Vietnam – Buying Property

Can foreign nationals legally buy and own property in Vietnam?

The Housing Law 2023 (effective August 1, 2024) and the Land Law 2024 (effective January 1, 2025) together constitute the governing framework that determines what foreign nationals may and may not hold in Vietnam. The brief answer is: yes, foreigners can acquire residential property — but with substantive constraints that distinguish Vietnam from markets such as Spain, Portugal, or Thailand, where non-nationals can more readily obtain freehold title.

Under Vietnamese law, all land is collectively held by the people and administered by the state. No individual or entity — including Vietnamese citizens — holds outright ownership of land. Instead, people and organisations possess Land Use Rights (LURs), which entitle them to use, develop, and transact with land within prescribed legal boundaries. For a foreign purchaser, this means ownership extends to the structure — the apartment or house — but not to the ground on which it stands.

Under the Housing Law 2023, foreign organisations and individuals may own housing in Vietnam if they fall within one of the following categories: foreign-invested economic organisations undertaking housing development projects in Vietnam; other foreign entities such as branches, representative offices, or foreign investment funds operating within the country; and foreign individuals who have lawfully entered Vietnam.

Foreign organisations or individuals may hold no more than 30% of the total apartments in a residential building. For standalone dwellings — including villas, terraced houses, and land plots — ownership within an area equivalent to one ward is capped at no more than 250 houses.

Foreign individuals may own residential property for up to 50 years from the date the ownership certificate is issued. This period may be renewed once for a further 50 years, provided the applicable conditions are satisfied. This leasehold model parallels the structures available to foreign buyers in parts of Southeast Asia — comparable, for instance, to long-term leasehold arrangements in Thailand and Indonesia.

Foreigners are prohibited from owning real estate in areas deemed sensitive from a national defence or security perspective, or in regions where ownership could adversely affect urban planning objectives. Agricultural land and rural plots outside approved housing projects are also off-limits for direct foreign acquisition. Foreign individuals must hold a valid visa and entry stamp, must not be protected by diplomatic or consular immunity, and must possess full legal capacity to engage in civil transactions.

Overseas Vietnamese who retain Vietnamese nationality now enjoy rights equivalent to domestic citizens — no 50-year ownership ceiling, and the ability to hold land use rights directly. Those who formerly held Vietnamese nationality but subsequently renounced it, together with their children and grandchildren, have broadened but not equal rights. These expanded entitlements under the Land Law 2024 represent a meaningful shift and have generated fresh momentum in the market.

The relevant official authority for land and property registration is the Ministry of Natural Resources and Environment (MONRE) and its provincial-level Departments of Natural Resources and Environment (DONRE). The official government land portal is accessible at monre.gov.vn.

What are average property prices in Vietnam, and how do they vary by region?

Vietnam’s property market encompasses a broad spectrum of price points, from affordable secondary cities to premium urban residences with costs approaching those of other regional capitals. Prices differ substantially by city, district, and property type, and the market has been moving at pace — always consult current listings on trusted portals such as batdongsan.com.vn or PropertyGuru Vietnam for the most current figures.

In Hanoi, the average price of apartments surged by a remarkable 29.6% to USD $2,865 per square metre in Q1 2025 compared with the same period a year earlier, according to data released by JLL Vietnam. By Q3 2025, new supply in Hanoi had contracted by 46% quarter-on-quarter, yet average primary prices climbed to approximately $4,332 per m², propelled by high-end developments entering the market.

In Ho Chi Minh City (HCMC), the average primary asking price stood at roughly $3,316 per m² in early 2025, representing a 1.5% year-on-year increase. By Q3 2025, HCMC’s average primary price had risen to $3,752 per m², up 8.8% year-on-year. In 2025, newly launched apartments in major cities were priced at around VND 80 million per square metre (approximately USD $3,028). A 50-square-metre starter condominium could be acquired for around $150,000 — considerably less than a comparable unit in Bangkok or Manila.

