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
Binh Duong has become one of the most attractive provinces for foreign property buyers in Vietnam, thanks to its booming industrial economy and proximity to Ho Chi Minh City.
However, the rules for foreigners buying property in Binh Duong are different from what you might be used to back home, and getting them wrong can be costly.
In this guide, we break down exactly what foreigners can and cannot buy in Binh Duong in January 2026, from ownership limits to taxes and mortgages.
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
- Foreigners in Binh Duong are limited to owning condos for just 50 years, and even one year before expiry you must either sell or apply for a single renewal, making exit timing critical.
- The 30% foreign ownership cap per condo building in Binh Duong fills up fast in expat-heavy areas like Di An and Thuan An, so always confirm quota availability before paying any deposit.
- Buying a "normal house" outside an approved commercial project is one of the most common mistakes foreigners make in Binh Duong, because such properties simply cannot be titled to non-Vietnamese buyers.
- Mortgage rates for foreigners in Binh Duong typically start around 7% during promo periods but jump to roughly 9.5% after, so budgeting for the higher floating rate is essential.
- Rental income above 100 million VND per year in Binh Duong is taxed at about 10% of gross, which is straightforward but catches many foreign landlords off guard.
- Closing costs for a new condo in Binh Duong run around 3% of the price, with the 2% maintenance fund at handover being the single biggest item most buyers underestimate.
- Vietnam does not offer a golden visa or residency-by-investment route through property purchase alone, so buying in Binh Duong will not directly help you get permanent residency.
- The "Pink Book" ownership certificate is the only document that proves you truly own your Binh Duong property, and delays between handover and certificate issuance are common for new builds.
What can I legally buy and truly own as a foreigner in Binh Duong?
What property types can foreigners legally buy in Binh Duong right now?
As a foreigner in Binh Duong in January 2026, you can legally buy apartments, condos, townhouses, villas, and shophouses, but only if they are located within approved commercial housing projects that allow foreign ownership.
The most important limitation is that you cannot buy standalone houses or land plots outside of these eligible projects, even if a broker tells you it can be arranged through informal means.
In practice, most foreign-friendly inventory in Binh Duong is concentrated in Thu Dau Mot City, Di An City, Thuan An City, and the newer master-planned areas like Binh Duong New City near Hoa Phu ward, because that is where the large, formal commercial developments are located.
This means your property search in Binh Duong will naturally focus on condo towers and planned residential communities rather than the older Vietnamese neighborhoods where most local-style housing is found.
Finally, please note that our pack about the property market in Binh Duong is specifically tailored to foreigners.
Can I own land in my own name in Binh Duong right now?
No, foreigners cannot own land outright in Vietnam, including Binh Duong, because all land belongs to the State and individuals only hold land-use rights rather than freehold ownership.
When you buy an eligible apartment or house in Binh Duong, you receive ownership of the building itself plus a land-use-right component tied to that property, but this is fundamentally different from owning land in many Western countries.
There is no clearly legal workaround that gives foreigners direct land ownership; arrangements involving Vietnamese nominees carry significant legal risk and could leave you with no enforceable claim to the asset.
By the way, we cover everything there is to know about the land buying process in Binh Duong here.
As of 2026, what other key foreign-ownership rules or limits should I know in Binh Duong?
As of early 2026, the most important rules affecting foreign buyers in Binh Duong are the ownership quotas and the 50-year ownership term, which together determine whether you can buy a specific unit and how long you can keep it.
For condos and apartments, foreigners are capped at 30% of total units in any single building, and in multi-block complexes this quota applies per block, so popular buildings in expat-heavy areas of Di An and Thuan An can fill up quickly.
For landed properties like townhouses and villas, the cap is 250 houses per ward-level administrative area, which means certain sought-after clusters within Binh Duong can also reach their foreign ownership limit.
There have been no major regulatory changes in late 2025 that alter these core rules, but enforcement of quota tracking has become more consistent, making it even more important to verify availability before committing to a purchase.
What's the biggest ownership mistake foreigners make in Binh Duong right now?
The single biggest mistake foreigners make in Binh Duong is buying what looks like a normal townhouse or house deal that turns out to be outside an eligible commercial project, which means the property simply cannot be legally titled to a foreign buyer.
