Buying and owning property in Can Tho 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 Can Tho. 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 Can Tho. 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 properties can foreigners legally buy in Can Tho, and are there any restrictions compared to local buyers?

Foreigners can legally purchase apartments and houses (including villas and townhouses) in Can Tho under a renewable 50-year leasehold system.

You must buy properties within approved commercial housing projects that have received government approval certificates. Direct land ownership remains strictly prohibited for foreign buyers, as does purchasing agricultural land or properties located in national security areas.

The ownership restrictions are significant compared to local buyers. You can own a maximum of 30% of apartments in any single building, or no more than 10% of houses in a project with a cap of 250 houses per ward. Vietnamese citizens face no such quota limitations and can own land directly with indefinite ownership rights.

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

As of September 2025, these restrictions mean you should verify project approval status and remaining foreign ownership quotas before making any purchase decisions in Can Tho.

What are the residency or visa requirements for foreigners looking to purchase property in Can Tho?

No specific residency or visa requirements exist for foreign property buyers in Can Tho.

Any valid passport with a Vietnamese entry stamp is sufficient to purchase property. You do not need a work permit, permanent residency status, or long-term visa to buy real estate in the city.

This makes Can Tho property purchases accessible to tourists, business visitors, and anyone with legal entry to Vietnam. The simple entry requirements have contributed to increased foreign investment in the local real estate market since 2023.

However, while purchasing property requires minimal documentation, obtaining financing through Vietnamese banks typically requires proof of local income or employment, making cash purchases more common among foreign buyers.

Do you need to be physically present in Vietnam during the property purchase process, or can it be done remotely?

You do not need to be physically present in Vietnam to complete a property purchase in Can Tho.

The entire transaction can be handled remotely through a notarized power of attorney granted to a local lawyer or trusted representative. This power of attorney must be properly notarized and authenticated according to Vietnamese legal requirements.

Remote purchases have become increasingly common, particularly among international investors who prefer to delegate the process to experienced local professionals. Your representative can handle property viewings, due diligence, contract negotiations, and the final registration process on your behalf.

This remote capability makes Can Tho property investment accessible to buyers worldwide, though having a reliable local representative with proven experience in foreign property transactions is essential for success.

What are the fiscal implications for foreign buyers in terms of taxes, fees, and other costs when purchasing property?

Foreign property buyers in Can Tho face several upfront costs and ongoing tax obligations that significantly impact the total investment amount.

Cost Category	Rate/Amount	When Applied
Value Added Tax (VAT)	10% of property price	At purchase
Registration Fee	0.5% of property value	At ownership transfer
Maintenance Fee	2% (typically for condos)	At purchase
Legal Fees	$500 - $2,000 USD	During transaction
Annual Property Tax	0.03% - 0.15% of value	Ongoing annually
Capital Gains Tax	2% of transfer value	Upon resale
Rental Income Tax	Variable rate	If generating rental income

Can you outline the step-by-step process for buying property in Can Tho, including the documents needed for foreigners?

The property purchase process in Can Tho follows a structured seven-step procedure that typically takes 2-3 months to complete.

**Step 1: Property Selection** - Choose a property within a government-approved commercial housing project. Verify the Project Approval Certificate and confirm foreign ownership quotas are available.

**Step 2: Due Diligence** - Conduct thorough verification of the property's legal status, including Ownership Certificate, Building Permits, and any outstanding debts or disputes.

**Step 3: Reservation** - Pay a deposit (typically 5-10% of purchase price) and sign a reservation agreement to secure the property while preparing final documentation.

**Step 4: Sales Agreement** - Sign and notarize the Sales and Purchase Agreement (SPA) which outlines all terms, payment schedule, and completion timeline.

**Step 5: Payment** - Complete all payments according to the SPA schedule through a Vietnamese bank account, which is mandatory for property registration purposes.

**Step 6: Registration** - Submit all ownership documents to local authorities for registration under your name as the new owner.

**Step 7: Ownership Certificate** - Receive the Pink Book (certificate of ownership) which serves as official proof of your property ownership rights.

