Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Everything you need to know before buying real estate is included in our Vietnam Property Pack
Foreign buyers looking at Binh Duong often ask us the same question: can I actually own property here, or will I run into the same restrictions that apply across Vietnam?
The short answer is that you can own apartments and certain houses, but not the land underneath, and there are quotas, time limits, and restricted zones that you need to understand before signing anything.
This article breaks down exactly what foreigners can and cannot buy in Binh Duong in early 2026, covering eligibility, costs, legal structures, and the common mistakes that trip up buyers in areas like Di An, Thuan An, and Thu Dau Mot.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Binh Duong.
Insights
- Binh Duong apartment prices rose 112% over ten years, reaching around VND 45 million per square meter in early 2026, making early entry increasingly important for foreign buyers.
- Foreign ownership in Binh Duong apartment buildings is capped at 30% of total units, and in areas like Di An and Thuan An, popular projects hit this quota faster than in other provinces.
- Binh Duong delivered nearly 12,000 new apartment units in Q1 2025 alone, accounting for 49% of all new supply in southern Vietnam, creating more options but also more due diligence work.
- Rental yields in Binh Duong average 4.7% annually, with some premium projects in Thu Dau Mot and Thuan An reaching 6% to 7.5%, outperforming Ho Chi Minh City averages.
- Around 45,000 foreign experts currently work in Binh Duong's industrial zones, creating strong and consistent demand for quality rental apartments that supports resale values.
- New apartment prices in Thuan An jumped from around VND 30 million per square meter in 2024 to VND 60 million per square meter in early 2026 at projects like The Emerald 68.
- The 2025 Binh Duong land price list increased official valuations by 30% to 80%, directly pushing up closing costs for new projects launched after the adjustment.
- Di An borders Thu Duc City and will benefit from the Metro Line 1 extension, making it the top location for foreigners who commute to Ho Chi Minh City.
Can a foreigner legally own land in Binh Duong right now?
Can foreigners own land in Binh Duong in 2026?
As of early 2026, foreigners cannot own land outright in Binh Duong because Vietnam's constitution establishes that all land belongs to the people and is managed by the State, meaning individuals only hold land-use rights rather than freehold ownership.
The practical result of this system is that foreign individuals are prohibited from being granted residential land-use rights the way Vietnamese citizens can, so you cannot simply buy an empty plot in Di An or Thuan An and register it in your name.
The closest legal alternative to land ownership for foreigners in Binh Duong is purchasing an apartment or eligible house within a commercial housing project, where your ownership certificate covers the building while the land rights remain attached to the project structure.
Vietnam's foreign property restrictions are based primarily on residency status rather than specific nationality, so there is no blacklist of banned countries, but properties in areas designated for national defense or security are off-limits to all foreign buyers regardless of where they come from.
Can I own a house but not the land in Binh Duong in 2026?
As of early 2026, foreigners in Binh Duong can own the housing unit itself, whether an apartment or eligible landed house in a commercial project, while the underlying land remains part of Vietnam's state-managed land system with attached use rights.
When you purchase property as a foreigner, you receive a "Pink Book" certificate that confirms your ownership of the building and your associated rights, though this differs from the full land-use-right certificate that Vietnamese citizens receive for landed properties.
Your ownership term is typically capped at 50 years from the date of certificate issuance, and when this period ends, you can apply for an extension, though renewal is administrative rather than automatic and depends on compliance and eligibility at that time.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Binh Duong right now?
The core foreign ownership rules in Binh Duong follow national law, but your actual experience varies significantly between areas because local authorities implement procedures differently and certain zones carry additional restrictions.
Areas closer to Ho Chi Minh City like Di An and Thuan An tend to have stricter quota enforcement because foreign buyer demand is concentrated there, while more distant districts like Ben Cat and Bau Bang see less competition for the 30% foreign ownership cap in apartment buildings.
These regional differences exist because Vietnam allows local governments to designate defense and security restricted zones, and because the practical speed of paperwork and strictness of document requirements can vary between district land registration offices in Binh Duong.
We cover a lot of different regions and cities in our pack about the property market in Binh Duong.
Can I buy land in Binh Duong through marriage to a local in 2026?
As of early 2026, marrying a Vietnamese citizen does not automatically grant you the right to own land in Binh Duong, because Vietnamese land law treats foreigners based on their immigration status rather than their marital status.