If you make this mistake, you may pay the full price but end up with no legal ownership certificate in your name, leaving you dependent on informal arrangements or a Vietnamese nominee who could walk away with your asset.
Other classic pitfalls in Binh Duong include paying a large deposit before confirming the foreign quota is not full, buying off-plan from a developer whose project paperwork is incomplete, or signing contracts with one-sided payment and handover terms that favor the seller.
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.
Which visa or residency status changes what I can do in Binh Duong?
Do I need a specific visa to buy property in Binh Duong right now?
You do not need a special property visa to buy in Binh Duong; the legal requirements are a valid passport and proof of lawful entry into Vietnam, which means many foreigners do complete purchases while on tourist visas.
The most common administrative hurdle for buyers without local residency is providing the extra documentation that banks, notaries, and developers often request, including legalized translations of identity documents and a local contact address.
A Vietnamese tax code is not strictly required to complete the purchase itself, but having one becomes important if you plan to rent out the property and need to declare income properly.
Foreign buyers in Binh Duong typically need to present their passport, proof of legal entry, the property sale contract, and in some cases a power of attorney if they will not be physically present for all signing steps.
Does buying property help me get residency and citizenship in Binh Duong in 2026?
As of early 2026, buying property in Binh Duong does not directly qualify you for residency or citizenship in Vietnam, unlike the golden visa programs found in some other countries.
The main pathways to long-term residency in Vietnam are through employment (work permit and temporary residence card), business investment in a registered enterprise, or family ties such as marriage to a Vietnamese citizen.
This means you should view a Binh Duong property purchase as a lifestyle or investment decision rather than an immigration strategy, and plan your visa situation separately.
We give you all the details you need about the different pathways to get residency and citizenship in Binh Duong here.
Can I legally rent out property on my visa in Binh Duong right now?
Your visa type does not prevent you from renting out your Binh Duong property, so foreign owners on tourist visas or other short-stay permits can legally earn rental income as long as they comply with tax requirements.
You do not need to live in Vietnam to rent out your property, but most foreign landlords hire a local property manager or set up a power of attorney to handle tenant administration, lease signing, and utility matters.
The key obligation is tax compliance: if your gross rental income exceeds 100 million VND per year, you must declare and pay approximately 10% in combined VAT and personal income tax, and failing to do so creates legal risk.
We cover everything there is to know about buying and renting out in Binh Duong here.
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.
How does the buying process actually work step-by-step in Binh Duong?
What are the exact steps to buy property in Binh Duong right now?
The standard buying sequence in Binh Duong is: confirm the property is in an eligible project and the foreign quota is available, pay a reservation deposit, sign the sale contract (notarized for resales), pay the purchase price in stages or as a lump sum, settle taxes and registration fees, and finally receive your ownership certificate.
You do not have to be physically present for every step because a power of attorney allows a representative to sign on your behalf, though many first-time foreign buyers prefer to attend the main contract signing in person.
The deal becomes legally binding when you sign the notarized sale contract (for resales) or the developer's sale and purchase agreement (for new builds), so you should complete all due diligence before that moment.
From accepted offer to final registration and ownership certificate, the timeline in Binh Duong typically ranges from two to six months, with new builds often taking longer because the Pink Book is issued after construction completion and handover.
We have a document entirely dedicated to the whole buying process our pack about properties in Binh Duong.
Is it mandatory to get a lawyer or a notary to buy a property in Binh Duong right now?
A notary is commonly involved in Binh Duong property transactions, especially for resales, because notarization is the standard mechanism for validating real estate contracts and making them enforceable under Vietnamese law.
The key difference is that a notary certifies the authenticity of signatures and the legality of the contract form, while a lawyer advises you on risks, reviews terms, and ensures the property is actually eligible for foreign ownership before you sign anything.
Your lawyer's scope should explicitly include verifying the project's foreign eligibility, confirming quota availability, checking for liens or encumbrances, and reviewing all payment and handover terms in the contract.
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.
What checks should I run so I don't buy a problem property in Binh Duong?
How do I verify title and ownership history in Binh Duong right now?
