How to Buy Property in Vietnam as a Foreigner (2026) — Ownership Guide
Foreigners can own property in Vietnam — apartments and houses in eligible developments — but not land, and only within per-project quotas and a renewable 50-year leasehold. This guide explains what's allowed, the buying process, payment and repatriation rules, and the risks to watch. It's an orientation, not legal advice — engage an independent Vietnamese property lawyer before signing anything.
Step-by-step
- 1
Understand what foreigners can own
Foreigners can buy apartments and houses in commercial developments, but cannot own land directly — land in Vietnam is collectively owned and held via land-use rights. Foreign buyers receive ownership of the dwelling on a long-term, renewable leasehold basis.
- 2
Know the quotas and limits
Foreign ownership is capped per project: foreigners may own up to ~30% of units in a single apartment building, and a limited number of houses/villas in a given area (a draft revision reported in October 2026 would remove landed houses — see the policy watch note under the ownership rules). Confirm a project still has foreign quota ("foreign room") before committing.
- 3
Check eligibility and documents
You generally need a valid passport and legal entry to Vietnam. Verify the developer's legal right to sell to foreigners, the project's ownership certificate (pink book) status, and that the unit falls within the foreign quota.
- 4
Reserve and sign the SPA
Pay a reservation deposit, then sign a Sale and Purchase Agreement (SPA) with the developer. Have the SPA reviewed by an independent Vietnamese lawyer — check payment schedule, handover date, penalties, and the leasehold term.
- 5
Pay through compliant channels
Payments are typically staged against construction milestones and must flow through a Vietnamese bank, ideally from a foreign-currency or capital account, with documentation — this matters for repatriating proceeds when you later sell.
- 6
Register ownership and plan the exit
On handover, obtain the ownership certificate. The foreign leasehold runs about 50 years and is renewable (confirm the extension mechanics in Decree 95/2024). Plan your exit: foreigners can sell to locals or other foreigners (subject to quota) and repatriate proceeds if the original inflow was documented.
The key distinction: buildings vs land
The single most important thing to understand is that Vietnam has no freehold land for anyone — land is collectively owned and held via land-use rights. Foreigners can own the dwelling (apartment or house) in an eligible commercial project on a renewable leasehold, subject to a foreign ownership limit per building. This is closer to how foreign-owned condos work elsewhere in Asia than to Western freehold ownership.
The ownership rules at a glance
| Rule | What applies | Source note |
|---|---|---|
| What you can own | Apartments and houses in eligible commercial projects — never the land itself | Housing Law 2023 and Decree 95/2024 |
| Apartment cap | Up to 30% of the units in one building; for multi-block complexes sharing a podium, 30% per block | Decree 95/2024 |
| Landed houses | A cap on landed houses, commonly cited as around 250 within a defined area | Sources describe the area differently (per ward, or per area of about 10,000 residents) — read the decree text; see the policy watch below |
| Term | About 50 years from the certificate date, renewable | Housing Law 2023 and Decree 95/2024. Some sources describe a single extension of up to 50 years applied for about 3 months before expiry — confirm in the decree text |
| Annual property tax | Reports suggest no recurring tax specific to a home itself, but other taxes or fees may apply to your case | Weak source — confirm with a tax adviser |
From shortlist to certificate
-
Check eligibility and quota
You + lawyerConfirm the project is approved for foreign sale and that its foreign quota (30% per building or block) still has room.
Gate: No quota, no purchase.
-
Reserve and negotiate the SPA
DeveloperPay a reservation deposit and review the Sale and Purchase Agreement: payment schedule, handover date, penalties, term.
Gate: Have an independent Vietnamese lawyer review before signing.
-
Pay in milestones through a Vietnamese bank
YouPayments follow construction stages. Bring funds in from abroad through the banking system with documents.
Gate: Documented inflows are what allow repatriation at sale.
-
Handover and certificate
Developer + authorityOn handover, obtain the ownership certificate showing the term.