Coastal cities offer a distinct value proposition. Nha Trang, a well-regarded coastal destination, attracts property investors on the strength of its thriving tourism industry. The median listing price for houses there stands at around VND 4.2 billion (approximately USD $163,683), with an average price per square metre of VND 40.69 million ($1,587).

Apartments in Quang Nam province are attracting growing interest, with a median listing price of VND 3.13 billion ($121,953) and a price per square metre of VND 49.73 million ($1,939). These figures position them as a compelling mid-range option for buyers seeking residential or rental property in an expanding region.

In rural districts and smaller provincial towns, property can be considerably more affordable — houses on the city outskirts can be purchased for around $100,000 in many locations. The gap between tier-one city prices and secondary markets remains pronounced, presenting different risk and yield profiles for investors. Always cross-reference current prices with official listings and seek local expertise, as the market has been volatile and data can shift materially within a short timeframe.

Where are the most popular locations to buy property in Vietnam?

Ho Chi Minh City (HCMC) is Vietnam’s commercial engine and a premier destination for both residential and commercial real estate. Areas such as District 1, Thao Dien (District 2), and District 7 are especially sought after by investors for their cosmopolitan lifestyle, international schools, upscale apartment stock, and strong transport connectivity. The city hosts a large, well-established expatriate community and a buoyant short-term rental market driven by business visitors and tourists.

Hanoi, the capital, draws buyers who favour a more traditionally rooted urban environment alongside a growing financial and diplomatic precinct. Districts such as Tay Ho and Cau Giay command reliable demand from expatriate and professional tenants, making them enduringly popular with property owners. Hanoi also benefits from its proximity to the country’s political institutions and leading universities, underpinning consistent rental absorption.

Da Nang, situated on the central coast, has expanded rapidly as a lifestyle destination. With direct international flights, celebrated beaches, and a comparatively unhurried pace of life, the city appeals to retirees and remote workers alike. Rental yields for Da Nang apartments range between 2.34% and 3.62%, averaging 3.06%. Significant improvements to the city’s road and aviation infrastructure in recent years have further enhanced its appeal to international purchasers.

Hoi An, located close to Da Nang, remains among Vietnam’s most cherished destinations for lifestyle-oriented buyers drawn by its UNESCO World Heritage old town, artisan culture, and beach access. Property here tends to command a premium and is popular with those pursuing a holiday home or boutique short-term rental investment.

Beyond these major centres, foreigners also explore opportunities in Nha Trang, Can Tho, and Binh Duong, where development activity is accelerating. Nha Trang’s beach resort credentials and a year-round tourism season make it a natural draw for holiday property purchasers and short-term rental investors.

Are there any emerging or up-and-coming areas worth considering in Vietnam?

The first phase of Long Thanh International Airport opened in December 2025, and surrounding areas of Dong Nai province are already registering heightened buyer interest. Infrastructure investment on this scale has historically produced a significant ripple effect on nearby land values, and Dong Nai is being watched attentively by investors hoping to gain ahead of subsequent airport development phases.

The principal catalyst driving anticipated growth in Vietnam’s emerging neighbourhoods is the completion of major infrastructure — including ring roads, bridges, and the new Long Thanh International Airport. One area that may deliver stronger-than-expected appreciation is Gia Lam district in Hanoi, where the Ocean Park development and improving bridge connections are drawing young families who have been priced out of central locations.

Binh Duong province, adjoining Ho Chi Minh City, is attracting attention for its industrial expansion, housing affordability relative to HCMC, and strengthening transport links. Similarly, the Thu Duc metropolitan area — formally absorbed into Ho Chi Minh City — is being cultivated as a technology and innovation hub, with substantial public infrastructure investment in the pipeline. Phu Quoc island, reachable by direct international flights, continues its trajectory as a resort and retirement destination, though buyers should exercise particular care to verify the legal standing of any property before committing to a purchase in this zone.

Urbanisation, foreign direct investment, and demographic forces continue to generate genuine housing demand, especially in mid-range and affordable segments. Buyers prepared to look one step beyond established hotspots may encounter better value — though due diligence in less-developed areas typically demands greater rigour, as project approvals and infrastructure schedules carry higher levels of uncertainty.