The official registry for verifying property title in Binh Duong is the local Land Registration Office, which maintains records of ownership certificates and any registered encumbrances.
The key document you should request is the "Pink Book" (Giay Chung Nhan), which is the ownership certificate that proves who legally owns the property and confirms it is the type that can be transferred to a foreigner.
A reasonable look-back period for ownership history checks in Binh Duong is 10 to 15 years, which helps you identify any chain-of-title issues, past disputes, or irregularities in how the property changed hands.
A clear red flag that should stop or pause your purchase is any record of unresolved disputes, court judgments, or multiple ownership claims on the same property, as these can take years to resolve and leave you in legal limbo.
You will find here the list of classic mistakes people make when buying a property in Binh Duong.
How do I confirm there are no liens in Binh Duong right now?
The standard way to confirm there are no liens on a Binh Duong property is to request a certificate from the Land Registration Office showing the current status of any registered encumbrances, mortgages, or restrictions on transfer.
The most common lien type to ask about is a bank mortgage, because many sellers in Binh Duong still have outstanding loans secured against their property that must be fully released before a clean transfer can happen.
The best written proof of lien status is an official certificate or extract from the Land Registration Office confirming the property is free of encumbrances, which your lawyer should obtain as part of standard due diligence.
How do I check zoning and permitted use in Binh Duong right now?
The authority to check zoning and permitted use in Binh Duong is the local Department of Construction or the ward-level People's Committee, which maintain planning documents and can confirm whether a property is designated for residential use.
The document that confirms zoning classification is typically the land-use planning map or certificate issued by local authorities, which shows the officially approved use category for the plot.
A common zoning pitfall foreign buyers miss in Binh Duong is purchasing a shophouse product without confirming whether its recorded use is purely residential or mixed commercial, because running a business from a residential-zoned unit can create legal complications.
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.
Can I get a mortgage as a foreigner in Binh Duong, and on what terms?
Do banks lend to foreigners for homes in Binh Duong in 2026?
As of early 2026, yes, some banks in Vietnam do lend to foreigners for home purchases in Binh Duong, but the realistic answer is that only certain banks will consider your application, and approval depends heavily on your documentation and income profile.
Foreign borrowers in Binh Duong typically see loan-to-value ratios ranging from 50% to 70%, meaning you will need to bring at least 30% to 50% of the purchase price as a down payment.
The most common eligibility requirement is provable income, ideally from Vietnam-based employment or clearly documentable international sources, along with strong identification and a straightforward property type like a condo in a well-known project.
You can also read our latest update about mortgage and interest rates in Vietnam.
Which banks are most foreigner-friendly in Binh Duong in 2026?
As of early 2026, the three most foreigner-friendly banks for mortgages in Binh Duong are HSBC Vietnam, Standard Chartered Vietnam, and Shinhan Bank Vietnam, all of which have established processes for handling international documentation.
What makes these banks more foreigner-friendly is their experience with non-Vietnamese paperwork, English-speaking staff, and standardized procedures for verifying foreign income and identity documents.
These banks will generally consider lending to non-residents, but approval is significantly easier if you have Vietnam-based income or employment, so pure offshore applicants face stricter scrutiny and may receive lower LTV ratios.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Binh Duong.
What mortgage rates are foreigners offered in Binh Duong in 2026?
As of early 2026, foreigners in Binh Duong can expect promotional mortgage rates starting around 7% per year for the first 12 to 36 months, after which floating rates typically rise to around 9.5% per year, so a planning range of 8.5% to 11% is realistic.
Fixed-rate periods are usually limited to the initial promo window, and once that ends you move to a variable rate tied to the bank's base rate, which means your monthly payment can increase significantly in later years.
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 will taxes, fees, and ongoing costs look like in Binh Duong?
What are the total closing costs as a percent in Binh Duong in 2026?
For a typical property purchase in Binh Duong in 2026, total closing costs run around 1.2% of the price for resales and around 3% for new condos from developers.
The realistic range is 1% to 3.5% depending on whether you are buying resale or new, condo or landed, and how much translation and document legalization your specific situation requires.
