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
If you are a foreigner thinking about buying property in Da Nang, you will quickly realize that the rules are different from what you might expect in other countries.
Vietnam does not allow foreigners to own land outright, but there are legal ways to own apartments and houses in approved projects, and Da Nang has become one of the most popular cities for foreign buyers.
We constantly update this blog post to reflect the latest regulations, so you always have current information.
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 Da Nang.
Insights
- Foreigners in Da Nang can own apartments for up to 50 years (extendable once), but this ownership clock starts from the building's certificate date, not your purchase date, so older buildings mean shorter initial terms.
- Da Nang's Department of Construction publishes lists of projects eligible for foreign ownership, and these lists often include specific unit quotas per building, which means you must verify availability before signing anything.
- The foreign ownership cap in Da Nang apartment buildings is typically 30% of total units, and in popular beachside projects in Sơn Trà or Ngũ Hành Sơn districts, this quota fills up fast.
- Buying property through a Vietnamese spouse can give you long-term ownership similar to local citizens, but the property title structure matters, and a prenuptial agreement is strongly recommended to protect your investment.
- Registration fees in Da Nang are set at 0.5% of property value under Decree 10/2022, but the real surprise for foreigners is often the extra notarization, translation, and foreign exchange compliance costs that can add another 2% to 4%.
- Da Nang is a coastal city with strategic military importance, which means certain beachfront and riverfront areas are restricted zones where foreigners simply cannot buy, regardless of price or willingness.
- Nominee ownership (putting a property in a Vietnamese friend's name) is the single most common way foreigners lose their entire investment in Da Nang, because side agreements are nearly impossible to enforce in Vietnamese courts.
- A Vietnam tax identification number is required to register property ownership in Da Nang, and most banks will also require you to open a local VND account to process the transaction legally.
Can a foreigner legally own land in Da Nang right now?
Can foreigners own land in Da Nang in 2026?
As of early 2026, foreigners cannot own land outright in Da Nang because Vietnam's legal system treats all land as belonging to "the people" with the State managing it, meaning individuals and organizations can only hold land-use rights rather than freehold ownership.
The Land Law 2024 makes clear that foreign individuals are not eligible to receive land-use rights the same way Vietnamese citizens can, so the concept of buying a "plot of land" as a foreigner simply does not exist under Vietnamese law.
The closest legal alternative for foreigners in Da Nang is to purchase an apartment or a house within an approved commercial housing project, where you own the residential unit itself but not the underlying land.
Vietnam's foreign ownership rules do not single out specific nationalities, so whether you are American, British, Chinese, or from any other country, the same restrictions apply, with the main screening being whether the project is located in a defense or security restricted area.
Can I own a house but not the land in Da Nang in 2026?
As of early 2026, the legal framework in Da Nang allows foreigners to own the residential building or apartment unit separately from the land beneath it, which is actually the standard way foreign ownership works in Vietnam.
When you purchase an eligible property as a foreigner in Da Nang, you receive an ownership certificate (often called a "pink book") that recognizes your ownership of the house or apartment, but this certificate will not show you as having land-use rights like a Vietnamese citizen would.
When your ownership term expires (typically 50 years, extendable once), you must either extend through the proper procedure or transfer the property, and in theory, the building ownership reverts according to the terms set at registration.
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.
Do rules differ by region or city for land ownership in Da Nang right now?
While the national laws (Land Law 2024 and Housing Law 2023) apply everywhere in Vietnam, the practical implementation varies significantly by city because local authorities decide which specific projects are eligible for foreign ownership and which areas are restricted.
In Da Nang specifically, the city's People's Committee and Department of Construction publish lists of commercial housing projects where foreigners can legally buy, and some coastal or riverfront areas near military installations are completely off-limits to foreign buyers.
This regional variation exists because Vietnam delegates defense and security screening to provincial authorities, so a beachfront project that is approved for foreigners in one district of Da Nang might be restricted in another district just a few kilometers away.
We cover a lot of different regions and cities in our pack about the property market in Da Nang.
Can I buy land in Da Nang through marriage to a local in 2026?
As of early 2026, marrying a Vietnamese citizen can significantly improve your property ownership situation in Da Nang because foreign spouses of Vietnamese citizens are generally eligible for stable, long-term home ownership similar to what locals receive.