Essential documents include: valid passport with Vietnamese entry stamp, bank statements proving funds source, notarized Sales and Purchase Agreement, payment receipts and transfer records, and completed ownership application forms.

Is it mandatory for foreigners to hire a lawyer when purchasing property in Can Tho?

Hiring a lawyer is not legally mandatory for foreign property buyers in Can Tho, but it is highly recommended for several critical reasons.

Vietnamese property law contains complex regulations specific to foreign ownership, and professional legal guidance helps navigate due diligence requirements, contract reviews, compliance issues, and dispute prevention. Local lawyers understand the nuances of project approval certificates, ownership quotas, and registration procedures that can trip up foreign buyers.

Legal fees typically range from $500 to $2,000 depending on the transaction complexity and property value. This cost represents a small percentage of most property purchases but provides significant protection against costly mistakes or legal complications.

Many successful foreign buyers in Can Tho report that legal representation helped them identify potential issues with property titles, uncover hidden debts, and ensure proper completion of all required documentation. Given the substantial financial commitment involved, professional legal support offers valuable peace of mind and risk mitigation.

Which areas in Can Tho are most popular with foreign buyers, and why do they choose to settle there?

Ninh Kieu District, particularly An Binh and Xuan Khanh Wards, attracts the highest concentration of foreign property buyers in Can Tho.

An Binh Ward draws investors due to its proximity to the famous Cai Rang floating market, which attracts 6.3 million tourists annually, creating strong demand for short-term rental properties. The ward offers easy access to the city center, vibrant local markets, and established tourism infrastructure that supports consistent rental income.

Xuan Khanh Ward appeals to both residential buyers and commercial investors, featuring modern amenities like Vincom Plaza, quality restaurants, and well-developed urban infrastructure. Foreign buyers appreciate the ward's blend of urban conveniences and cultural attractions.

Cai Rang District has emerged as a secondary choice for investors seeking capital appreciation opportunities. The area benefits from new infrastructure developments including high-speed rail connections and bridge projects that are driving rapid property value increases.

Binh Thuy and Phong Dien Districts attract buyers looking for suburban living, resort-style properties, or locations near specific tourism sites. These areas offer more space, quieter environments, and often lower entry prices compared to central Can Tho locations.

What are the best areas in Can Tho for living, renting out property, or achieving capital appreciation based on the latest data?

Different areas in Can Tho serve distinct investment strategies, with performance varying significantly based on your primary objective.

District/Area	Best For Living	Rental Income Potential	Capital Appreciation Outlook
Ninh Kieu (An Binh)	Modern amenities, expat community	4-6% gross yields from tourism	15-20% annual growth in hotspots
Ninh Kieu (Xuan Khanh)	Urban conveniences, shopping	Student demand from Can Tho University	Consistent 10-15% annual appreciation
Cai Rang District	Emerging residential areas	Business traveler accommodation	Fastest price gains citywide
Binh Thuy	Quieter, more green spaces	Specialty/suburban rental market	Gradual 5-8% annual appreciation
Phong Dien	Rural/resort-style living	Tourism-focused seasonal rentals	Moderate 3-7% annual growth

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

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 do property prices in Can Tho break down by city and region?

Can Tho property prices vary dramatically across different districts and proximity to key infrastructure, with significant price appreciation occurring throughout 2024 and into 2025.

The average property price per square meter across Can Tho stands at $3,202 (approximately 77 million VND) as of September 2025. However, this citywide average masks substantial variations between premium and outlying areas.

Prime districts like central Ninh Kieu command up to $4,650 per square meter for well-located apartments and houses, while outlying zones start from as low as $244 per square meter for basic properties in less developed areas.

Average unit prices across all property types reach $170,032, with rental rates averaging $204 per month for one-bedroom apartments in the city center and $122 per month for similar units in non-central locations.

Annual price growth ranges from 3% in stable suburban areas to 20% in rapidly developing districts like Cai Rang and prime locations within Ninh Kieu District. The fastest price increases concentrate around new infrastructure projects and areas with high tourism activity.

