Vietnam – Property Letting

How does the property letting process work in Vietnam?

Vietnam’s rental market is governed primarily by the Housing Law 2023 and the Civil Code 2015. The 2023 Housing Law — encompassing 198 articles spread across 13 chapters — establishes the rules covering house ownership, development, management, use, housing transactions, and the state’s supervisory role in the housing sector. For foreign landlords, the practical process begins long before a tenant sets foot in the property.

Most landlords source tenants through online property portals, social media communities, personal networks, or by working with a local letting agent. Posting listings in both Vietnamese and at least one other language is standard practice across major urban centres. Before agreeing to proceed, landlords should verify prospective tenants’ identity documents, visa status, and — where applicable — employment details.

Contractual relationships between landlords and tenants are governed by the Civil Code 2015, which ensures that rental agreements are fair and legally enforceable. The Housing Law adds to this by requiring that rental contracts include fundamental information such as the rental period and the agreed rent, thereby protecting tenants from arbitrary eviction and ensuring they have access to a safe home. In contrast to common-law systems where a verbal agreement may in theory carry legal weight, tenancies in Vietnam must always be documented in a written contract — and ideally in a bilingual format. Having the contract prepared in both Vietnamese and another language and notarised at a District Notary Public Office reduces the risk of misinterpretation and reinforces enforceability if disagreements arise later.

A standard Vietnamese tenancy agreement will set out the property address, monthly rent, payment schedule, deposit amount, responsibilities for upkeep, and the duration of the tenancy. Rent is freely negotiated between the parties and is generally fixed for the life of the lease, which commonly runs for one to two years. While Vietnam lacks a centralised tenancy register comparable to those found in certain European countries, landlords are still obliged to register tenancies with the relevant local authorities.

Among the most important obligations arising immediately after a lease is signed is the requirement to notify the authorities. Both the landlord and the tenant must report the tenancy arrangement to the local ward or district police within 24 hours of the contract being executed. Failure to do so can expose both parties to financial penalties. This registration requirement applies to both residential and commercial rental agreements.

What types of rental arrangements are available in Vietnam — long-term, short-term, and holiday lets?

Vietnam’s rental landscape encompasses long-term residential leasing, short-term letting, and tourism accommodation, each carrying distinct legal implications — particularly in the wake of the Housing Law 2023.

Long-term residential letting — generally understood as leases of one year or longer — is the most straightforward route for foreign property owners. Contracts are executed between landlord and tenant, registered with the relevant local authorities, and taxed under the standard rental income regime. This arrangement also carries the lowest level of regulatory risk compared with other letting models.

Short-term rentals serve both domestic travellers and international visitors seeking flexible accommodation through platforms such as Airbnb, Luxstay, and Booking.com. There is no nationally prescribed maximum duration for short-term rental stays in Vietnam, but such arrangements typically involve accommodation periods ranging from a few days to fewer than 90 days.

The legal landscape for short-term rentals has, however, shifted considerably in recent years. The Ho Chi Minh City People’s Committee introduced regulations governing the management and use of apartment buildings in the city, explicitly banning Airbnb-style short-term rentals within residential complexes. Under these rules, only mixed-use tourism developments — known as condotels — are permitted to operate as tourist accommodation. Standard residential apartments are barred from short-term rental use.

Ho Chi Minh City’s prohibition on short-term rentals in apartment buildings flows directly from the 2023 Housing Law, which took effect on 1 August 2024 and forbids the use of residential apartments for non-residential purposes. Additionally, short-term rentals are classified as accommodation services and therefore attract a range of legal obligations relating to taxation, invoicing, and fire prevention and safety compliance.

Since August 2024, the Housing Law has technically prohibited short-term rentals of under 30 days in residential apartments across the country. That said, Decision 26/2025 introduces a pilot programme that permits regulated short-term rentals subject to strict compliance requirements. The regulatory picture is still developing, and landlords considering this type of letting should keep a close watch on policy updates and take advice from a Vietnamese lawyer. The Tourism Law 2017, for its part, regulates tourist accommodation and requires short-term rental properties to meet defined standards and hold appropriate licences, while also setting out clear channels through which tourists may seek redress for grievances.