The main fee categories making up closing costs in Binh Duong are the registration fee, notary fees, translation and legalization costs, and for new condos the mandatory maintenance fund collected at handover.
The single biggest contributor to closing costs for new condos is usually the 2% maintenance fund, while for resales the 0.5% registration fee is the largest line item.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Binh Duong.
What annual property tax should I budget in Binh Duong in 2026?
As of early 2026, annual property tax for a typical owner-occupied home in Binh Duong is very low, roughly 0.03% of property value per year, which for most condos translates to under 500,000 VND (around 20 USD or 18 EUR) annually.
Vietnam assesses annual property-related taxes based on a combination of land-use fees and building value, but the amounts are so modest that your condo management fees (typically 10 to 20 million VND per year) will be a much bigger recurring cost than government tax.
How is rental income taxed for foreigners in Binh Duong in 2026?
As of early 2026, if your gross rental income in Binh Duong exceeds 100 million VND per year (roughly 4,000 USD), you will typically pay about 10% of gross rent in combined VAT and personal income tax.
The basic requirement is that you must declare your rental income and pay the tax, which is usually done through a simplified lump-sum method rather than itemized deductions, and you may need a Vietnamese tax code to file properly.
What insurance is common and how much in Binh Duong in 2026?
As of early 2026, annual insurance premiums for a standard condo in Binh Duong run between 1 and 5 million VND (roughly 40 to 200 USD or 37 to 185 EUR), depending on whether you just want contents coverage or a fuller landlord policy.
The most common type of property insurance foreign owners carry in Binh Duong is contents and liability coverage, since building-level fire and explosion insurance is often handled at the condo building level rather than by individual unit owners.
The biggest factor affecting your premium is whether you rent the unit out furnished, because landlord policies covering tenant damage and furnishings cost more than basic owner-occupier contents coverage.
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.
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 Housing Law No. 27/2023/QH15 | Official law passed by Vietnam's National Assembly defining foreign ownership rights. | We used it to define what property types foreigners can buy and explain the default 50-year ownership term. |
| Decree 95/2024/ND-CP | Government decree that operationalizes the Housing Law with practical rules. | We used it to confirm how foreign ownership quotas are applied per building and per ward. |
| Vietnam Land Law 2024 | Core law governing land ownership and land-use rights in Vietnam. | We used it to explain why foreigners cannot own land and what the Pink Book represents. |
| Law on Real Estate Business 2023 | Sets legal rules for real estate transactions, developers, and contracts. | We used it to describe how sales contracts and transfers must be structured in Binh Duong. |
| Decree 10/2022/ND-CP | Government rulebook for registration fees including property transfers. | We used it to calculate the buyer's registration fee and build our closing cost estimates. |
| Circular 40/2021/TT-BTC | Ministry of Finance tax guidance used by taxpayers and tax offices. | We used it to explain how rental income is taxed and the 100 million VND threshold. |
| Circular 257/2016/TT-BTC | Official Ministry of Finance fee schedule that notary offices follow. | We used it to estimate notary fees and factor them into closing cost calculations. |
| State Bank of Vietnam | Vietnam's central bank and primary authority on system-wide interest rates. | We used it to anchor our mortgage rate estimates within the current lending environment. |
| HSBC Vietnam | Major regulated bank with published home loan products for Vietnam. | We used it to confirm mortgage availability for foreigners and identify foreigner-friendly options. |
| Standard Chartered Vietnam | Major regulated bank with standardized mortgage processes. | We used it to support our list of banks that routinely handle international documentation. |
| Shinhan Bank Vietnam | Licensed foreign bank in Vietnam with published home loan pricing. | We used it to triangulate promotional versus post-promo rate realities in the market. |
| Savills Vietnam | Global real estate consultancy with transparent research practice. | We used it to contextualize demand dynamics and HCMC spillover into Binh Duong. |
| Tokyu Garden City / Midori Park | Official developer site for a major master-planned area in Binh Duong. | We used it to name specific residential clusters foreigners actually shop in. |
| VnEconomy | Reputable Vietnamese business news source covering property regulations. | We used it to verify foreign ownership quota limits and recent enforcement patterns. |
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.
Related blog posts