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
Buying property in Da Nang as a foreigner is possible, but Vietnam's legal framework includes specific ownership limits, time restrictions, and quota rules that most buyers don't fully understand until they're deep into the process.
This guide breaks down exactly what you can and cannot own in Da Nang in January 2026, covering everything from visa requirements to mortgage options to closing costs.
We update this blog post regularly to reflect the latest regulatory changes and market conditions in Da Nang's real estate market.
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 only own up to 30% of units in any single apartment building, which means popular beachfront condos near My Khe often hit their quota quickly.
- Vietnam does not offer freehold land ownership to foreigners, so your "Pink Book" certificate represents ownership of the building plus time-limited land-use rights, typically for 50 years.
- International banks like HSBC and Standard Chartered are generally more accessible for foreign mortgage applicants in Da Nang, though expect to pay around 9% to 10% effective interest over the loan term.
- Buying a condo in Da Nang does not give you residency or citizenship, unlike some Southeast Asian countries with golden visa programs.
- The biggest mistake foreigners make in Da Nang is purchasing condotels or resort units thinking they're standard residential apartments, only to face certification and resale problems later.
- Rental income tax in Da Nang typically runs around 10% of gross rent once you exceed the VND 100 million annual threshold, split between VAT and personal income tax.
- Total buyer-side closing costs in Da Nang range from about 1.5% for resales to 3% or more for new builds, with the condo maintenance fund often being the largest single item.
- Foreign buyers in Da Nang can legally purchase on a tourist visa or e-visa since the main requirement is simply being "allowed to enter Vietnam" under the Housing Law.
What can I legally buy and truly own as a foreigner in Da Nang?
What property types can foreigners legally buy in Da Nang right now?
As a foreigner in Da Nang in January 2026, you can legally buy apartments, condos, villas, townhouses, and shophouses, as long as they are located within approved commercial housing projects.
The most important limitation is that you cannot buy standalone land plots or houses on individual land parcels outside of designated commercial developments, because Vietnam's Housing Law restricts foreign ownership to "commercial housing" formats only.
In practical terms, this means the beach-area condos in neighborhoods like My Khe, An Thuong, and My An are your most straightforward options, while landed homes like villas or townhouses must be part of a properly licensed development project to qualify for foreign ownership.
You'll also need to confirm that the building or project hasn't already reached its 30% foreign ownership quota before you can proceed with a purchase.
Finally, please note that our pack about the property market in Da Nang is specifically tailored to foreigners.
Can I own land in my own name in Da Nang right now?
No, foreigners cannot own land outright in Vietnam because all land belongs to the state under Vietnamese law, and individuals (including Vietnamese citizens) only hold land-use rights rather than true freehold ownership.
What you actually receive when buying property in Da Nang is a certificate called the "Pink Book," which documents your ownership of the building or apartment plus your associated land-use rights, typically granted for a 50-year term with the possibility of extension.
This means that when you purchase a condo or a villa in a commercial project, you're buying the structure and a time-limited right to use the land underneath it, which is the standard ownership model for all property owners in Vietnam.
By the way, we cover everything there is to know about the land buying process in Da Nang here.
As of 2026, what other key foreign-ownership rules or limits should I know in Da Nang?
As of early 2026, the two quota rules you must know are the 30% cap on foreign ownership in any single apartment building and the 250-unit cap on foreign-owned landed homes (villas, townhouses) within each ward-level administrative area in Da Nang.
For condos specifically, this 30% building quota means that popular developments near My Khe beach or in Son Tra district can fill up quickly, so you should always verify quota availability before signing any reservation agreement.
Beyond quotas, Da Nang's coastal location means certain areas may be restricted for foreign ownership due to national defense and security regulations, which is handled at the project approval stage but still worth confirming with your lawyer.
There have been ongoing discussions about Vietnam potentially extending the 50-year ownership term or easing some restrictions, but as of the first half of 2026, no major regulatory changes have been officially implemented that would affect your purchase.
What's the biggest ownership mistake foreigners make in Da Nang right now?
The single biggest mistake foreigners make in Da Nang is buying condotels or resort-style units thinking they're regular residential apartments, only to discover later that these properties have different legal classifications, certification issues, and limited resale options.
If you make this mistake, you may find that banks won't accept the property as collateral, that you can't get a standard Pink Book, or that future buyers avoid your unit because of the legal uncertainty surrounding hospitality-format properties in Vietnam.