Where a property is operated as a tourism accommodation service, the owner must comply with all applicable tourism legislation. This includes obtaining the relevant hospitality licence from the local authority — a requirement that is entirely separate from property ownership or tax registration.

What rental income can landlords expect in Vietnam, and how are rates set?

Vietnam does not have a rent control system, statutory price caps, or formal rent pressure zones of the kind found in some other countries. Rent is freely agreed between landlord and tenant, meaning that market conditions — location, property size, quality of furnishings, and proximity to business hubs or expat-popular neighbourhoods — are the primary determinants of rental rates.

Average gross rental yields across Vietnam stand at approximately 3.85 percent. Ho Chi Minh City returns around 3.52 percent, while Hanoi sits at roughly 2.9 percent. These averages provide a useful reference point for return expectations, though well-presented properties in prime districts can attract significantly higher rents than these figures suggest.

Rent is conventionally quoted and paid in Vietnamese Dong (VND), although landlords in areas with high concentrations of expatriates may accept US dollars in practice. To keep records clear and minimise currency conversion costs, settling rent in Vietnamese Dong via local bank transfer is advisable — this approach also creates a transparent payment trail that can be useful for visa applications or tax documentation purposes.

Vietnamese law does not provide for any formal rent indexation mechanism or mandatory annual increase formula. Any adjustment to the rent must be mutually agreed and either incorporated into the existing lease or captured in a renewal agreement. Since rent is customarily fixed for the duration of the lease, landlords tend to factor in anticipated increases when negotiating at the point of renewal. For the latest guidance on rental market regulations, landlords should consult the Ministry of Construction or the relevant local housing authority.

Do landlords need to provide a furnished or unfurnished property in Vietnam?

Vietnamese law does not oblige landlords to let their properties furnished. In practice, however — particularly in major cities — furnished lettings are considerably more prevalent and tend to command higher rental income, especially when the target market includes expatriates or short-stay tenants.

In the mid-range to premium segments of cities such as Ho Chi Minh City and Hanoi, fully furnished apartments are the norm, typically including white goods like washing machines, refrigerators, and air conditioning units. In lower price brackets or more residential districts, semi-furnished and unfurnished options are more frequently encountered.

There is no formal regulatory classification or prescribed minimum furnishing standard under Vietnamese housing law for ordinary residential lettings. Regardless of furnishing level, however, landlords are required to ensure that the property meets health and safety standards — meaning it must be in a habitable and structurally sound condition at the point of letting.

From a practical perspective, it is strongly advisable to compile a detailed written inventory of all furnishings at the start of the tenancy, supported by dated photographs. This protects the landlord’s assets and provides an agreed reference point when assessing the deposit at the end of the tenancy. Although there is no legal requirement for a formal inventory scheme equivalent to those used in some other markets, diligent documentation habits take on particular importance in its absence.

Do you need a licence or registration to let a property in Vietnam?

Vietnam does not operate a single, unified landlord licensing regime of the kind found in certain other countries. There is no formal national landlord register that property owners must join before letting out residential premises. Nevertheless, several distinct registration and compliance obligations are imposed by law.

To begin with, anyone deriving income from leasing real estate in Vietnam — including foreign individuals — is legally required to register with the tax authorities and comply with applicable tax declaration and payment obligations. Initial tax registration for property letting activities can be completed either electronically or through direct submission to the competent tax office.

Separately, the tenancy itself must be notified to the local authorities. Landlords are required to declare tenants’ occupancy to immigration officials within 24 hours of the lease being signed. Non-compliance can result in fines for both landlord and tenant alike.

Where a property is used for short-term or tourism-oriented accommodation, the licensing requirements are considerably more demanding. The Tourism Law 2017 requires short-term rental properties to meet defined standards and hold the appropriate licences. Any landlord operating a property as commercial accommodation — even on an informal basis — may need to register as a business operator and secure a tourism accommodation licence from the local Department of Tourism.