The common arrangement is for the Vietnamese spouse to hold the land-use rights in their name, but this creates significant risk for the foreign partner because proving beneficial ownership in a dispute or divorce requires strong documentation like notarized agreements and clear payment records.
If the marriage ends in divorce, the foreign spouse's claim to property held in the Vietnamese partner's name becomes a civil matter under Vietnamese family law, and outcomes depend heavily on what was documented at the time of purchase and how the assets were classified as joint or separate property.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Binh Duong.
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Binh Duong?
Do I need residency to buy land in Binh Duong in 2026?
As of early 2026, you do not need permanent residency or a work permit to buy eligible property in Binh Duong, because Vietnam's Housing Law simply requires that you are "allowed to enter Vietnam," which means a tourist visa, e-visa, or business visa is typically sufficient.
The practical challenge for non-residents is timing, since notarization, tax filings, and bank account setup often require you to be physically present or to have a properly legalized power of attorney that Vietnamese authorities will accept.
Remote purchases are legally possible but logistically difficult, so most foreign buyers either plan multiple trips to Binh Duong during the transaction or appoint a trusted representative through a notarized and apostilled power of attorney prepared in their home country.
Do I need a local tax number to buy lands in Binh Duong?
In practice, you will need to interact with Vietnam's tax system during your Binh Duong property purchase because registration fees and certificate issuance require tax identification, so expect to obtain or provide relevant tax documentation as part of closing.
Getting a Vietnamese tax identification number is typically handled as part of the transaction process through your notary or legal representative, and the timeline is usually a few days to a week if your documents are in order.
Opening a local bank account in Binh Duong is not legally mandatory but highly recommended because it creates clean payment trails that matter for registration and for proving the source of funds if you later sell the property.
Is there a minimum investment to buy land in Binh Duong as of 2026?
As of early 2026, Vietnam does not impose a minimum investment threshold for foreign individuals purchasing residential property in Binh Duong, because eligibility is based on legal status and property type rather than transaction value.
The minimum you can realistically spend depends on market prices, with entry-level apartments in areas like Di An starting around VND 1.5 billion (roughly $60,000 or EUR 55,000) and going up significantly for newer projects in prime locations like Thuan An or Binh Duong New City.
Are there restricted zones foreigners can't buy in Binh Duong?
Vietnam's housing regime allows authorities to designate areas important to national defense and security as restricted zones where foreign ownership is prohibited, and these restrictions apply at the project level in Binh Duong.
The types of zones typically off-limits include areas near military installations, border regions, and strategic infrastructure, though Binh Duong's restrictions are less extensive than coastal or frontier provinces because it is an inland industrial province.
Verifying whether a specific property falls within a restricted zone is best done through your developer or real estate agent during due diligence, as this information surfaces in the sales process when the seller confirms the project is approved for foreign buyers and the quota is not full.
Can foreigners buy agricultural, coastal or border land in Binh Duong right now?
Foreigners cannot purchase agricultural land in Binh Duong under the normal residential buying process because land-use rights for agricultural purposes are not available to foreign individuals under Vietnam's Land Law.
Agricultural land restrictions apply regardless of price or location, so even if you find a fruit orchard or farmland for sale in districts like Bau Bang or Phu Giao, you cannot register it as your land-use right as a foreign individual.
Binh Duong is an inland province without coastline or international borders, so coastal and border land restrictions are less relevant here than in provinces like Kien Giang or Lang Son, though the general principle remains that such sensitive land categories are off-limits to foreigners.
If you need agricultural land exposure in Binh Duong, the legal route typically involves a Vietnamese company structure, but this brings compliance complexity that most individual buyers find impractical compared to simply purchasing residential property.
Get fresh and reliable information about the market in Binh Duong
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What are the safest legal structures to control land in Binh Duong?
Is a long-term lease equivalent to ownership in Binh Duong right now?
A long-term lease or ownership term in Binh Duong gives you functional control over the property but is not legally equivalent to freehold ownership, because you hold time-limited rights that eventually require renewal rather than a perpetual claim.
The standard ownership term for foreigners buying eligible housing in Binh Duong is 50 years from the date of certificate issuance, and while extensions are possible under current law, renewal is an administrative process rather than an automatic right.