If you purchase property as a married couple in Da Nang, you should ensure the ownership certificate clearly documents both spouses, and many lawyers recommend a prenuptial or postnuptial agreement that specifies what happens to the property if the marriage ends.
If your marriage ends in divorce, Vietnamese family law will determine property division, and without proper documentation, a foreign spouse may find their investment at risk because the legal system may favor the Vietnamese citizen's claim to property.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Da Nang.
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.
What eligibility and status do I need to buy land in Da Nang?
Do I need residency to buy land in Da Nang in 2026?
As of early 2026, Da Nang does not require formal residency or a long-term visa for foreigners to purchase eligible residential property, but you must be legally present in Vietnam and not enjoying diplomatic or consular immunity.
Most foreigners complete property purchases in Da Nang while on a tourist visa or business visa, though having a longer-term visa makes the process smoother because you may need to visit government offices and banks multiple times.
Remote purchasing is technically possible in Da Nang through a properly notarized and consular-legalized power of attorney, but this approach significantly increases your risk of documentation errors and is where many foreign buyers get burned.
Do I need a local tax number to buy lands in Da Nang?
Foreign buyers in Da Nang should expect to need a Vietnam tax identification number (TIN) to register property ownership, pay transaction taxes, and interact with government registration offices.
Obtaining a TIN in Da Nang typically takes one to two weeks and requires your passport and a local address, and most lawyers or notaries who assist with property transactions can help you obtain this as part of their service.
A Vietnamese bank account denominated in VND is strongly recommended (and practically required) for property purchases in Da Nang because Vietnam tightly controls foreign exchange usage in domestic transactions and most sellers and government offices expect payment through authorized local banking channels.
Is there a minimum investment to buy land in Da Nang as of 2026?
As of early 2026, there is no official minimum investment amount required for foreign individuals to purchase residential property in Da Nang, unlike some countries that tie property ownership to investment visa programs.
Your practical minimum in Da Nang is determined by what eligible properties actually cost in the market, which means entry-level apartments in foreign-eligible projects typically start around 2 billion VND (approximately 80,000 USD or 75,000 EUR), though prices vary significantly by district and building.
Are there restricted zones foreigners can't buy in Da Nang?
Da Nang has significant restricted zones where foreigners cannot purchase property, primarily in areas designated as requiring national defense and security protection.
Restricted zones in Da Nang typically include certain coastal areas, land near military bases, strategic ports, and some riverfront locations along the Han River, and these restrictions are determined by the local People's Committee working with defense authorities.
To verify whether a specific property in Da Nang falls within a restricted zone, you should check the Department of Construction's published list of eligible projects, ask your lawyer to confirm the property's status, and verify that the building has been formally approved for foreign ownership.
Can foreigners buy agricultural, coastal or border land in Da Nang right now?
Foreign individuals in Da Nang face significant restrictions on purchasing agricultural, coastal, or strategic land, with each category having its own set of barriers.
Agricultural land in Da Nang is essentially unavailable to foreign individuals because Vietnam's land-use system reserves agricultural land for Vietnamese citizens and qualified agricultural organizations, not for individual foreign purchase.
Coastal land in Da Nang is particularly restricted because the city is a major port with strategic military significance, meaning many beachfront and waterfront areas are either completely off-limits to foreigners or subject to case-by-case defense screening.
Da Nang does not share borders with other countries, so border land restrictions do not directly apply, but the city's coastal status effectively creates similar restrictions along the shoreline and around port facilities.
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What are the safest legal structures to control land in Da Nang?
Is a long-term lease equivalent to ownership in Da Nang right now?
A long-term lease in Da Nang can give you strong, contract-backed control over property, but it is legally distinct from ownership and does not provide the same security or transferability as buying an eligible residential unit.
The most relevant "lease-like" term for foreign homebuyers in Da Nang is the 50-year ownership period (extendable once for another period), which applies to foreign housing ownership under the Housing Law 2023, and this extension is subject to proper application and approval.
Transferability of your property rights in Da Nang depends on what you actually hold: if you own an eligible residential unit, you can sell or transfer it to another qualified buyer, but pure lease contracts may have more restrictions depending on their specific terms.
Can I buy land in Da Nang via a local company?