What are the common mistakes and pitfalls that foreigners make when purchasing property in Can Tho?

Foreign buyers in Can Tho frequently encounter seven major pitfalls that can result in significant financial losses or legal complications.

1. **Project Approval Verification Failure** - Many buyers fail to confirm if a project has proper government approval for foreign ownership or whether foreign ownership quotas are already filled.2. **Property Type Restrictions Misunderstanding** - Attempting to purchase prohibited property types like direct land, agricultural land, or trying to buy outside approved commercial developments.3. **Inadequate Due Diligence** - Skipping thorough checks for hidden debts, ownership disputes, title irregularities, or outstanding legal issues with the property.4. **Leasehold Terms Confusion** - Misunderstanding the 50-year leasehold renewal process, terms, and potential complications that could arise at renewal time.5. **Legal Representation Avoidance** - Attempting to navigate the complex purchase process without employing a reputable local lawyer familiar with foreign ownership regulations.6. **Security Zone Purchases** - Trying to buy properties in restricted national security zones or areas with special government limitations.7. **Cost Underestimation** - Failing to account for all closing costs, taxes, and ongoing fees which can add 15-20% to the total purchase price.

These mistakes often stem from insufficient research and attempting to apply foreign real estate concepts to the Vietnamese market without understanding local regulations and procedures.

Can foreigners get a mortgage in Vietnam, what are the rates and conditions, and are there any tips for successfully obtaining one?

Obtaining a mortgage in Vietnam as a foreigner is extremely challenging without a work permit or long-term residency status.

A limited number of Vietnamese banks offer loans to foreign buyers, but they require substantial down payments (typically 30-50% of property value), proof of stable local income, and strong collateral beyond the purchased property.

Current mortgage interest rates hover around 5.9% as of 2025, usually structured as variable rates that can fluctuate with market conditions. Loan terms rarely extend beyond 15-20 years for foreign borrowers, compared to 30-year terms available to Vietnamese citizens.

Most foreign buyers in Can Tho rely on cash purchases or overseas financing arrangements due to these restrictive lending conditions. Alternative approaches include partnering with a Vietnamese spouse who can access better financing terms, securing pre-approval before property hunting, or maintaining comprehensive documentation of financial stability.

Success tips for those attempting to secure Vietnamese financing include establishing a local banking relationship well before applying, providing extensive income documentation, and working with mortgage brokers who specialize in foreign client applications.

What taxes, fees, and additional costs are associated with buying, owning, and reselling property in Can Tho?

Property ownership in Can Tho involves three distinct phases of costs: purchase, ownership, and resale expenses that foreign buyers must factor into their investment calculations.

**Purchase Phase Costs:** 10% VAT on the property price, 0.5% registration fee, 2% maintenance fee for condominiums, plus notary fees, legal fees, and bank transfer charges that can add $1,000-3,000 to the transaction.

**Ownership Phase Costs:** Annual property tax ranging from 0.03% to 0.15% of assessed property value (relatively low for residential properties), monthly utilities, building management fees for condominiums, and potential personal income tax on rental income if you lease the property.

**Resale Phase Costs:** Sellers pay 2% of the contract value as personal income tax regardless of whether the sale generates profit or loss, while buyers pay registration fees again for the ownership transfer.

Foreign buyers pay identical property taxes to Vietnamese citizens, but must conduct all transactions through Vietnamese bank accounts. When selling, you can sell to another eligible foreigner (within the building's foreign ownership quota) or to any Vietnamese citizen (no quota restrictions apply).

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

These cumulative costs can represent 15-18% of the initial property value over the complete buy-own-sell cycle, making careful financial planning essential for successful property investment in Can Tho.

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 Foreign Property Ownership
2. Vietnam Housing Law Guidelines
3. House Vietnam Foreigner
4. How Foreigners Buy Apartment Vietnam
5. Can Tho Price Forecasts
6. Can Tho Which Area
7. Can Tho Real Estate Market Assessment
8. Buying Property Vietnam
9. Real Estate Vietnam Buying Home
10. Overseas Vietnamese Real Estate Purchase