What are the current trends in the property market in Vietnam?

Across the twelve months from January 2025 to January 2026, residential property prices in Vietnam rose by an estimated 6% to 10% on average across all asset types. Apartments appreciated more rapidly — around 7% to 12% — particularly in Hanoi, while landed homes such as townhouses and villas recorded more measured gains of 4% to 9%, depending on location and legal status.

The single most significant factor driving recent price movement in Vietnam has been constrained supply in major cities, where project approvals and phased launches have not kept pace with buyer demand. In the first nine months of 2024, a substantial proportion of new supply consisted of high-end and luxury condominiums, accounting for 70% of newly launched properties. This pattern reflects an expanding appetite for premium living environments.

The new Land Law 2024 is beginning to unlock previously stalled housing projects, a development that could ease residential supply shortfalls in Vietnam’s market by 2027 or 2028. Foreign buyers — including expatriate Vietnamese and regional investors — remain active, supported by clearer ownership rules introduced since 2024.

A number of Vietnamese banks have rolled out mortgage products with interest rates fixed at 5% to 6%, the lowest level recorded in the past decade. Reduced borrowing costs have encouraged domestic buyers back into the market and provided support for price growth. Readers should note, however, that lending conditions for foreign purchasers differ considerably — most international buyers will need to self-fund or arrange finance outside Vietnam, as mortgage access for non-residents remains restricted.

Post-pandemic remote working patterns have reinforced demand for lifestyle destinations such as Da Nang and Hoi An, where international buyers seek greater space and quality of life alongside rental income potential. Sustainability principles and eco-building concepts are beginning to surface in premium developments, particularly in resort areas, though this remains an early-stage trend in Vietnam relative to more mature markets. For the most current market intelligence, consult reports from Savills Vietnam, CBRE Vietnam, or Knight Frank Vietnam.

Is buying property in Vietnam a good investment?

Vietnam’s economic fundamentals build a persuasive case. GDP grew by 8% in 2025, establishing a strong income and employment base that sustains continued housing demand. Vietnam’s real estate sector is now regarded as a leading ASEAN investment destination, with foreign direct investment into residential and commercial projects reaching over $12 billion in 2024. These are powerful drivers of capital appreciation over the medium to long term.

On the matter of rental yields, the picture is moderate rather than exceptional. The average gross rental yield in Vietnam stood at 3.16% in Q1 2025, down from 3.83% in Q1 2024, according to the Global Property Guide. In Ho Chi Minh City, yields range between 1.87% and 5.03% depending on the district, with a city-wide average of 3.52%. These figures are broadly comparable to many Western European markets, though lower than some higher-risk emerging economies. Certain premium short-term rental properties — particularly in Da Nang and Nha Trang — can achieve higher returns, but with greater occupancy risk attached.

Capital growth has been the more compelling argument for investment. Hanoi’s condominium market outpaced Ho Chi Minh City in 2025, with apartment prices rising 7% to 12% year-on-year compared with 4% to 9% in the south. Nevertheless, prices in some segments have risen more quickly than rental yields can support, meaning that if credit conditions tighten or economic momentum softens, buyers may find more attractive entry points at a later stage.

Currency risk is a material consideration for foreign buyers holding assets denominated in Vietnamese Dong (VND). The VND has historically been managed within a relatively controlled range by the State Bank of Vietnam, but exchange rate movements can affect returns at the point of repatriation. Moving funds into and out of Vietnam requires the use of licensed banks and thorough documentation of the source of funds. Property investment confers no right to residency or citizenship in Vietnam; buyers seeking long-term stays should explore employment or business visa pathways.

As with any market, property investment in Vietnam carries genuine risks — legal complexity, leasehold rather than freehold tenure, and a regulatory environment still in evolution. Independent financial and legal advice is strongly recommended before any commitment is made.

What types of property are commonly available to buy in Vietnam?

