transfer: Execute the official deed before a recognised Vietnamese notary, then register the transaction with the local Department of Housing and Land Registry, which will issue the property ownership certificate (the “Pink Book”).

Language and translation

Vietnamese is the sole official language for contracts and legal documentation in Vietnam. While many agents in Ho Chi Minh City, Hanoi, and Da Nang are able to communicate in other languages, all contracts must be executed in Vietnamese to carry legal force. Buyers are strongly advised to have all documentation translated by a qualified legal translator and to work with a bilingual lawyer who can confirm that the Vietnamese-language version faithfully reflects all agreed terms. Foreign candidates sitting the broker licence examination are permitted to use an interpreter, which reflects the multilingual character of the market.

The “Pink Book” ownership certificate

Foreign buyers are entitled to hold a property for 50 years from the date the Pink Book is issued, which is the standard term applicable to international purchasers. The Pink Book — formally, the Certificate of Land Use Rights and Ownership of Houses and Other Land-Attached Assets — is the definitive document confirming your ownership rights in Vietnam. Establishing before signing anything that a project is eligible for Pink Book issuance to foreign nationals is a non-negotiable element of the due diligence process.

Common risks for foreign buyers

The principal risks include purchasing in a project that has already reached its foreign ownership quota (which may prevent a buyer from obtaining a Pink Book), acquiring property in a zone designated as security-sensitive, encountering unclear title on resale properties, and developer delays in construction or handover. Because the market can be opaque and challenging to navigate, aligning with an agent who will provide genuine support throughout — including due diligence, legal review, negotiations, and completion — is of real importance. Independent legal counsel is not a discretionary extra in Vietnam; it is a necessity.

Frequently asked questions

Can I search for property in Vietnam remotely, without visiting in person?

When purchasing directly from a developer, foreign buyers can complete a transaction remotely. Developer launches and the majority of agency listings are accessible online. For resale properties, however, an in-person inspection — or a physical visit conducted by a trusted local representative on your behalf — is strongly advisable. If you need to sign documents while abroad, a notarised power of attorney executed through a Vietnamese consulate can authorise a representative in Vietnam to act on your behalf.

Do I need a Vietnamese bank account before buying property?

Yes. Opening a Vietnamese bank account denominated in dong is a required step in the purchase process, enabling buyers to make official payments and to settle the purchase price in line with the contractual schedule. Foreign buyers will need this account to pay purchase instalments, taxes, and registration fees. Most of Vietnam’s major banks — including Vietcombank, Techcombank, and BIDV — offer accounts to foreign nationals. Documentation requirements can vary, so check directly with the bank of your choice for the latest requirements.

Are there restrictions on which properties I can buy as a foreign national?

Yes. Foreigners may purchase apartments and houses in Vietnam but may not own the land on which they stand. Ownership takes the form of a 50-year lease that can be renewed. The foreign ownership quota is capped at 30% of condominium units within any single project, while house purchases are restricted to 250 units within the same ward-equivalent area (as of 2025). Properties located in designated security-sensitive zones are entirely off-limits. Always verify foreign quota availability before making an offer.

What happens if the seller withdraws after a deposit has been paid?

Deposit agreements are legally binding under Vietnamese contract law. If the seller withdraws after one has been signed, the buyer is generally entitled to receive twice the deposit amount in compensation, consistent with the provisions on deposits set out in the Civil Code 2015, Article 328. The precise remedies available will depend on the specific terms of the contract, which is why having a lawyer review the deposit agreement before it is signed is so important. For developer sales specifically, the Real Estate Business Law 2023 introduced enhanced buyer protections, including a cap on the pre-completion deposit of 5%.

How do I verify that a project is legally approved for foreign buyers?

To obtain information about housing projects approved for sale to foreign buyers, contact the Department of Construction in the relevant province or city. Provincial Departments of Construction hold records of approved commercial residential developments that are eligible for foreign ownership. Your lawyer or agent can assist with this verification, which should always be completed before making any financial commitment.

Is it safe to buy off-plan (pre-construction) property in Vietnam?

Off-plan purchases carry distinct risks in Vietnam, including construction delays, developer insolvency, and changes to foreign quota allocations before handover. Since January 2025, Vietnam’s Real Estate Business Law No. 29/2023/QH15 has been in effect, limiting the deposit a seller may collect to a maximum of 5% prior to completion, which provides a degree of buyer protection. Buyers should conduct comprehensive due diligence on the developer’s history and reputation, and verify that all construction permits and land allocation documents are properly in place before committing to a purchase.

Do I need a lawyer, and what does a property lawyer in Vietnam typically cost?

Given Vietnam’s restrictions on foreign investors, retaining a well-informed real estate lawyer is critical to ensuring any purchase complies fully with Vietnam’s land and property laws. Legal fees vary considerably depending on the law firm and the complexity of the transaction. Buyers can typically expect to pay either a flat fee or an hourly rate for transactional support, with a broad range of USD 500–3,000 for a standard residential purchase — though this varies widely, and fees should always be confirmed directly with your chosen lawyer. The Vietnam Bar Federation (lienduanluat.vn) can assist in identifying suitably qualified practitioners.

What is the “Pink Book” and why does it matter?

The “Pink Book” is the informal name for Vietnam’s Certificate of Land Use Rights and Ownership of Houses and Other Land-Attached Assets (Giấy chứng nhận quyền sử dụng đất, quyền sở hữu nhà ở và tài sản khác gắn liền với đất). By working through the Pink Book process, observing quota requirements, and meeting reporting obligations, foreign buyers can secure Vietnamese property on a structured and lawful basis. Without a Pink Book issued in your own name, your ownership rights are not fully protected under Vietnamese law, and selling the property in the future will be considerably more difficult. Before proceeding with any purchase, confirm that both the development and the specific unit are eligible for Pink Book issuance to a foreign national.