Foreign landlords are subject to identical registration obligations to those applying to Vietnamese nationals in respect of tax and tenancy reporting. The key authorities involved are the local tax office (for tax registration), the ward or district police station (for tenant registration), and — for tourism-related activities — the local Department of Tourism. Requirements can change, so landlords should verify the current rules directly with each relevant authority before proceeding.

How do you obtain a landlord licence or register as a landlord in Vietnam?

The central element of the registration process for a foreign landlord in Vietnam is obtaining a tax identification number and declaring rental income to the authorities. The typical sequence of steps, as of 2025, is set out below:

1. Obtain a Tax Identification Number (TIN): Foreign investors are required to register for a tax code with the Vietnamese tax authorities. This registration process involves submitting necessary documentation, such as a passport and investment certificate, and obtaining a tax identification number, which is essential for filing tax returns and fulfilling other tax-related obligations.
2. Submit tax registration documents: Required documents include personal tax identification information of the landlord (for foreign individuals, passport details and personal income tax code if available), a valid lease agreement clearly stipulating which party is responsible for tax declaration and payment obligations in Vietnam, and tax registration declaration form 03-ĐK-TCT per Circular No. 86/2024/TT-BTC, along with proof of ownership of the leased property.
3. Register electronically or in person: Initial registration is commonly undertaken via the General Department of Taxation’s individual tax portal at canhan.gdt.gov.vn, where the landlord submits the required registration information and supporting documents electronically. Following the online submission, the tax authority may request the landlord to present original documents at the commune-level tax office having jurisdiction over the location of the leased property for verification.
4. Await processing: The processing time for initial tax registration is generally within three working days from the date the tax authority receives a complete and valid dossier (as of 2025).
5. Register the tenancy with local police: Once a lease is signed, report the tenant’s occupancy to the ward or district police station within 24 hours. This is a separate step from tax registration and must be repeated each time a new tenancy begins.
6. File and pay taxes on schedule: Taxes are usually paid on a quarterly or yearly basis, depending on the rental contract and income level. Payments can be made directly at the state treasury, through banks, or via the electronic tax payment system. Deadlines are generally within 30 days from the date the obligation arises.

For tourism-oriented lettings, an additional step is required: contact your local Department of Tourism to apply for a tourism accommodation licence under the Tourism Law 2017, and ensure that any applicable fire safety and hygiene standards are met. Fees and procedures differ between localities and property types — always confirm current requirements with the relevant authority before proceeding.

What are the rules around deposits in Vietnam?

It is standard practice in Vietnam for tenants to pay a security deposit equal to one or two months’ rent when entering into a tenancy. The rental agreement should set out clearly the conditions under which deductions may be made and the timeframe within which the deposit will be returned. In the expatriate rental market in particular, arrangements involving one to three months’ deposit plus one month’s rent in advance are common.

Unlike the statutory tenancy deposit protection schemes that exist in countries such as the United Kingdom, Ireland, and Australia — where landlords are legally required to lodge deposits in a government-approved scheme within a specified period — Vietnam has no equivalent centralised mechanism for safeguarding security deposits. There is no obligation on Vietnamese landlords to place deposits in a segregated account or with an independent third party. This makes it all the more important that the written tenancy agreement clearly specifies the circumstances in which the landlord is entitled to make deductions.

Vietnamese law does not prescribe a statutory maximum deposit amount, so this is generally a matter for negotiation between the parties. Permissible grounds for deductions at the end of a tenancy typically include unpaid rent, damage beyond ordinary wear and tear, and any other breach of the contractual terms, provided these are explicitly identified in the agreement. The law does not specify a fixed deadline by which the deposit must be returned following the end of a tenancy, which makes it essential for landlords to include a clearly stated return period in the contract — in practice, seven to thirty days after the tenancy ends is the most commonly used window. Landlords should engage a Vietnamese lawyer to ensure their tenancy agreement meets current legal standards, and consult the Ministry of Construction for any updated guidance.