Vietnam’s property market offers a variety of asset types, though foreign buyers are confined to those within approved commercial housing projects. Understanding what is on offer — and where — enables buyers to align their expectations with what is legally accessible.

• Apartments (condominiums): Foreign individuals and companies may purchase apartments within commercial housing projects, though they cannot hold the underlying land — ownership is restricted to the unit itself. High-rise condominium developments dominate the new-build pipeline in Hanoi and HCMC, ranging from entry-level units to luxury serviced apartments offering resort-style amenities.
• Villas and standalone houses: Houses and villas are available to foreign purchasers provided they are constructed on land carrying the appropriate land use certificates and are situated within urban or residential zones. In Hanoi, villas are typically priced at $500,000 and above. Suburban and resort villa developments are popular with lifestyle buyers.
• Townhouses (terraced houses): A common property type across Vietnam’s cities and satellite towns, townhouses typically share a party wall with neighbouring properties, whereas villas are detached buildings. They offer more living space than apartments at competitive prices, particularly in suburban districts.
• Off-plan properties: Developers frequently offer off-plan properties at 10–15% below the completed price. Buyers typically commit 15–30% upfront when signing, with the remainder payable in staged instalments over 18–36 months as construction advances.
• Resort and holiday properties: Beachfront condotels, resort apartments, and holiday villas are widely promoted in coastal destinations such as Da Nang, Nha Trang, and Phu Quoc. Buyers should exercise heightened caution regarding legal status in these categories, as some resort-style products carry complex or ambiguous ownership structures.
• Commercial and industrial properties: Commercial real estate — offices, retail premises, or warehouses — falls under a different set of rules. Foreign-invested companies may own such assets under specific conditions.

Foreign buyers cannot acquire vacant land plots, agricultural land, or any property outside an approved housing development project. In rural or less developed areas, the selection of projects accessible to foreign purchasers is more limited, and administrative procedures may be protracted or subject to local interpretation.

What is the typical step-by-step process for buying property in Vietnam?

The acquisition process in Vietnam differs markedly from purchasing property in countries such as the US, UK, or Australia. There is no independent land title insurance system and no equivalent of a licensed conveyancer routinely overseeing transactions on the buyer’s behalf. Legal responsibility rests more heavily with the buyer, making professional guidance indispensable. The overall timeline from accepted offer to receipt of the Pink Book typically spans two to six months, depending on the property type and transaction complexity.

1. Check eligibility and quota availability: Foreigners may hold up to 30% of units in a condominium block and no more than 250 landed houses within an area equivalent to a ward. Confirm the property falls within an approved commercial housing project and is not in a defence or security zone, and request written confirmation of remaining quota availability from the developer or local authority.
2. Select a property and appoint a lawyer: Given Vietnam’s restrictions for foreign investors — including land leaseholds and quantity limitations — retaining an experienced real estate lawyer is critical to ensuring the purchase complies with all applicable land and property laws. Appoint your lawyer before signing any document.
3. Make an offer and pay a deposit: Once an offer is accepted, the buyer places a deposit and executes a deposit agreement. The deposit typically ranges from VND 50 million to 5% of the purchase price, depending on market norms.
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 legal encumbrances. Your lawyer should verify the Red Book or Pink Book and confirm the property’s planning and zoning status with DONRE.
5. Sign the Sales and Purchase Agreement (SPA): The contract must be drafted in Vietnamese (with an English translation where required), executed before a public notary, and must clearly set out the price, payment schedule, and all relevant terms. For purchases directly from a developer, notarisation is not obligatory. For resale market purchases from an individual, notarisation at a licensed notary office is mandatory.
6. Make payments via a Vietnamese bank account: All payments must be routed through a Vietnamese bank account in Vietnamese Dong (VND); cash transactions are not permitted. Payments are generally disbursed in instalments in accordance with the schedule stipulated in the SPA.
7. Receive the property handover: Accept the formal handover of the property along with all accompanying documentation, including handover minutes, invoices, and payment receipts. Conduct a thorough physical inspection at this stage.
8. Pay taxes and registration fees: The seller is liable for personal income tax at 2% of the gross sale price, while the buyer pays a registration fee of 0.5% of property value. VAT of 10% applies to new properties purchased from developers (as of 2025).
9. Register ownership and receive the Pink Book: Submit your title registration dossier to the land registration office to obtain the Certificate of Land Use Rights, Ownership of Houses and Other Land Attached Assets — the “Pink Book.” Most localities require submission within approximately 30 days of the notarised contract date. The Pink Book records your ownership term and serves as the reference document for any subsequent extension or resale.

