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Understanding the complete cost structure of buying property in Binh Duong is essential for making informed investment decisions.
Property taxes and fees in Binh Duong can add up to 5-12% of your purchase price, depending on whether you're buying new construction or resale, your buyer status, and the specific property type you're acquiring.
If you want to go deeper, you can check our pack of documents related to the real estate market in Vietnam, based on reliable facts and data, not opinions or rumors.
Property purchases in Binh Duong involve multiple taxes and fees including 0.5% stamp duty, 8-10% VAT on new builds, 2% income tax on resales, plus various registration and ongoing costs.
Total upfront costs typically range from 200-400 million VND on a 3 billion VND purchase, with annual property tax around 0.03-0.15% of assessed value.
| Fee Type | Rate/Amount | Who Pays |
|---|---|---|
| Stamp/Registration Fee | 0.5% of higher value | Buyer |
| VAT (New Build) | 8-10% of building value | Buyer |
| Income Tax (Resale) | 2% of sale price | Seller |
| Maintenance Fund | 2% of sale price | Buyer |
| Pink Book Fee | 500,000-800,000 VND | Buyer |
| Annual Property Tax | 0.03-0.15% of assessed value | Owner |
| Monthly Management | 10,000-18,000 VND/m² | Owner |
What type of property are you buying and what's your buyer status in Binh Duong?
Your property type and buyer status directly determine which taxes and fees apply to your purchase in Binh Duong.
Binh Duong offers four main property categories: apartments (condominiums), landed houses (townhomes and villas), land lots, and commercial spaces. The apartment market dominates with abundant supply, while landed properties and commercial spaces have limited availability. As of September 2025, apartment prices average 45-50 million VND per square meter, while landed houses typically start above 250,000 USD (approximately 6 billion VND).
Your buyer classification matters significantly for tax calculations. Vietnamese individuals face the standard rate structure, while foreign individuals are subject to ownership quotas (maximum 30% of units in apartment buildings) and may face additional scrutiny. Companies, whether Vietnamese or foreign-owned, follow corporate tax rules and often have more flexibility in property ownership but face different fee structures.
The transaction type also affects your costs. New builds from developers include VAT charges that don't apply to resales, while resale properties trigger personal income tax obligations for sellers that can indirectly affect negotiated prices.
What are the purchase price and government-assessed value for tax calculations?
Both your contract price and the government-assessed value determine your actual tax obligations in Binh Duong.
Most taxes calculate based on the higher of these two figures, making it crucial to know both numbers upfront. The contract price is what you agree to pay the seller, while the government-assessed value comes from provincial land price tables and official valuation lists maintained by Binh Duong authorities.
For example, if you agree to purchase an apartment for 3 billion VND but the government assessment shows 3.2 billion VND, your taxes will calculate on the higher 3.2 billion VND figure. The government-assessed value varies by specific location within Binh Duong, land use classification, and project type. Higher-end developments in prime areas like Thu Dau Mot or Di An typically show assessed values closer to market prices, while emerging areas may have larger gaps.
Always request both figures during negotiations and factor the higher amount into your budget calculations. Properties in established developments with clear pricing history tend to have more predictable assessed values.
What is the stamp duty/registration fee rate and calculation in Binh Duong?
The stamp duty for property transfers in Binh Duong is 0.5% of the higher value between your contract price and the government-assessed value.
This fee applies to all property transactions and represents one of your largest upfront costs. The calculation is straightforward: if your property has a contract price of 3 billion VND and an assessed value of 3.2 billion VND, your stamp duty will be 16 million VND (0.5% of 3.2 billion VND).
You pay this fee during the ownership transfer process, and it's collected by the local Department of Construction or relevant district office handling your transaction. The stamp duty is non-negotiable and applies regardless of your buyer status (Vietnamese, foreign individual, or company).
Payment timing typically occurs during the final registration process, usually 2-4 weeks before receiving your ownership certificate. Plan for this expense in your closing costs budget.
How does VAT apply to new construction purchases?
VAT on new builds in Binh Duong applies at either 8% or 10% depending on the timing and specific components of your purchase.