Who is responsible for maintenance and repairs in Vietnam?

Vietnamese law draws a general distinction between the landlord’s obligation to keep the property in a habitable condition and the tenant’s duty to take proper care of it throughout the tenancy. Landlords are required to ensure the property meets applicable health and safety standards — an obligation that encompasses structural elements, the building fabric, and core systems such as plumbing and electrical installations.

Routine minor upkeep — replacing light bulbs, addressing superficial scuffs, and keeping the property clean and tidy — is generally regarded as the tenant’s responsibility. Major structural repairs, roof maintenance, and the failure of significant fixtures or appliances fall to the landlord, unless the damage was directly caused by the tenant’s negligence or misuse of the property. The tenancy agreement should define the allocation of responsibilities as precisely as possible, since Vietnamese law does not prescribe every detail.

This approach broadly mirrors the landlord-tenant frameworks operating in many civil-law jurisdictions: the landlord provides and maintains a property fit for habitation, while the tenant exercises reasonable care and returns the property in the same condition it was received, accounting for fair wear and tear. Unlike certain other countries where detailed statutory minimum habitability standards and formal rental property inspection regimes are in place, Vietnam’s standards are articulated at a general level within the Housing Law and Civil Code, rather than through prescriptive certification or inspection requirements.

Where disputes arise or either party is alleged to have breached the lease, the matter is customarily addressed first through negotiation and conciliation between the parties. Should these efforts fail to produce a resolution, the dispute may be referred to the appropriate court for adjudication. While Vietnam’s courts are capable of enforcing contracts, local arbitration is often a quicker and more practical avenue for resolving commercial disagreements.

How are letting agents used in Vietnam, and what do they charge?

Letting agents and property management companies occupy an important place in Vietnam’s rental market, particularly for overseas landlords who cannot be present on a day-to-day basis to manage their investments. Foreign landlords who are not based in Vietnam should give serious thought to how their property will be overseen in their absence — professional property management services are available to handle tenant liaison, maintenance coordination, and rent collection on the landlord’s behalf.

A typical letting agent in Vietnam offers a range of services including property marketing and advertising, tenant sourcing and screening, lease preparation, rent collection, and the coordination of maintenance work. Full-service property management companies go further, providing end-to-end management with minimal involvement required from the landlord — an arrangement that is especially well-suited to those based abroad.

Agent fees in Vietnam are not subject to any statutory maximum in the way that letting agent charges are capped in some markets (such as the United Kingdom, where tenant fees are tightly regulated by legislation). Fee structures are a matter of commercial negotiation between the landlord and the agent. As of 2025, typical fees in the Vietnamese market range from the equivalent of one month’s rent as a one-off introduction fee to ongoing management charges of approximately 8–12% of monthly rental income for comprehensive property management services. These figures vary considerably depending on the city, property type, and the scope of services provided — landlords should obtain multiple quotes and confirm current market rates directly with agents.

It is worth being aware that in Vietnam, agents sometimes charge fees to both the landlord and the tenant simultaneously. Unscrupulous agents may seek to extract commissions from both sides, so landlords should always insist on itemised receipts for any commissions paid and negotiate explicit caps on any supplementary charges. For any regulatory updates on agent fee practices, consult the Ministry of Construction or a Vietnamese consumer rights organisation.

What taxes apply to rental income in Vietnam?

Rental income tax in Vietnam applies equally to Vietnamese nationals and foreign property owners. As a non-Vietnamese citizen holding a rental property in Vietnam, you are subject to the same tax framework as local landlords. The primary legislative basis for this is Circular 40/2021/TT-BTC.

Annual rental income that does not exceed VND 100 million (approximately USD 4,000) is exempt from tax, providing some relief to smaller-scale landlords and those with modest rental earnings (as of 2025). Where income rises above this threshold, the following taxes apply:

Non-resident landlords receiving rental income from investment properties face the same tax obligations as resident property owners — an important distinction from the treatment of employment income, where a flat 20% PIT rate is applied to non-residents. Rental income is assessed on a different basis.