You can legally sell, transfer, or bequeath your property rights during your ownership term, though resale to another foreigner still requires the buyer to meet eligibility requirements and the transfer goes through the normal registration process.
Can I buy land in Binh Duong via a local company?
Foreigners can use a Vietnamese company structure to access land in Binh Duong, but this approach involves significant complexity because a foreign-invested enterprise is subject to different rules than individual residential purchases, including investment registration requirements and land lease arrangements with the State.
If the company is majority foreign-owned, it typically leases land from the government for a project term rather than holding perpetual land-use rights, and the compliance burden includes investment certificates, environmental assessments, and regular reporting that most individual buyers find overwhelming.
What "grey-area" ownership setups get foreigners in trouble in Binh Duong?
Grey-area ownership arrangements are common in Binh Duong because foreigners want land access that the law does not provide, but these structures carry significant risk and are increasingly scrutinized by authorities.
The most common risky arrangements include nominee ownership (where a Vietnamese friend or partner holds the title on your behalf), fake loan agreements (where you "lend" money secured by land you cannot legally own), and purchasing in projects that have quietly exceeded their foreign quota.
If authorities discover an illegal ownership structure, consequences can include voiding the transaction, losing your investment without compensation, and potential legal penalties, so the short-term convenience of a grey-area setup rarely justifies the long-term risk.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Binh Duong.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How does the land purchase process work in Binh Duong, step-by-step?
What are the exact steps to buy land in Binh Duong right now?
Since foreigners generally cannot buy empty land plots in Binh Duong, the realistic process involves purchasing an apartment or eligible house, which follows these steps: select a project and unit that is approved for foreign buyers and under quota, conduct due diligence on the seller's certificate and project legality, sign a deposit agreement, sign the notarized sale contract, make payment through traceable banking channels, file tax and fee declarations, register the ownership transfer at the land registration office, and receive your updated ownership certificate.
The typical timeline from deposit to receiving your "Pink Book" certificate in Binh Duong runs about 4 to 10 weeks for a clean transaction with responsive parties, though deals with document issues, quota complications, or missing signatures can stretch to 3 to 6 months.
Key documents you will sign include the deposit agreement, the sale and purchase contract (usually notarized), tax and fee declaration forms, and the land registration application dossier, with exact templates varying by notary office but following a consistent national structure.
What scams are common when it comes to buying land in Binh Duong right now?
What scams target foreign land buyers in Binh Duong right now?
Scams targeting foreign buyers in Binh Duong are relatively common because the province's rapid growth near Ho Chi Minh City attracts inexperienced investors who may not understand local procedures or restrictions.
The most common scams include selling units in projects that have already exceeded the foreign ownership quota, collecting "booking" deposits for properties that foreigners cannot legally register, certificate swapping where the documents shown do not match the actual unit, and creating fake urgency around industrial zone expansion to justify inflated prices.
Warning signs of a fraudulent deal include pressure to pay quickly without time for due diligence, reluctance to let you verify the certificate at the land registration office, vague answers about foreign quota availability, and prices significantly below comparable properties in the same area.
If you fall victim to a property scam in Binh Duong, your legal recourse is limited and slow, as pursuing claims through Vietnamese courts is costly and time-consuming, making prevention through proper due diligence far more effective than attempted recovery.
We cover all these things in length in our pack about the property market in Binh Duong.
How do I verify the seller is legit in Binh Duong right now?
The best method to verify a seller's legitimacy in Binh Duong is to confirm that their identity matches the name on the ownership certificate and that they are either the registered owner or a legally authorized representative with proper documentation.
Confirming a clean title means checking that the property is not under dispute, is transferable (not mortgaged or seized), and that the certificate is genuine and corresponds to the exact unit or property being sold.
Checking for liens, mortgages, or debts attached to the property typically surfaces through the certificate status and the registration process, though if a seller is evasive about bank paperwork or existing loans, treat this as a serious warning sign.
A reputable notary is essential for verifying seller legitimacy in Binh Duong because they are required to confirm identities, check certificate validity, and ensure the transaction is registrable before signing, making notarization a critical safeguard rather than just a formality.
How do I confirm land boundaries in Binh Duong right now?
The standard procedure for confirming property boundaries in Binh Duong is to review the ownership certificate and attached survey documents, then physically inspect the property to ensure what you see matches what the papers describe.
Official documents to review include the ownership certificate with its recorded area and location, any attached survey maps, and the land registration records that can be verified through the registration office.