The standard VAT rate is 10% on the building value portion of new construction projects. However, Vietnam extended a reduced VAT policy through parts of 2025, bringing the rate down to 8% for qualifying periods. This tax applies only to the building/construction value, not the land value component of your purchase.
For a new apartment where the building value is 2 billion VND out of a total 2.5 billion VND purchase price, you would pay VAT on the 2 billion VND building portion. At 8%, this equals 160 million VND, while at 10% it would be 200 million VND. Additional features like parking spaces, storage units, or premium finishes may be separately itemized and taxed if they appear as add-ons on your invoice.
Developers typically include VAT in their quoted prices, but always confirm whether your price is VAT-inclusive or exclusive to avoid budget surprises. Land value portions are not subject to VAT since land is not considered a "good" under Vietnam's VAT law.
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What personal income tax applies to resale property transactions?
Personal income tax on resale properties in Binh Duong is typically 2% of the sale price, paid by the seller.
Vietnam's tax law offers two calculation methods: a flat 2% of the contract sale price, or 25% of the declared net gain from the sale. In practice, almost all transactions use the 2% flat rate because proving net gain requires extensive documentation that most sellers cannot or prefer not to provide.
For a resale apartment selling at 2.5 billion VND, the seller owes 50 million VND in personal income tax. While this tax obligation belongs to the seller, it often influences purchase negotiations since sellers factor this cost into their asking prices.
As a buyer, you should understand this tax exists because it affects market pricing dynamics. Some sellers attempt to pass this cost to buyers through higher asking prices, while others absorb it to close deals quickly. The tax is due within 90 days of the transaction completion.
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Are there land-use right or land-conversion fees for your property?
Land-use right and land-conversion fees apply primarily to landed property purchases and can range from hundreds of millions to several billion VND depending on your property.
These fees calculate based on Binh Duong's official land price tables, which set values by location, zoning classification, and intended use. Land lots and landed houses (villas, townhomes) typically trigger these fees, while apartment purchases usually don't since the developer already handled land-use rights during the project approval process.
The calculation involves the land area multiplied by the official land price per square meter, then adjusted by various coefficients based on location premium, infrastructure availability, and land use conversion requirements. For example, converting agricultural land to residential use requires higher fees than purchasing already-zoned residential land.
Budget estimates vary significantly: a 100-square-meter plot in a developed area might incur 200-500 million VND in land-use fees, while larger plots or those requiring zoning changes could cost 1-3 billion VND or more. Always consult the current provincial land price table and confirm any conversion requirements before committing to landed property purchases.
What maintenance fund applies to apartment purchases?
Apartment buyers in Binh Duong must pay a maintenance/sinking fund equal to 2% of the purchase price, collected during the handover process.
This one-time payment creates a reserve fund for major building maintenance, repairs, and upgrades over the property's lifetime. For an apartment purchased at 2 billion VND, the maintenance fund contribution is 40 million VND.
Developers typically collect this fee along with the final payment installment, usually 30-60 days before your unit handover. The fund is managed by the building's management company or homeowners' association and covers expenses like elevator maintenance, facade repairs, common area renovations, and major mechanical system replacements.
You cannot avoid this fee—it's mandatory for all apartment purchases regardless of unit size or buyer status. The 2% rate is standard across most developments in Binh Duong, though some premium projects may have slightly higher rates for enhanced common facilities.
What are the notary and contract authentication fees?
Notary and contract authentication fees in Binh Duong range from 0.06% to 0.1% of your transaction value, plus document preparation costs.
These fees cover the legal authentication of your purchase contract and supporting documents required for ownership registration. For properties valued above 1 billion VND, expect to pay between 600,000-1,000,000 VND per billion VND of transaction value, plus additional charges for document copies, translations, and administrative processing.
On a 2 billion VND property purchase, total notary fees typically range from 1.2-2 million VND. Higher-value transactions may qualify for reduced percentage rates, while complex transactions involving multiple parties or unusual terms may incur additional charges.
You'll work with licensed notaries during the contract signing process, usually 1-2 weeks before your ownership transfer registration. Factor these costs into your closing expense budget alongside other administrative fees.