Vietnam has entered into double taxation treaties with a number of countries, and these may offer eligible taxpayers reduced rates or exemptions designed to prevent the same income being taxed twice. Whether a particular investor qualifies for treaty benefits depends on their country of residence, and specialist tax advice is recommended to assess this. Notably, no Double Taxation Agreement covering income tax currently exists between the United States and Vietnam, which means American taxpayers cannot access treaty-based reductions on withholding rates.

Tax compliance is not merely a legal obligation — it also has direct practical consequences. Vietnamese commercial banks require evidence of tax payments before permitting the overseas transfer of income earned within Vietnam. Landlords should consult the General Department of Taxation of Vietnam and a qualified local tax adviser to stay abreast of current rules, as this area of law continues to develop.

What are the rules around ending a tenancy or evicting a tenant in Vietnam?

The Global Property Guide characterises Vietnam’s landlord and tenant laws as slightly pro-landlord in their overall orientation. While the statutory framework appears balanced on its face, practical protections for tenants can vary considerably depending on how well tenants understand their legal rights, how carefully contracts have been drafted, and how consistently local authorities apply the rules.

Tenants in Vietnam are entitled to a number of core protections: the right to occupy a safe and liveable property, protection against unlawful removal, and the ability to exit the lease under circumstances agreed upon in the contract. A landlord cannot compel a tenant to vacate the property without a lawful basis for doing so. Recognised grounds for landlord-initiated early termination typically include the tenant’s failure to pay rent, a material breach of the lease terms, or the use of the property for purposes not authorised under the agreement.

The Housing Law establishes tenants’ right to occupy the property for the agreed lease period and sets out the legal procedures that must be followed when seeking possession, including the requirement that any eviction be grounded in specified reasons and carried out in accordance with prescribed processes. The Civil Code 2015 reinforces these protections by rendering tenancy contracts legally binding and requiring both parties to honour their agreed terms.

Notice periods are not prescribed by a single statutory minimum in Vietnamese law in the same way as in certain comparable jurisdictions — they should instead be negotiated and stated explicitly in the tenancy agreement. One to three months’ written notice is typical for either party seeking to end a fixed-term lease at the point of renewal. For early termination during a fixed term, the contract must clearly state the required notice period and any associated penalties; courts will enforce these provisions if a dispute arises.

A tenant may also bring the lease to an early end where the landlord has failed to meet their own contractual obligations. When disputes cannot be settled through negotiation between the parties, they are referred to the district court for resolution. Court proceedings can be protracted, which underscores the importance of a carefully drafted lease that addresses grounds and procedures for termination in unambiguous terms from the outset.

What should expat landlords know about managing property remotely in Vietnam?

A significant proportion of foreign property owners in Vietnam are not permanently resident in the country, making remote management arrangements a practical necessity rather than a luxury. Transferring rental income out of Vietnam can be a complex exercise for non-resident landlords, given the combination of tax regulations and administrative requirements that must be satisfied before overseas remittances are permitted. Careful attention to ongoing compliance is essential for those managing their properties from abroad.

Foreign individuals who own rental properties in Vietnam are permitted to repatriate their rental income, provided all applicable tax obligations have been fulfilled. Where a landlord’s annual income exceeds VND 100 million — or VND 8.4 million per month on average — they must comply with Vietnamese tax requirements, including the Annual Business Licence Tax and the applicable VAT and PIT charges. Commercial banks will ask for proof of tax payment before processing overseas transfers of income generated within Vietnam.

For the day-to-day management of the property, non-resident landlords are strongly encouraged to engage a local property manager or letting agent. Such professionals can handle tenant communications, coordinate maintenance, and collect rent on the landlord’s behalf. Appropriate insurance coverage for potential property damage or losses is also a sensible precaution.

A power of attorney (POA) is an especially useful legal instrument for non-resident landlords, enabling a trusted local representative — such as a Vietnamese-qualified lawyer or property manager — to sign documents, liaise with authorities, and manage the property in the landlord’s name. The POA should be prepared by a lawyer licensed to practise in Vietnam and duly notarised. Having a designated local representative with a valid POA in place can significantly reduce administrative friction when dealing with lease renewals, maintenance authorisation, or interactions with local government offices.

