Buying land in Vietnam as a foreigner

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 buy in Vietnam, and what restrictions apply?

Foreigners cannot own land outright in Vietnam since all land belongs to the state under Vietnamese law.

Instead, foreigners can acquire land-use rights for apartments, condominiums, and houses in government-approved commercial housing projects. These rights are typically granted on a 50-year leasehold term, which can be renewed for another 50 years upon government approval.

Foreigners are strictly prohibited from purchasing agricultural land, forestry land, or traditional Vietnamese houses. Properties located in areas deemed sensitive for national security are also off-limits to foreign buyers. Additionally, strict quotas apply to foreign ownership: a maximum of 30% of apartments in any building or 10% of landed houses in any project may be owned by foreigners.

As of September 2025, these regulations remain firmly in place, and the government shows no signs of loosening restrictions on direct land ownership for foreigners.

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

Is there a pathway to residency or citizenship through purchasing land in Vietnam?

Purchasing land or real estate alone does not qualify a foreigner for residency or citizenship in Vietnam.

Vietnam offers investment-based residency through programs similar to "Golden Visa" schemes, but these require significant business investments or contributions to the economy, not standard residential property purchases. Permanent residency or citizenship may be possible for investors who maintain continuous legal residence and ongoing substantial investments, but this generally applies to much larger-scale business investments rather than individual property buying.

Recent legal changes in 2025 have waived some residency and language requirements for major investors and introduced limited dual citizenship options. However, these changes apply to investors making substantial contributions to Vietnam's economy, typically in the millions of dollars, rather than individual property purchases.

The standard property purchase process for a condominium or house does not provide any immigration benefits or pathway to Vietnamese residency.

Where do foreigners typically buy land in Vietnam the most, and why?

Location	Popular Districts/Areas	Why Foreigners Choose This Area
Ho Chi Minh City	District 2, District 7, Phu Nhuan	Economic hub, high-end condos, international business center
Hanoi	Tay Ho District	Political capital, stable resale market, family-friendly expat community
Da Nang	Coastal areas, city center	Tourism-driven economy, popular with digital nomads and retirees
Nha Trang	Beachfront developments	Resort properties, tourism sector, vacation home investments
Phu Quoc Island	Special Economic Zone areas	Flexible investment rules, island lifestyle, tourism potential

What is the step-by-step process for buying land in Vietnam as a foreigner?

1. **Select an Approved Project**: Only purchase property in projects specifically approved for foreign ownership by Vietnamese authorities.2. **Conduct Due Diligence**: Verify the developer's legal standing, confirm project approval status, and ensure the foreign ownership quota has not been filled.3. **Sign Reservation Agreement**: This typically involves paying a small deposit to reserve the property while documentation is prepared.4. **Execute Sales & Purchase Agreement (SPA)**: The contract must be drafted in Vietnamese and clearly outlines all rights, payment schedules, and completion timelines.5. **Complete Payment**: All funds must be transferred through a Vietnamese bank account opened in the buyer's name.6. **Submit Required Documents**: Provide all mandatory documentation as outlined in the purchase agreement.7. **Receive Ownership Certificate (Pink Book)**: This document confirms your land-use rights or property ownership for the designated lease term.

The entire process typically takes 2-4 months from reservation to receiving the ownership certificate, depending on the complexity of the transaction and the efficiency of the developer.

What are the mandatory documents needed to purchase land, and what documents are optional?

The documentation requirements for foreign land purchases in Vietnam are clearly defined and strictly enforced.

**Mandatory documents include**: a valid passport with entry visa or entry stamp, the signed Sales and Purchase Agreement, proof of payment through bank transfer slips, completed application forms provided by the project developer, and the developer's project approval and certification documents.

**Optional documents may include**: a marriage certificate if married to a Vietnamese citizen (which can sometimes provide additional benefits), and a legal representative's power of attorney if purchasing the property remotely without being physically present in Vietnam.

All foreign-language documents must be translated into Vietnamese and notarized by appropriate authorities. The process requires original documents or certified copies, and photocopies are typically not accepted for final submission.

Can a foreigner buy land in Vietnam without physically being in the country?

Yes, foreigners can purchase property without being physically present in Vietnam by granting power of attorney to a qualified legal representative.

The power of attorney must be properly notarized and legalized according to Vietnamese law, allowing the appointed representative to sign documents and complete the transaction on the buyer's behalf. Many international law firms and local real estate agencies offer this service to foreign clients.

However, most experts strongly recommend making at least one visit to Vietnam for due diligence purposes. Physical inspection of the property, meeting with developers, and understanding the local market conditions provide valuable insights that cannot be gained remotely.

Remote purchasing carries additional risks, including potential fraud, misrepresentation of property conditions, and difficulty resolving disputes, making proper legal representation essential.

What are the classic mistakes and pitfalls foreigners should avoid when purchasing land in Vietnam?

1. **Buying Outside Approved Projects**: Purchasing property in developments not specifically approved for foreign ownership, which can result in invalid transactions.2. **Misunderstanding Ownership Rights**: Confusing leasehold rights with freehold ownership and not fully understanding the 50-year term limitations.3. **Exceeding Foreign Ownership Quotas**: Attempting to purchase in projects where the foreign ownership cap has already been reached.4. **Inadequate Due Diligence**: Failing to properly verify developer credentials, project approvals, or legal standing, leading to fraud risks.5. **Relying on Verbal Agreements**: Trusting informal brokers or verbal promises without proper written contracts and legal documentation.6. **Improper Fund Transfer**: Not using official Vietnamese banking channels for payment, which can invalidate the transaction.7. **Skipping Legal Representation**: Attempting to navigate the complex legal process without qualified Vietnamese legal counsel.