Other classic pitfalls in Da Nang include buying in projects where the foreign quota is already full (leaving you unable to register ownership), purchasing from developers with financial problems that delay certificate issuance, and agreeing to informal "nominee" arrangements that offer no legal protection.
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.
Which visa or residency status changes what I can do in Da Nang?
Do I need a specific visa to buy property in Da Nang right now?
You don't need a special property visa or residency permit to buy real estate in Da Nang, because Vietnam's Housing Law simply requires that you are "allowed to enter Vietnam," which means a tourist visa, e-visa, or business visa is typically sufficient to start the purchase process.
However, the most common administrative hurdle for non-residents is the documentation and signature timing, since notarization, tax filings, and bank interactions are much easier if you can stay in the country long enough or set up a proper power of attorney.
You will need to interact with Vietnam's tax system during the transaction, as registration fees and certificate issuance require tax identification, so expect to provide or obtain relevant tax documentation as part of the closing process.
The typical document set a foreign buyer must present includes a valid passport, proof of lawful entry (visa), the sale contract, proof of payment, and various tax declarations, all of which your notary or lawyer will help coordinate.
Does buying property help me get residency and citizenship in Da Nang in 2026?
As of early 2026, buying residential property in Da Nang does not automatically give you residency or citizenship, because Vietnam does not have a real estate-based golden visa or investor visa program like some other countries in the region.
Vietnam's long-term stay pathways are typically tied to employment (work permits), family sponsorship, or business investment in a registered company or project, none of which are triggered simply by purchasing an apartment or villa.
If you want permanent residency or citizenship in Vietnam, you would generally need to explore routes like working in Vietnam for several years, marrying a Vietnamese citizen, or making substantial business investments that create local employment.
We give you all the details you need about the different pathways to get residency and citizenship in Da Nang here.
Can I legally rent out property on my visa in Da Nang right now?
Your visa type generally does not restrict your ability to rent out property you legally own in Da Nang, as ownership rights include the right to lease, but you must comply with Vietnam's rental income tax requirements and local registration rules.
You do not need to live in Vietnam to rent out your property, and many foreign owners manage their Da Nang apartments remotely by hiring local property management companies to handle tenants, maintenance, and tax filings on their behalf.
The key requirements for foreign landlords include registering your lease properly, reporting rental income to tax authorities, and paying the applicable VAT and personal income tax, which typically totals around 10% of gross rent once you exceed the threshold.
We cover everything there is to know about buying and renting out in Da Nang here.
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How does the buying process actually work step-by-step in Da Nang?
What are the exact steps to buy property in Da Nang right now?
The standard buying sequence in Da Nang follows these steps: identify the property and confirm foreign eligibility, conduct due diligence on title and developer, sign a reservation and pay a deposit, sign the notarized sale contract, make staged payments, settle taxes and fees, and finally receive your Pink Book certificate.
You do not need to be physically present for every step if you set up a proper power of attorney with a Vietnamese notary, though many foreign buyers prefer to be in Da Nang for contract signing and key handover moments.
The step that makes the deal legally binding is typically the notarized sale contract, which formalizes the agreement and is required for the subsequent registration and certificate issuance process.
From accepted offer to final Pink Book issuance, the timeline in Da Nang usually ranges from 2 to 6 months for resales and can extend to 12 months or longer for new builds where you're waiting for construction completion and project-level certification.
We have a document entirely dedicated to the whole buying process our pack about properties in Da Nang.
Is it mandatory to get a lawyer or a notary to buy a property in Da Nang right now?
A notary is effectively mandatory for most property transactions in Da Nang because notarization is the standard mechanism to formalize contracts, authenticate signatures, and support the registration process required for Pink Book issuance.
The key difference is that a notary in Vietnam authenticates documents and ensures legal formalities are met, while a lawyer provides advisory services like verifying quota availability, checking title status, and protecting your interests throughout the negotiation.
For foreign buyers specifically, your lawyer's scope should include confirming the property qualifies for foreign ownership, verifying the seller's right to sell, checking for encumbrances, and ensuring the certification pathway is clear before you commit funds.
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 checks should I run so I don't buy a problem property in Da Nang?
How do I verify title and ownership history in Da Nang right now?
The official way to verify title in Da Nang is through the local Land Registration Office (part of the Department of Natural Resources and Environment), where property records are maintained and certificate status can be confirmed.
The key document you should request is the Pink Book (officially called the Certificate of Land Use Rights, Ownership of Houses and Other Assets Attached to Land), which proves current ownership and shows whether the property is eligible for transfer to a foreigner.