Do I need a lawyer to buy property in Vietnam, and how do I find a reputable one?

Engaging a lawyer is not invariably a legal requirement for every transaction, but it is strongly advisable in practically all circumstances for foreign buyers. For any international investor, a thorough understanding of Vietnamese law and property regulations is essential to steer clear of legal hazards and ensure full compliance throughout the process. A qualified legal professional is necessary to scrutinise every aspect of the transaction.

You should engage a lawyer whenever the transaction involves significant value, land plots, joint family ownership, or any structure more complex than a straightforward completed apartment purchase from a reputable developer. A local lawyer can verify title, examine planning status, negotiate contract terms, and coordinate with notaries, banks, and land offices on your behalf.

A local real estate lawyer reviews encumbrances, confirms quota availability, and aligns the Sales and Purchase Agreement with current legislation to avoid obstacles at the registration stage. If you are unable to attend key milestones in person, the lawyer can arrange a notarised power of attorney locally, or guide you to execute the relevant documents at a Vietnamese consulate overseas.

Legal assistance from a Vietnamese law firm generally costs between USD $1,500 and $3,000 for a standard transaction, with fees ranging from $1,000 to $3,000 depending on complexity (as of 2025). Confirm current rates directly with firms, as charges vary.

Lawyers in Vietnam must hold a valid practising certificate issued by the Vietnam Bar Federation (Liên đoàn Luật sư Việt Nam). You can verify a lawyer’s credentials and locate registered firms via the Vietnam Bar Federation website: lienduanluat.vn. The Ministry of Justice also maintains a directory of licensed notary offices at moj.gov.vn. For transactions involving foreign investment structures, firms operating in Vietnam that are affiliated with international legal networks — such as Dezan Shira & Associates, DFDL, or Tilleke & Gibbins — offer additional reassurance of internationally recognised standards.

What are the most common pitfalls and problems expats encounter when buying property in Vietnam?

While Vietnam’s property market is increasingly well-regulated, a number of risks still catch foreign buyers unawares. Familiarising yourself with these hazards in advance provides the best form of protection.

• Foreign ownership quota already exhausted: Although the process is more intricate than in some other markets, the greatest shock for buyers is discovering that the foreign quota for their chosen property has already been consumed. Always obtain written confirmation of quota availability before paying any deposit.
• Title defects and unclear “Pink Book” or “Red Book” status: Avoid acquiring land without a valid Red Book or Pink Book, using a nominee to hold title on your behalf, or making cash payments without banking records. Always verify the title certificate independently through the Land Registration Office before proceeding.
• Off-plan purchase risks: Thoroughly researching a developer’s reputation and financial standing before buying off-plan is essential. The project must hold all required government approvals. Developers with weak balance sheets or projects lacking full legal permits have caused significant financial losses to buyers in the past. Always demand evidence of the project’s Investment Certificate and construction permit.
• Nominee arrangements: Some buyers are tempted to place a Vietnamese national as a “nominee” to hold title on their behalf. This approach carries serious legal risk, is unenforceable, and leaves the foreign buyer with no protected rights if the relationship deteriorates. Such arrangements should never be entered into.
• Unlicensed or undisclosed-interest agents: Exercise caution with developers who have a poor track record or projects lacking proper permits. A clear warning sign is any seller or agent who pressures you to act quickly or discourages legal review. Seek out established agencies with a demonstrable presence in the market, request recommendations from expat community forums, and confirm that agents hold official brokerage certificates.
• Undisclosed debts or charges: A property may carry outstanding mortgages, liens, or unpaid taxes that are not immediately apparent. Thorough due diligence — encompassing ownership history, land use right validity, and confirmation of no outstanding debts or legal claims — is essential.
• Currency transfer issues: All payments must be channelled through licensed Vietnamese banks in VND. Failing to use the correct banking arrangements can create complications when you subsequently attempt to repatriate funds or dispose of the property.
• Restricted zone purchases: National defence and security zones are designated by the Ministry of Defence and Ministry of Public Security and are entirely off-limits for foreign buyers. Certain coastal and border areas also carry restrictions — always verify zoning status before proceeding.