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What are the ownership certificate fees and processing timeline?
Obtaining your ownership certificate ("Pink Book") in Binh Duong involves several itemized fees totaling approximately 800,000-1,000,000 VND with a 4-8 week processing timeline.
| Fee Component | Amount (VND) | Purpose |
|---|---|---|
| Transfer Registration | 100,000-300,000 | Recording ownership change |
| Certificate Issuance | 500,000 | Physical Pink Book production |
| Administrative Processing | 50,000-100,000 | File handling and verification |
| Document Authentication | 80,000-150,000 | Supporting document validation |
| Expedited Processing (Optional) | 200,000-500,000 | Faster 2-3 week timeline |
The standard timeline assumes all documentation is complete and accurate upon submission. Incomplete or incorrect paperwork can extend processing to 10-12 weeks. Submit your application through the district Department of Construction office serving your property location.
Plan to receive your Pink Book certificate 6-8 weeks after completing your purchase transaction and paying all required fees.
How much is the annual property tax in Binh Duong?
Annual property tax in Binh Duong ranges from 0.03% to 0.15% of the government-assessed property value, with payments typically due between June and August each year.
The exact rate depends on your property type, value tier, and usage classification. Residential properties under private ownership generally fall toward the lower end of this range, while commercial properties and high-value residential assets face higher rates. For a property with an assessed value of 2 billion VND, expect annual property tax between 600,000-3,000,000 VND.
Tax notices arrive 2-3 months before the due date, giving you time to budget and arrange payment. You can pay through local tax offices, authorized banks, or online payment systems. Late payments incur penalty fees and interest charges.
Property tax calculations use the government-assessed value, not your purchase price, which means your annual tax obligation may differ from what you initially expect based on your acquisition cost. Properties in rapidly appreciating areas may see assessed values updated periodically, potentially increasing future tax obligations.
What ongoing building and management costs should you budget?
Monthly management costs for Binh Duong apartments typically range from 10,000-18,000 VND per square meter, plus additional charges for parking and premium amenities.
For a typical 70-square-meter apartment, expect monthly management fees between 700,000-1,260,000 VND covering basic building maintenance, security, common area utilities, and administrative services. Premium developments with extensive amenities (swimming pools, gyms, concierge services) charge toward the higher end of this range.
Parking spaces add another 200,000-500,000 VND monthly per vehicle, depending on the development's location and facilities. Some buildings include one parking space in the management fee, while others charge separately for all parking.
Additional monthly costs may include cable/internet packages (300,000-800,000 VND), utility deposits for individual meters (usually one-time charges of 1-3 million VND), and special assessments for major building improvements. Budget approximately 1-2 million VND monthly total for a standard apartment with basic amenities and one parking space.
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What additional one-time costs should you expect?
Beyond the major taxes and fees, several additional one-time costs can add 40-60 million VND to your property purchase in Binh Duong.
- Property Valuation/Appraisal: 2-3 million VND for professional assessment required by lenders and some registration processes
- Bank Loan Origination: Approximately 1% of your loan amount covering processing, approval, and setup fees
- Mortgage Registration: 80,000-160,000 VND to register your mortgage with local authorities
- Property Insurance: 2-5 million VND annually for comprehensive coverage protecting against damage and liability
- Utility Connection Deposits: 1-3 million VND total for electricity, water, gas, and internet service setup
- Legal/Attorney Fees: 5-15 million VND for transaction review and representation if you hire independent legal counsel
- Brokerage Commission: 0.5-1% of purchase price if you used a real estate agent (often paid by seller but sometimes shared)
For a 2 billion VND property purchase with a 70% mortgage, these costs typically total 45-65 million VND. Higher loan amounts increase origination fees, while premium properties may require more expensive insurance coverage.
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Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Property taxes and fees in Binh Duong represent a significant portion of your total acquisition cost, typically ranging from 200-400 million VND on a 3 billion VND purchase when including all mandatory charges.
Understanding these costs upfront allows for proper budgeting and prevents surprises during the transaction process, ensuring your Binh Duong property investment proceeds smoothly from contract signing to ownership certificate receipt.