A reasonable look-back period for ownership history in Da Nang is at least 10 years, which helps identify any past disputes, irregular transfers, or legacy issues that could affect your purchase.
One clear red flag that should stop or pause your purchase is any indication that the property is currently mortgaged, under dispute, or lacks proper documentation showing it came from an approved commercial housing project eligible for foreign ownership.
You will find here the list of classic mistakes people make when buying a property in Da Nang.
How do I confirm there are no liens in Da Nang right now?
The standard way to confirm there are no liens on a property in Da Nang is to request a certificate or written confirmation from the Land Registration Office showing the encumbrance status, and to ask the seller for bank release documentation if the property was ever used as loan collateral.
The most common type of lien to ask about specifically is a mortgage encumbrance, where the property was pledged as security for a bank loan and the lender must release its claim before a clean transfer can occur.
The best proof of clear lien status is a current extract from the land registration records confirming no encumbrances are registered against the property, combined with a written release letter from any bank that previously held the property as collateral.
How do I check zoning and permitted use in Da Nang right now?
The authority to consult for zoning and permitted use in Da Nang is the local Department of Construction or the district-level People's Committee, which maintain land-use planning documents and can confirm whether a specific property is designated for residential purposes.
The document that typically confirms zoning classification is the land-use planning map (or extract) for the relevant area, along with the project's investment certificate which shows the approved use for commercial housing developments.
The most common zoning pitfall foreign buyers miss in Da Nang is purchasing units in mixed-use or hospitality projects (like condotels or aparthotels) without realizing these may have different permitted uses than standard residential apartments, which can affect certification, financing, and resale value.
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.
Can I get a mortgage as a foreigner in Da Nang, and on what terms?
Do banks lend to foreigners for homes in Da Nang in 2026?
As of early 2026, yes, some banks in Vietnam do lend to foreigners for home purchases in Da Nang, but approval is significantly harder than for Vietnamese citizens and typically requires stronger documentation, larger down payments, and sometimes local income or employment.
The realistic loan-to-value ratio for foreign borrowers in Da Nang typically ranges from 50% to 70%, meaning you should expect to put down at least 30% to 50% of the purchase price from your own funds.
The single most common eligibility requirement that determines whether a foreigner qualifies is demonstrable income, preferably from local employment in Vietnam, along with a clear legal stay status and sometimes an existing banking relationship with the lender.
You can also read our latest update about mortgage and interest rates in Vietnam.
Which banks are most foreigner-friendly in Da Nang in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Da Nang are HSBC Vietnam, Standard Chartered Vietnam, and sometimes larger domestic banks like Vietcombank, though the international banks are generally easier to navigate for non-Vietnamese speakers.
What makes these banks more foreigner-friendly is their experience handling cross-border documentation, English-language processes, and staff familiarity with expat income verification and international credit histories.
However, even these foreigner-friendly banks typically prefer applicants with some form of local presence, such as a work permit, tax registration in Vietnam, or an established account relationship, so pure non-residents without any Vietnam connection face longer odds.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Da Nang.
What mortgage rates are foreigners offered in Da Nang in 2026?
As of early 2026, foreign borrowers in Da Nang typically see promotional mortgage rates starting around 5.5% to 7% for the first 1 to 3 years, but the effective long-term rate after promotions end usually lands between 9% and 11%, so a planning assumption of around 10% is reasonable.
Vietnamese banks predominantly offer variable-rate mortgages that float after an initial promotional period, and true long-term fixed rates are rare, meaning your monthly payment will likely increase once the teaser period ends and you move to market-based pricing.
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 will taxes, fees, and ongoing costs look like in Da Nang?
What are the total closing costs as a percent in Da Nang in 2026?
For a typical property purchase in Da Nang in 2026, buyer-side closing costs run around 1.5% of the purchase price for resales and around 3% for new-build condos from developers.
The realistic range that covers most standard transactions is 1% to 2.5% for resale properties and 2.5% to 4.5% for new builds, depending on the specific fees charged by the developer and building.
The main fee categories that make up closing costs in Da Nang include the registration fee (typically 0.5%), notary and authentication fees (0.1% to 0.5%), and for new condos, a maintenance fund contribution that developers commonly charge at around 2% of the purchase price.
For new-build purchases, the condo maintenance fund is usually the single biggest contributor to closing costs, while for resales the registration fee tends to be the largest line item.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Da Nang.
What annual property tax should I budget in Da Nang in 2026?
As of early 2026, the annual property tax burden for a typical apartment owner in Da Nang is quite low by international standards, often just tens of dollars per year (roughly VND 500,000 to VND 2,000,000, or $20 to $80 USD, or 18 to 75 EUR), because Vietnam's system emphasizes transaction fees rather than recurring property taxes.