Gate: Check the term on the certificate, not just the contract.
-
Hold, renew or sell
YouSell to locals or other foreigners within quota, or apply to extend before expiry.
Gate: Seller pays 2% personal income tax on resale.
Process summary from the Housing Law 2023, Decree 95/2024 and practitioner guidance.
What it costs on top of the price
| Cost | Rate | Paid by | Illustration on 4,000,000,000₫ |
|---|---|---|---|
| VAT on property attached to land | 10% (unverified: one guide lists 5%) | Buyer | 400,000,000₫ |
| Registration fee | 0.5% (rate varies between sources) | Buyer | 20,000,000₫ |
| Maintenance fund (only if your SPA applies it) | 2% (unverified: single source) | Buyer | 80,000,000₫ |
| Notary and legal fees | Roughly 0.05–0.3% (sources differ) | Buyer | Get quotes |
| Personal income tax on resale | 2% of sale price | Seller | Not an upfront cost |
Illustration assumes a unit price of 4,000,000,000₫. Because we cannot tell from sources whether your SPA price already includes VAT or whether a maintenance fund applies, the upfront total is a range: about 20,000,000₫ (price already includes VAT, no maintenance fund; registration fee only) up to about 500,000,000₫ (VAT, registration and maintenance fund all charged on top). Check these points in your contract before comparing offers. One guide lists a 5% VAT rate, which conflicts with the 10% stated by a law firm, and the 2% maintenance fund appears in only one source. Treat all rates as needing confirmation.
Frequently Asked Questions
Can foreigners buy property in Vietnam?
Yes, but with limits. Foreigners can buy and own apartments and houses within eligible commercial developments, but they cannot own land outright — land is collectively owned in Vietnam and held through land-use rights. Foreign buyers receive ownership of the dwelling on a renewable long-term leasehold, subject to per-project quotas.
How long can a foreigner own property in Vietnam?
Foreign individuals typically receive ownership for a 50-year term from the date stated on the ownership certificate, and this is renewable. Foreigners married to Vietnamese citizens, and certain entities, may receive different (often longer or stable) terms. The dwelling can be sold or inherited within the rules during that period.
What are the foreign ownership limits on Vietnamese property?
Foreign buyers may collectively own up to about 30% of the units in a single apartment building, and a capped number of landed houses/villas within a defined administrative area (commonly cited as around 250 houses in a defined area; sources describe the area differently — and a draft revision reported in October 2026 would remove landed houses, so check the policy watch note on this page). Each project has a finite foreign quota, so it's essential to confirm availability before buying.
Can foreigners own land in Vietnam?
No. Land in Vietnam is owned collectively by the people and administered by the state; individuals and companies hold land-use rights rather than freehold land. Foreigners can own the buildings/apartments on eligible projects but not the underlying land, which is the key structural difference from many Western markets.
Can a foreigner sell Vietnamese property and take the money out?
Yes, foreigners can resell to eligible buyers (locals, or other foreigners within quota) and repatriate the proceeds — but smooth repatriation depends on having brought the original purchase funds in through proper banking channels with documentation. Keep clean records of every inbound payment from the start.
Sources
- Vietnam News and Vietnam Law Magazine — foreign ownership limits under the Housing Law 2023 and Decree 95/2024 (30% per building, 250 landed houses, 50-year term)
- The Star / Asia News Network, 2 Oct 2026 — draft revision limiting foreign ownership to apartments
- Tilleke & Gibbins (via Multilaw) — 10% VAT on property attached to land, not on land-use rights
- Emerhub and Global Property Guide — registration fee, notary fees, 2% personal income tax on transfer; rates vary between sources
Figures and rules are summarised from the sources above in October 2026. Items marked unverified or single-source were not independently confirmed, and several figures come from secondary summaries; confirm the current text with an official source or a qualified adviser before acting. Not legal, tax or investment advice.