How to buy land in Vietnam (guide)

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Vietnam. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Vietnamese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Ho Chi Minh City, Hanoi, and Da Nang. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What types of land can foreigners legally buy in Vietnam and what types are strictly off-limits?

Foreigners cannot directly own land in Vietnam under any circumstances.

Instead, foreign buyers can only acquire leasehold rights to specific property types within government-approved residential projects. These include apartments, condominiums, and houses that are part of officially sanctioned developments with proper foreign ownership permits.

The leasehold period extends up to 50 years and may be subject to renewal depending on government regulations at the time of expiration. Foreign ownership is also subject to quota restrictions, typically limiting foreign ownership to 30% of units in any single project or building.

Agricultural land remains completely prohibited for foreign acquisition, as does ownership of traditional Vietnamese houses outside approved residential projects. Land designated for industrial use, vacant lots, and rural properties are also strictly off-limits to foreign buyers.

As of September 2025, these restrictions remain firmly in place with no indication of legislative changes that would allow direct foreign land ownership.

Is there any legal pathway where owning land can lead to residency or even citizenship for foreigners?

Property ownership does not provide any pathway to Vietnamese residency or citizenship.

Unlike some countries that offer investor visas or citizenship-by-investment programs, Vietnam does not grant residency benefits based on real estate purchases. Acquiring leasehold rights to property remains purely a commercial transaction without immigration benefits.

The only exception involves foreigners married to Vietnamese citizens, who may gain access to different property ownership rules and potential household registration rights. However, even in these cases, the path to full land ownership and residency is complex and requires meeting specific legal criteria beyond property purchase.

Foreign investors seeking residency in Vietnam must pursue separate visa categories such as investor visas, work permits, or other immigration pathways that are entirely independent of property ownership.

It's something we develop in our Vietnam property pack.

Where do foreigners usually buy land in Vietnam and which regions are considered the most popular or profitable?

Foreign property investment concentrates heavily in major urban centers and coastal resort destinations.

Ho Chi Minh City and Hanoi dominate foreign buyer activity due to their extensive selection of government-approved residential projects and strong rental demand from expatriate communities. These cities offer the highest concentration of international-standard developments with proper foreign ownership permits.

Coastal resort areas including Da Nang, Nha Trang, and Phu Quoc attract significant foreign investment for vacation properties and rental income opportunities. These destinations benefit from established tourism infrastructure and government support for foreign investment in hospitality-related residential projects.

Other emerging markets include Can Tho in the Mekong Delta and Vung Tau near Ho Chi Minh City, though these areas offer fewer approved projects suitable for foreign ownership.

Rural areas and smaller cities generally lack the legal infrastructure and approved projects necessary for foreign property acquisition.

What is the exact step-by-step process a foreigner must follow to purchase land in Vietnam?

1. **Identify approved residential projects** that allow foreign ownership and verify current foreign ownership quotas haven't been exceeded2. **Establish Vietnamese bank account** and provide proof of legal foreign status including valid passport and entry permits3. **Submit reservation application** with required documentation and initial deposit to secure the unit within foreign ownership limits4. **Sign purchase agreement** after legal review and verification of all ownership requirements and project approvals5. **Complete payment process** through Vietnamese banking system as required by law for all foreign property transactions6. **Obtain notarized sales contract** and submit application for land-use rights certificate with local authorities7. **Pay all applicable taxes and fees** including transfer fees and value-added tax as required by Vietnamese law8. **Receive official certificate** of land-use rights establishing your legal leasehold ownership of the property

Each step requires strict compliance with Vietnamese foreign ownership laws and proper documentation to avoid legal complications or transaction delays.

Which documents are mandatory for foreigners to prepare and submit, and which ones are optional but useful?

Document Type	Status	Purpose
Valid Foreign Passport	Mandatory	Proof of foreign nationality and legal identity
Vietnamese Bank Account Proof	Mandatory	Required for all property payment transactions
Entry Permit/Visa Documentation	Mandatory	Verification of legal presence in Vietnam
Notarized Purchase Contracts	Mandatory	Legal basis for property ownership transfer
Tax and Fee Payment Receipts	Mandatory	Proof of compliance with financial obligations
Investment Registration Certificate	Optional	For corporate buyers or investment purposes
Marriage Certificate (if applicable)	Optional but Useful	May provide additional ownership rights if married to Vietnamese citizen

Can a foreigner complete the entire land purchase process without being physically present in Vietnam?

Most of the property purchase process can be completed remotely through legal representatives.

Foreigners can appoint a legally empowered representative through a power of attorney to handle document submission, contract signing, and administrative procedures on their behalf. This arrangement allows for remote completion of most transaction steps.

However, certain steps may require in-person presence, particularly for notarization of key documents or final certificate collection, depending on local authority requirements and the specific project involved.

Banking requirements typically necessitate physical presence for initial account setup, though subsequent transactions can be handled electronically. Some developers and legal firms offer comprehensive remote purchase services to minimize required travel.

Remote purchases require careful selection of qualified legal representatives and may extend transaction timelines due to additional verification requirements.

What are the most common mistakes and pitfalls foreigners face when trying to buy land in Vietnam?

The most frequent error involves attempting to purchase properties outside government-approved residential projects.