Hiring a licensed surveyor is recommended rather than required for apartment purchases in Binh Duong, but becomes more important for landed houses where boundary disputes with neighbors are more common and the physical footprint matters more.
Common boundary problems foreign buyers encounter in Binh Duong include area discrepancies between the certificate and actual measurement, encroachments by neighboring properties, and unclear common area boundaries in apartment buildings that affect what you actually own.
Buying real estate in Binh Duong can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Binh Duong?
What purchase taxes and fees apply in Binh Duong as of 2026?
As of early 2026, the main taxes and fees for property transactions in Binh Duong include a 0.5% registration fee on property value (around VND 7.5 million or $300 or EUR 275 on a VND 1.5 billion apartment), a 2% personal income tax on transfer value typically paid by the seller, notary fees of around 0.1% to 0.5%, and minor administrative charges.
For resale apartments where you are the buyer, expect total closing costs of roughly 2% to 4% of the purchase price, covering registration fee, notary fees, and administrative costs, with the 2% PIT usually allocated to the seller by market convention.
New apartments from developers in Binh Duong carry higher all-in costs because you typically pay 10% VAT on top of the quoted price plus a 2% maintenance fund contribution, pushing total additional costs to around 12% to 14% above the base unit price.
Foreigners pay the same taxes and fees as Vietnamese citizens in Binh Duong, with no additional surcharges or special rates based on nationality.
What hidden fees surprise foreigners in Binh Duong most often?
Hidden or unexpected fees in Binh Duong typically add 2% to 5% to what foreign buyers budgeted, with the largest surprises being VAT not included in quoted prices (VND 150 million or $6,000 or EUR 5,500 on a VND 1.5 billion unit) and mandatory maintenance fund contributions for new condos.
The specific hidden fees that catch foreigners off-guard in Binh Duong include VAT quoted separately from the "base" price on new units, the 2% maintenance fund for apartment buildings, expedited processing fees pushed by intermediaries, bank transfer costs and exchange rate losses, and costs to fix paperwork gaps like missing spouse signatures or outdated certificate information.
These hidden fees typically appear at different stages: VAT and maintenance fund become clear when you receive the formal payment schedule from developers, while paperwork fix costs surface during the registration phase after you have already committed to the purchase.
Protecting yourself from unexpected fees means requesting a complete written breakdown of all costs before signing any deposit agreement, asking specifically whether quoted prices include VAT, and budgeting an extra 15% buffer above the unit price for new developer purchases in Binh Duong.
We made this infographic to show you how property prices in Vietnam compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Binh Duong, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Vietnam Land Law 2024 | The core national law governing land ownership in Vietnam. | We used it to explain why foreigners cannot own land directly. We also referenced it for land-user eligibility categories. |
| Vietnam Housing Law 2023 | The national law defining foreign housing ownership rights. | We used it to explain what properties foreigners can buy. We also referenced it for ownership terms and quotas. |
| Decree 95/2024 | The Government decree that implements Housing Law details. | We used it for practical implementation rules on quotas. We referenced it for the step-by-step purchase process. |
| Decree 10/2022 | The official decree setting registration fee rules nationwide. | We used it to quantify the 0.5% registration fee. We anchored our closing cost estimates on this source. |
| Circular 111/2013/TT-BTC | Ministry of Finance guidance on personal income tax application. | We used it to explain the 2% PIT on property transfers. We referenced it for tax allocation between parties. |
| Binh Duong DONRE | The provincial land authority's official portal. | We used it to ground local registration procedures. We referenced it for understanding where filings happen. |
| Savills Vietnam | Major real estate consultancy with transparent market data. | We used it for Binh Duong price trends and buyer behavior. We referenced their Di An and Thuan An market analysis. |
| Vietnam Briefing | Dezan Shira-backed publication with practical tax guidance. | We used it to verify current property tax rates. We cross-checked fee structures against their 2025 updates. |
| CBRE Vietnam | Established consultancy with credible market practice reporting. | We used it to confirm transaction flow and fee norms. We triangulated buyer experience patterns with their data. |
| Global Property Guide | Independent property research with comparative Asian data. | We used it for rental yield comparisons and cost ranges. We verified our tax and fee percentages against theirs. |
Get the full checklist for your due diligence in Binh Duong
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Related blog posts