Annual property-related charges in Vietnam are based on land-use fees rather than Western-style ad valorem property taxes, and for apartment owners the direct government tax component is minimal compared to the building management fees and maintenance contributions you'll pay to the condo association.
How is rental income taxed for foreigners in Da Nang in 2026?
As of early 2026, foreign property owners in Da Nang who rent out their units typically face an effective tax rate of around 10% on gross rental income, commonly split as 5% VAT plus 5% personal income tax, once annual rental revenue exceeds the VND 100 million threshold (roughly $4,000 USD).
The basic requirement is that you must register your rental activity and file periodic tax declarations with the local tax authority, and most foreign owners handle this through a local property manager or accountant who can navigate the paperwork in Vietnamese.
What insurance is common and how much in Da Nang in 2026?
As of early 2026, a typical annual contents and home insurance premium for a standard condo in Da Nang runs roughly VND 2,500,000 to VND 7,500,000 per year (about $100 to $300 USD, or 90 to 275 EUR), depending on coverage level and insured value.
The most common type of property insurance that condo owners carry is contents coverage for their personal belongings and interior improvements, since building-level fire insurance is typically handled at the management company or developer level for the structure itself.
The biggest factor that affects insurance premiums for the same property type in Da Nang is the property's location relative to flood zones and coastal exposure, as typhoon and water damage risks can vary significantly between beachfront developments and inland areas.
Get the full checklist for your due diligence in Da Nang
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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 | Why it's authoritative | How we used it |
|---|---|---|
| Decree 99/2015/ND-CP | Official legal text repository for Vietnam's Housing Law implementation. | We used it to validate foreign ownership mechanics in commercial housing projects and eligible areas. We cross-referenced with secondary law firm explainers when the decree text was hard to parse. |
| Vietnam Embassy (USA) | Official embassy explainer on Vietnam's land-use rights system. | We used it to explain why foreigners cannot own land outright. We mapped this concept to what the Pink Book certificate actually represents. |
| Savills Da Nang Market Brief | Global research consultancy with transparent, detailed market commentary. | We used it to identify which property types are common in Da Nang and to understand the condotel legal sensitivity. We also drew neighborhood examples from their segmentation. |
| Decree 10/2022/ND-CP | Government decree on registration fees, widely used by professionals. | We used it to estimate the buyer-side registration fee of 0.5%. We cross-checked this percentage with multiple market guides for consistency. |
| Circular 40/2021/TT-BTC | Ministry of Finance circular setting tax treatment for individual rental income. | We used it to frame rental income taxation mechanics and thresholds. We triangulated with Big-4 tax alerts to reduce misinterpretation risk. |
| KPMG Vietnam Tax Alert | Big-4 firm technical summary designed for implementation. | We used it as a sanity check for how Circular 40 applies in practice. We converted complex rules into realistic planning numbers. |
| Circular 257/2016/TT-BTC | Ministry of Finance circular governing notarial and authentication fees. | We used it to justify why notarization costs scale with contract value. We turned it into practical closing-cost estimates for Da Nang buyers. |
| Vietnam E-Visa Portal | Official government e-visa portal run by immigration authorities. | We used it to ground the "allowed to enter Vietnam" baseline for foreign buyers. We kept visa guidance practical and avoided myths. |
| HSBC Vietnam | Major international bank with published retail lending offerings in Vietnam. | We used it to identify which banks are more workable for foreigners. We did not assume automatic approval but noted process familiarity. |
| Standard Chartered Vietnam | Major international bank with published mortgage product information. | We used it to support typical loan tenures and affordability calculations. We triangulated with market reporting on home-loan ranges. |
| Vietcombank | Major state-linked bank publishing its own lending programs and rates. | We used it to ground promo versus post-promo mortgage rate reality. We triangulated with press reporting to produce foreigner rate estimates. |
| Reuters | Highly reputable wire service with strict sourcing standards. | We used it to support the direction of lending-rate policy pressure. We only used it for policy backdrop, not specific rate claims. |
| CBRE Vietnam | Global real estate research firm and standard market structure reference. | We used it to frame Vietnam-wide residential market context affecting Da Nang. We used it only for market structure, not legal rules. |
| Luat Minh Nguyen | Vietnamese law firm with accessible English-language legal summaries. | We used it to anchor eligibility criteria and quota rules under the Housing Law. We verified their interpretations against primary legal texts. |
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.
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