Purchasing property through a Vietnamese company (including a foreign-invested enterprise) is technically possible in Da Nang, but this is investment-law territory with significant complexity that goes far beyond simple residential buying.
A foreign-invested company in Vietnam can access land through allocation or lease mechanisms approved for that entity's specific business purpose and project type, but this requires navigating investment licensing, capital requirements, and ongoing compliance obligations that are impractical for someone who simply wants a home in Da Nang.
What "grey-area" ownership setups get foreigners in trouble in Da Nang?
Grey-area ownership arrangements are common among foreigners in Da Nang who want to bypass restrictions, but these setups carry enormous risk and frequently result in total loss of the investment.
The most common grey-area structure in Da Nang is nominee ownership, where a foreigner pays for a property but puts it in a Vietnamese friend's or partner's name, followed by buying in projects that are not actually approved for foreign ownership or where the foreign quota is already full.
If Vietnamese authorities discover an illegal ownership arrangement in Da Nang, consequences can include inability to register or transfer the property, loss of the asset entirely if the nominee relationship breaks down, and in some cases, legal penalties for attempting to circumvent foreign ownership restrictions.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Da Nang.
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 does the land purchase process work in Da Nang, step-by-step?
What are the exact steps to buy land in Da Nang right now?
Since foreigners cannot buy land outright in Da Nang, the realistic process involves purchasing an eligible residential unit (apartment or house in an approved project) through these steps: first confirm the project is approved for foreign ownership, then verify the foreign quota is not full, conduct due diligence on the title and seller, sign a notarized contract, pay taxes and fees, and finally register ownership with Da Nang's Department of Natural Resources and Environment.
A typical property purchase in Da Nang takes four to ten weeks from signed agreement to completed registration, though this timeline can stretch longer if there are document issues, foreign paperwork complications, or delays at government offices.
Key documents you will sign during the purchase process in Da Nang include the sale and purchase agreement (usually notarized), tax declarations, the ownership registration application, and if buying new construction, potentially a handover protocol with the developer.
What scams are common when it comes to buying land in Da Nang right now?
What scams target foreign land buyers in Da Nang right now?
Scams targeting foreign property buyers in Da Nang are relatively common because the complexity of Vietnam's ownership rules creates opportunities for dishonest sellers and agents to exploit confusion.
The most common scams in Da Nang include selling units in buildings where the foreign quota is already full, marketing projects as "foreign-eligible" when they have not been approved, nominee schemes that leave the foreigner with no legal claim, and developers collecting deposits for projects that are not yet authorized to sell.
Top warning signs of a fraudulent deal in Da Nang include pressure to sign quickly without proper due diligence, inability to show the property on the official eligible projects list, and suggestions to put the property in someone else's name.
If you fall victim to a property scam in Da Nang, legal recourse exists through Vietnamese courts, but enforcement is difficult, time-consuming, and expensive, especially for foreigners who may not speak Vietnamese or understand the legal system.
We cover all these things in length in our pack about the property market in Da Nang.
How do I verify the seller is legit in Da Nang right now?
The best way to verify a seller in Da Nang is to confirm that their name matches the ownership certificate exactly, check that the property is in a project officially approved for foreign ownership, and verify no outstanding disputes exist.
To confirm a clean title in Da Nang, you should request the original ownership certificate (the "pink book" for apartments or houses), have a notary or lawyer verify its authenticity, and check that the registered details match the unit you intend to buy.
Checking for liens or mortgages in Da Nang is done through the notary or registration office as part of the transfer process, where encumbrances should appear in the property records.
A Vietnamese lawyer or a notary experienced with foreign transactions is the most essential professional for verifying seller legitimacy in Da Nang, because they can access registration records, verify documents, and ensure the transaction follows proper legal procedures.
How do I confirm land boundaries in Da Nang right now?
The standard procedure for confirming boundaries in Da Nang involves reviewing the cadastral information attached to the ownership certificate, which includes the registered area and plot description.
You should review the ownership certificate's attached cadastral map and the registered property description, and for villas or townhouses in Da Nang, cross-check these against the project's master plan documents.
Hiring a licensed surveyor is not always required in Da Nang for apartment purchases (where boundaries are defined by building plans), but it is recommended for landed houses or villas where plot boundaries need physical verification.