In terms of tax compliance, landlords may either file and pay taxes themselves or, where the tenant is a corporate entity or organisation, arrange for the tenant to file and remit taxes on their behalf. This latter arrangement can simplify the process for non-resident landlords considerably, provided it is clearly set out in the lease. For ongoing tax management from abroad, engaging a Vietnamese-qualified accountant or tax adviser is strongly recommended.

Frequently asked questions

Can a non-resident own and let property in Vietnam?

Under the Housing Law 2023, foreign organisations and individuals are permitted to own residential property in Vietnam provided they fall within one of the designated eligible categories, which includes foreign individuals who are legally permitted to enter the country. Non-residents who earn rental income from investment properties in Vietnam are subject to the same tax obligations as domestic property owners (as of 2025). Tax must be declared and paid in full before rental income can be transferred out of the country.

How long can a foreign individual own property in Vietnam?

Foreign individuals are allowed to own residential property for up to 50 years, starting from the date the ownership certificate is issued. This term may be extended once for another 50 years if conditions are met (as of 2025). The extension must be applied for before the original ownership period expires.

Do I need a local agent to let my property in Vietnam?

There is no legal requirement to use a letting agent. However, for non-resident landlords especially, a local agent or property management company is strongly advisable. Reliable property management services can assist with tenant communications, maintenance, and rent collection. Agents also help with the mandatory tenant registration obligations, which must be completed within 24 hours of a tenancy beginning.

Is Airbnb or short-term holiday letting legal in Vietnam?

Ho Chi Minh City has banned short-term rentals like those on Airbnb in residential complexes. Only mixed-use tourism developments (condotels) may be used as tourism accommodation; all other ordinary residential apartments are prohibited from short-term rentals. Since August 2024, Vietnam’s Housing Law technically prohibits using residential apartments for short-term rentals under 30 days, though Decision 26/2025 introduces a pilot programme allowing regulated short-term rentals with strict compliance requirements. The rules are evolving — consult a local lawyer and your local Department of Tourism for the current position in your area.

How much tax will I pay on rental income in Vietnam?

Annual rental income up to VND 100 million (approximately USD 4,000) is exempt from tax (as of 2025). Where income exceeds this threshold, landlords are required to pay 5% VAT and 5% Personal Income Tax, producing a combined tax rate of 10% applied to gross rental income (as of 2025). A Business Licence Tax also applies at rates determined by income bracket. Consult the General Department of Taxation and a local tax adviser for current rates and filing procedures.

What deposit can I charge as a landlord in Vietnam?

Tenants are typically required to provide a security deposit equivalent to one or two months’ rent. There is no statutory maximum cap on deposits and no government-backed deposit protection scheme in Vietnam. The conditions under which deductions may be made, and the timeline for returning the deposit, should be explicitly set out in the tenancy agreement. Landlords should record the property’s condition in writing and with photographs at the beginning of the tenancy.

What happens if a tenant refuses to leave in Vietnam?

The Housing Law confirms tenants’ right to remain in occupation for the duration of their lease and establishes the legal procedures that must be followed when seeking possession — any eviction must be grounded in specified reasons and conducted according to prescribed processes. A landlord cannot remove a tenant by force or without a lawful basis. Where disputes cannot be settled through negotiation or conciliation, the matter is referred to the appropriate court for determination. A carefully drafted tenancy agreement with explicit termination provisions is the most effective safeguard against this type of dispute.

Can I repatriate rental income out of Vietnam?

Foreign individuals owning rental properties in Vietnam can remit their rental income abroad, provided they have met their tax obligations. Commercial banks require proof of tax payments before allowing overseas transfers of income earned in Vietnam. Non-resident landlords should ensure all VAT, PIT, and Business Licence Tax filings are up to date before attempting to transfer rental proceeds overseas. A local accountant or tax adviser can manage this process on your behalf.