Can I buy property in Vietnam through a company, and is it worth doing?

Foreign companies may hold property in Vietnam for the duration of their investment project, the exact timeframe being stipulated in their official investment certificate. Establishing a Foreign-Invested Enterprise (FIE) or representative office in Vietnam enables a corporate vehicle to hold property, and this route is employed by some international investors — particularly for commercial or larger-scale residential investments.

Foreigners and FIEs may obtain Land Use Rights certificates (Red Books) rather than freehold titles. To hold land use rights at the project level, establishing a Foreign-Invested Enterprise under the Law on Investment 2020 (amended 2025) to lease land directly from the state, or to sublease, is required.

The potential advantages of a corporate structure include more straightforward transfer of ownership through a share sale rather than a property title transfer, potentially cleaner inheritance and succession planning across borders, and the capacity to hold commercial-class assets. However, the drawbacks are considerable: establishing and maintaining an FIE entails ongoing administrative costs, accounting obligations, and annual reporting requirements. The ownership term is tied to the duration of the Investment Registration Certificate rather than the standard 50-year individual term, and renewal is not guaranteed.

Corporate ownership also introduces additional layers of complexity to any eventual sale, and the tax treatment of gains may differ from that applicable to individual ownership. For foreign organisations, the ownership duration tracks the investment registration certificate and terminates when that certificate expires unless successfully renewed — a rule that overrides the 50-year individual ceiling. Anyone considering this route should seek independent legal and tax counsel before proceeding, as the implications can be wide-ranging.

What taxes and ongoing costs should I budget for when owning property in Vietnam?

Vietnam’s property-related tax structure is in many respects more straightforward than those encountered in certain European markets — there is no annual wealth tax comparable to those levied in France or Spain, and there is no capital gains tax on residential property in the conventional sense. Nonetheless, upfront costs and taxes on rental income apply. Always verify current rates with the General Department of Taxation (GDT) at gdt.gov.vn, as figures are subject to revision.

VAT on new homes from developers is set at the standard 10% for commercial housing and 5% for social housing. Vietnam’s 2025–2026 VAT reduction to 8% expressly excludes real estate, so these rates on housing transactions remain unchanged.

Rental income exceeding the tax-free threshold of VND 100 million — approximately $4,000 per year — is taxed at a flat 5% personal income tax rate, with no deduction permitted for associated costs (as of 2025). Residential land use tax is levied at 0.03% of land value, rising to 0.07%–0.15% for non-residential land depending on intended use and location (as of 2025).

In aggregate, upfront costs typically range from 13% to 18%, encompassing 10% VAT on new properties, a 0.5% registration tax, and notary fees. Budget conservatively and obtain a comprehensive cost breakdown from your lawyer before exchanging any contracts.

What are the official sources I should consult when buying property in Vietnam?