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

What do foreigners generally use land for when purchasing it in Vietnam?

Foreign land purchases in Vietnam serve three primary purposes as of September 2025.

**Personal residence or vacation homes** represent the largest category, with many foreigners purchasing condominiums in major cities like Ho Chi Minh City and Hanoi for long-term living or as second homes. Coastal properties in Da Nang and Nha Trang are particularly popular for vacation home purchases.

**Buy-to-let investment properties** form the second major category, where foreigners purchase properties specifically for rental income. Short-term rentals targeting tourists and business travelers are especially popular in tourist destinations, while long-term rentals cater to the growing expat community in major cities.

**Commercial ventures** in approved zones represent a smaller but growing segment, particularly in tourist hotspots where foreigners establish hospitality-related businesses or retail operations within their property investments.

The rental market for foreign-owned properties has shown strong performance, particularly in areas with high concentrations of international businesses and tourist attractions.

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 in Vietnam, and how do they vary by region?

City/Region	Average Price (VND per sqm)	Approximate Price (EUR per sqm)
Ho Chi Minh City	75-120 million VND	€2,700-4,400
Hanoi	55-100 million VND	€2,000-3,700
Da Nang	40-70 million VND	€1,500-2,600
Nha Trang	35-60 million VND	€1,300-2,200
Phu Quoc	45-85 million VND	€1,650-3,100

What is the long-term forecast for the land market in Vietnam?

Vietnam's land market is forecast to experience continued growth through 2030, particularly in urban centers and established tourist destinations.

Economic growth, increasing foreign direct investment, and supportive government reforms are driving market expansion. The Vietnamese government's 2025 regulatory improvements have increased transparency and foreign investor confidence, creating a more stable investment environment than in previous years.

Ho Chi Minh City and Hanoi are expected to see the strongest price appreciation, with annual growth rates projected at 5-8% through 2027. Coastal tourism areas like Da Nang and Nha Trang are forecast to grow at 4-6% annually, supported by Vietnam's expanding tourism industry.

However, the market remains volatile in underdeveloped areas and non-approved zones, where speculation carries significant risks. Political stability and continued economic reform will be key factors determining long-term market performance.

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

What taxes, fees, and additional costs should foreigners be aware of when buying land in Vietnam?

Foreign land purchases in Vietnam involve several mandatory taxes and fees that significantly impact the total investment cost.

**Registration tax** amounts to 0.5% of the property's assessed value and must be paid during the ownership transfer process. **Value Added Tax (VAT)** at 10% applies to most property transactions, though some exemptions may apply to certain property types.

**Maintenance fees** for condominiums typically require a one-time payment of 2% of the property value to cover building management and common area maintenance. **Personal income tax** of 2% applies to any profit when reselling the property.

Additional costs include notary and lawyer fees, which vary depending on the complexity of the transaction and the legal firm chosen. Bank transfer charges for international money transfers, administrative fees for certificate processing, and translation costs for legal documents also add to the total expense.

Total additional costs typically range from 12-15% of the property purchase price, which foreign buyers must budget for beyond the property's listed price.

Can foreigners purchase land in Vietnam with cash, or are there limitations on this?

Cash purchases are the most common method for foreigners buying property in Vietnam, but specific regulations govern how these transactions must be conducted.

All funds must be transferred through a Vietnamese bank account opened in the buyer's name, regardless of whether the payment is made in cash or through financing. Direct cash payments to developers or sellers without proper banking documentation are not legally recognized and can invalidate the transaction.

Foreign currency can be used for the purchase, but it must be exchanged through authorized Vietnamese banks, and all exchange records must be maintained for legal compliance. The State Bank of Vietnam closely monitors large cash transactions to prevent money laundering and ensure tax compliance.

There are no specific limitations on cash purchase amounts for approved foreign property transactions, but buyers must demonstrate the legitimate source of funds through proper banking channels and documentation.

Is it possible for foreigners to get a mortgage in Vietnam to buy land, and what are the typical rates and conditions?

Mortgages for foreign property purchases in Vietnam are extremely limited and generally not available to non-resident foreigners.

Vietnamese banks typically do not offer mortgage financing to foreigners without Vietnamese residency status or significant local income sources. Some exceptions exist for foreigners married to Vietnamese citizens or those with permanent residency status, but these cases require extensive documentation and collateral.

International banks operating in Vietnam may occasionally provide financing for high-net-worth clients, but these arrangements are rare and typically require substantial deposits and income verification from the borrower's home country. Interest rates for such arrangements, when available, typically range from 8-12% annually.

The vast majority of foreign property transactions in Vietnam are conducted as cash purchases, making adequate liquid capital essential for foreign property buyers. Alternative financing through foreign banks in the buyer's home country, secured against other assets, is sometimes used but carries additional complexity and currency risk.

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 Real Estate - Foreign Property Regulations
2. BambooRoutes - Buying Land in Vietnam
3. BambooRoutes - Vietnam Foreign Property Ownership
4. CitizenX - Vietnam Golden Visa Program
5. ANT Lawyers - Vietnamese Nationality Application
6. Veles Club - Vietnam Property Investment Guide
7. Global Property Guide - Vietnam Buying Guide
8. Vietnam Briefing - Real Estate Market 2025