Common boundary problems foreigners encounter in Da Nang after purchase include discovering that the actual built area differs from the registered area, or that common areas and private boundaries were not clearly defined in older projects.
Buying real estate in Da Nang 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.
What will it cost me, all-in, to buy and hold land in Da Nang?
What purchase taxes and fees apply in Da Nang as of 2026?
As of early 2026, the total closing costs for a residential property purchase in Da Nang typically range from 3.5% to 6.5% of the purchase price, covering registration fees, notarization, legal services, and various administrative costs.
This range in Da Nang breaks down to approximately 90 million to 160 million VND (around 3,500 to 6,500 USD or 3,300 to 6,000 EUR) for a property valued at 2.5 billion VND, though higher-value properties will see proportionally higher costs.
The main individual costs in Da Nang include a registration fee of 0.5% (set by Decree 10/2022), notarization fees based on official tariffs, legal due diligence costs (which vary by lawyer), translation and document processing fees, and potentially a broker commission of 1% to 2% if you use an agent.
These taxes and fees in Da Nang do not differ significantly for foreign buyers compared to Vietnamese buyers, though foreigners often face higher practical costs due to additional translation, legalization, and foreign exchange compliance requirements.
What hidden fees surprise foreigners in Da Nang most often?
Hidden fees in Da Nang typically add an extra 1% to 3% on top of the expected closing costs, pushing total transaction expenses to 50 million to 75 million VND (roughly 2,000 to 3,000 USD or 1,850 to 2,800 EUR) more than foreigners initially budget.
The top surprise costs in Da Nang include notarization and legalization of foreign documents (especially if you need translations certified abroad), bank fees for foreign exchange conversion and wire transfers, and "building completion" fees that developers sometimes charge at handover.
These hidden fees in Da Nang typically appear at three stages: early in the process when setting up your tax ID and bank account, at contract signing when notarization and translation costs are due, and at registration when final government fees and any outstanding charges become payable.
The best protection against unexpected fees in Da Nang is to get a detailed, written cost breakdown from your lawyer before signing anything, budget an extra 2% to 3% as a contingency, and make sure all fees are clearly itemized in your purchase contract.
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 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 Da Nang, 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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Vietnam Land Law 2024 | Primary law passed by Vietnam's National Assembly defining land rights. | We used it to explain why foreigners cannot own land outright in Vietnam. We also referenced it for the land-use rights framework and certification processes. |
| Housing Law 2023 | Main law defining when foreign individuals can own residential housing. | We used it for foreign eligibility rules, ownership terms, and project restrictions. We also referenced it for the 50-year ownership period and extension provisions. |
| Decree 95/2024 | Government decree implementing the Housing Law with practical procedures. | We used it for foreign ownership caps like the 30% building limit. We also referenced it for documentation requirements and proof of eligibility. |
| Decree 10/2022 on Registration Fee | Official government decree setting property registration fee rates. | We used it to quantify the 0.5% registration fee as a predictable closing cost. We also referenced it to build our all-in cost estimates for Da Nang buyers. |
| Circular 257/2016 on Notary Fees | Ministry of Finance framework for notarization and authentication fees. | We used it to explain why notarization is a standard, tariff-based cost. We also included notary fees in our closing cost breakdown for Da Nang. |
| PwC Vietnam Land Law Summary | Professional summary from a major global consultancy, article-cited. | We used it to interpret house ownership certification for foreigners. We also cross-checked our reading of the Land Law text against their analysis. |
| Freshfields Land Law Analysis | Analysis from a top international law firm, carefully sourced. | We used it to understand how foreign-invested companies access land. We also used it to frame company ownership options conservatively. |
| Da Nang eRegulations | Official government portal listing local competent agencies and procedures. | We used it to identify the actual Da Nang offices buyers interact with. We also referenced it to ground our step-by-step process locally. |
| Vietnam News | National English-language paper reporting official government announcements. | We used it to show how Da Nang announces eligible projects with quota details. We also used it to reinforce the importance of checking project eligibility. |
| Bao Da Nang | Local newspaper reporting on Da Nang Department of Construction announcements. | We used it to verify that Da Nang actively publishes eligible project lists. We treated it as a pointer to official announcements, not the legal rule itself. |
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