When acquiring property in Vietnam, always verify information directly with the relevant official bodies. Key sources include:

• Ministry of Natural Resources and Environment (MONRE) — the primary authority for land law, land use rights, and environmental regulations: monre.gov.vn
• Ministry of Construction — responsible for the Housing Law, building regulations, and developer oversight: moc.gov.vn
• General Department of Taxation (GDT) — the authoritative source for all current tax rates including registration tax, VAT, and personal income tax on property transactions: gdt.gov.vn
• Ministry of Justice — oversees the notarial system and maintains a directory of licensed notary offices: moj.gov.vn
• State Bank of Vietnam (SBV) — regulates banking operations and foreign currency transactions relevant to property purchases: sbv.gov.vn
• Vietnam Bar Federation (Liên đoàn Luật sư Việt Nam) — the professional body for licensed lawyers in Vietnam; use this to verify lawyer credentials: lienduanluat.vn
• Vietnam Government Portal — for legal texts, decrees, and official government announcements: chinhphu.vn
• Provincial Departments of Natural Resources and Environment (DONRE) — handles local land registration and property title enquiries at provincial level
• Vietnam Embassy / Consulate in your home country — for general visa and legal entry information: vietnamembassy-usa.org

Frequently asked questions

Can a foreign national buy property in Vietnam without visiting the country?

It is technically possible to complete much of the process remotely using a notarised power of attorney, though at least one visit to Vietnam is strongly recommended for viewings, due diligence, and establishing relationships with local advisors. If you are unable to attend key milestones in person, a lawyer can arrange a power of attorney locally or guide you to sign the necessary documents at a Vietnamese consulate abroad.

Does buying property in Vietnam give me the right to live there?

Property investment does not confer residency or citizenship in Vietnam. You will still need to obtain the appropriate visa category for your intended stay — such as an employment visa, business visa, or long-stay e-visa. If you plan to retire or reside in Vietnam over the long term, consult an immigration specialist alongside your property lawyer.

What happens to my property when my 50-year ownership term expires?

Foreign individuals may own residential property for up to 50 years from the date the ownership certificate is issued, with the possibility of a single renewal for a further 50 years if the requisite conditions are met. If an extension is not approved, you retain the right to transfer, sell, or gift the property before the term concludes. The extension process requires a formal application to the competent authority and is not automatic.

Can I get a mortgage in Vietnam as a foreign national?

Mortgage access for foreign buyers in Vietnam is limited. A small number of Vietnamese banks extend home loan products to foreigners holding valid residency, but terms tend to be restrictive and approval is far from straightforward. The majority of foreign buyers fund their purchases with capital transferred from abroad through a licensed Vietnamese bank. Ensure all currency transfers are properly documented to avoid complications at resale.

What is the “Pink Book” and how do I get one?

Formally known as the Certificate of Land Use Rights, Ownership of Houses and Other Land Attached Assets, the Pink Book serves as your title document. It records the unit and any associated common land use rights where applicable. Once the contract has been notarised and a complete, valid dossier — including proof of all tax and fee payments — has been submitted, the legal processing and issuance deadline is 15 working days. The entire sequence from start to receipt of the certificate typically takes one to two months.

Are there any restrictions on renting out my Vietnamese property?

Rental income exceeding the tax-free threshold of VND 100 million (approximately $4,000 per year) is subject to a flat 5% personal income tax, along with 5% VAT on gross rental receipts, as of 2025. Rental income must be declared to the General Department of Taxation. Short-term rentals facilitated through platforms such as Airbnb may require additional local licensing; check the requirements with your local People’s Committee and a tax adviser.

Can I sell my Vietnamese property to another foreigner?

Vietnamese legislation allows foreign property owners to divest their holdings through sales to eligible domestic or overseas buyers. Resale transactions require a notarised transfer contract, with the title updated at the land registration office; any sale to another foreign purchaser must still respect the prevailing overall quota. Foreign sellers are liable for personal income tax at 2% of the gross sale price — levied on the entire transaction value rather than the profit — as of 2025.

Is it safe to buy off-plan property in Vietnam?

Off-plan purchases can yield price advantages but carry material risks. Thoroughly examining a developer’s track record and financial health before committing is prudent, and the project must hold all required government approvals. Foreign ownership quotas apply equally to off-plan sales, so acting early in the sales process is advisable if you wish to secure a unit before the cap is reached. Always require written confirmation of all government approvals, scrutinise the developer’s history, and never pay a deposit without legal advice. Instalment payment schedules must be clearly set out in the SPA.