1. **Buying unauthorized properties** - Attempting to acquire agricultural land, traditional houses, or properties in non-approved developments2. **Exceeding ownership quotas** - Purchasing in buildings or projects where foreign ownership limits have already been reached3. **Inadequate documentation** - Failing to properly establish legal foreign status or Vietnamese banking requirements4. **Ignoring leasehold conditions** - Not understanding renewal terms, restrictions, or potential changes in regulations5. **Using improper payment methods** - Attempting to complete transactions without required Vietnamese bank account compliance

Additional pitfalls include underestimating total costs including taxes and fees, working with unqualified legal representatives, and failing to verify project approvals and developer credentials.

It's something we develop in our Vietnam property pack.

What do foreigners usually use the land for — residential, agricultural, or investment purposes?

Foreign property acquisitions in Vietnam serve primarily residential and investment purposes.

Most foreign buyers use their properties as primary or secondary residences, particularly expatriates working in major cities who require long-term housing solutions. Vacation properties in coastal areas serve as second homes for regional investors from Singapore, Malaysia, and other ASEAN countries.

Investment purposes include rental income generation, particularly in high-demand areas like Ho Chi Minh City and Hanoi where expatriate rental markets remain strong. Some investors focus on capital appreciation in emerging resort destinations.

Agricultural use remains completely prohibited for foreign owners under Vietnamese law. Commercial real estate access is possible only through established Vietnamese companies with proper licensing, not through individual foreign ownership.

Mixed-use properties combining residential and small commercial spaces are available in some approved developments but must comply with specific usage restrictions.

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 are the average land prices across different regions of Vietnam today?

Region/City	Property Type	Average Price per m² (USD)
Ho Chi Minh City	Urban Apartments	$3,500 - $7,000
Hanoi	Urban Apartments	$3,000 - $6,500
Da Nang	Coastal Condominiums	$2,500 - $5,500
Nha Trang	Resort Properties	$2,000 - $4,500
Phu Quoc	Vacation Properties	$2,200 - $6,500
Can Tho	Residential Apartments	$1,500 - $3,000
Vung Tau	Beach Properties	$1,800 - $4,000

What is the long-term forecast for Vietnam's land market and how stable is it for foreign investors?

Vietnam's residential property market shows steady growth trajectory with strong fundamentals supporting continued expansion.

Economic growth averaging 6-7% annually drives urban development and middle-class expansion, creating sustained demand for quality housing in major cities. Government infrastructure investments including new airports, metro systems, and highway connections enhance property values in key markets.

Foreign ownership regulations remain stable with no anticipated major changes to current leasehold structures. However, quota limitations and approval processes may become more selective as markets mature and local demand increases.

Resort destinations benefit from growing regional tourism and Vietnam's expanding middle class seeking vacation properties. Coastal markets like Da Nang and Phu Quoc show particularly strong potential due to tourism infrastructure development.

Risk factors include potential regulatory changes, currency fluctuation impacts, and dependence on government-approved project availability for foreign buyers.

What taxes, fees, and hidden costs should a foreigner expect to pay when buying and owning land in Vietnam?

Foreign property buyers face several mandatory fees and ongoing costs beyond the purchase price.

Initial purchase costs include transfer and registration fees ranging from 1-2% of the property value, plus Value Added Tax of 10% on new properties. Notarization and legal service costs typically add another 0.5-1% to total expenses.

Ongoing ownership costs include annual maintenance and management fees for condominiums and apartment complexes, which vary significantly by project quality and location. Property tax rates remain relatively low but may increase over time.

Hidden costs often include currency conversion fees for international transfers, multiple document translation and authentication requirements, and potential renewal fees when leasehold terms expire.

It's something we develop in our Vietnam property pack.

Can foreigners buy land with cash, or is mortgage financing available, and if so what are the typical rates, conditions, and best tips to secure it?

Most foreign property purchases in Vietnam are completed with cash due to limited mortgage financing options.

Select Vietnamese banks offer mortgage financing to foreigners, but requirements are stringent including substantial down payments (typically 30-50%), proof of stable income, and local employment or business registration. Interest rates for foreign borrowers range from 8-12% annually, significantly higher than local rates.

Loan terms are generally shorter than international standards, with maximum periods of 15-20 years. Banks require comprehensive documentation including income verification, tax returns, and detailed credit history from the borrower's home country.

Best practices for securing financing include establishing relationships with major Vietnamese banks like Vietcombank or BIDV, maintaining substantial deposit balances, and working with experienced local legal advisors who understand bank requirements.

Alternative financing through developer payment plans or seller financing may be available for specific projects but requires careful legal review to ensure compliance with foreign ownership regulations.

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.

Sources

1. Vietnam Teaching Jobs - Can Foreigners Buy Property in Vietnam
2. Savills Vietnam - Can Foreigners Buy Real Estate in Vietnam
3. Emerhub - Buying Property in Vietnam
4. BambooRoutes - Buy Land Vietnam
5. InvestAsian - Vietnam Foreign Property Ownership
6. Vietnam Briefing - Foreign Property Ownership Guidelines
7. Wise - Buying Property in Vietnam
8. Armenian Lawyer - Residency and Property Ownership