Get all the data you need about the real estate market in Da Nang
SUMMARY
Property taxes and fees in Da Nang are low during ordinary ownership, but transaction costs can become much more significant when buying a new apartment, selling quickly, or agreeing to absorb costs that normally sit with the seller.
A straightforward resale is relatively cheap to close. If each party pays its own obligations, the buyer's main statutory charge is usually the 0.5% registration fee, with notarial and administrative charges adding comparatively little.
The 2% seller tax deserves more attention than its headline rate suggests because it applies to the transfer price rather than the profit. On a short-term investment with only modest appreciation, it can consume a large part of the gain.
Contract wording can shift that burden. A VND 5 billion property advertised as VND 5 billion net to the seller may effectively require the buyer to fund another VND 100 million of transfer tax before other closing expenses.
New apartments are a different cost proposition. The statutory 2% condominium maintenance contribution alone can be four times the buyer's 0.5% registration fee, while VAT also sits within the developer-sale structure.
Annual property taxation is much less important. The standard 0.03% residential land-use tax is applied to the relevant taxable land value, and condominium owners are taxed on an allocated share of the underlying land rather than the full market value of their apartment.
Da Nang itself does not create most of the major tax rates. National law determines the important percentages, while the city matters more for official land values, local administrative charges and condominium-management price rules.
Condominium operating costs can easily exceed the annual government property tax. Da Nang's current management-price range for buildings with elevators is VND 4,400 to VND 13,200 per square metre per month, before parking, utilities, insurance and several other excluded expenses.
Foreign buyers generally face the same headline transaction-tax rates as Vietnamese buyers, but taxation is not their main problem. Project eligibility, the 30% foreign condominium quota and the limits on foreign land rights need to be checked before the fee calculation means much.
There is no useful rule saying buyers should simply add 2%, 3% or 5% to every Da Nang asking price. A resale, a developer apartment, a net-to-seller deal and an off-plan purchase can produce very different cash requirements even when the advertised property price is identical.
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Are property taxes in Da Nang actually high?
Property taxes in Da Nang are quite low today, especially the annual tax on ownership; most of the meaningful costs appear when we buy, sell or take possession of an apartment.
Vietnam does not charge homeowners an annual tax equal to 1% or 2% of the property's market value, as happens in some other countries. For ordinary residential land within the permitted quota, non-agricultural land-use tax starts at 0.03% of the taxable land value. For an apartment, that 0.03% applies to an allocated share of the underlying land rather than to the apartment's full market value.
The transaction costs are more noticeable. A buyer registering ownership generally faces a 0.5% registration fee. An individual selling property normally faces personal income tax equal to 2% of the transfer price. Buyers of new condominium units can also have to fund the statutory 2% maintenance contribution, while developer sales involve VAT.
For someone buying a VND 4 billion or VND 5 billion apartment, annual government property tax is unlikely to change the investment case. Closing costs, building charges and the eventual 2% tax on resale deserve much more attention.
| Cost | Typical rate | Usually paid by | When it appears |
|---|---|---|---|
| Registration fee | 0.5% | Buyer | Ownership registration |
| Individual seller's property-transfer PIT | 2% of transfer price | Seller | Resale |
| Condominium maintenance fund | 2% | Buyer of qualifying new unit | Initial condominium sale |
| VAT on developer real estate | 10% rate on taxable value | Built into or added to developer pricing | New property |
| Residential land-use tax | Usually starts at 0.03% | Owner/user | Each year |
| Notarial fee | Progressive schedule | Depends on transaction | Contract notarisation |
Does Da Nang have its own property tax rates?
Most important property taxes in Da Nang come from Vietnamese national law, while the city mainly affects local valuation inputs, administrative charges and condominium-management costs.
The 0.5% registration-fee rate is national. So is the 2% tax generally charged when an individual sells real estate. The non-agricultural land-use-tax rates also apply nationally.
Da Nang becomes more important when a national tax calculation requires a local land value or when we move beyond taxation into local fees. The city publishes land-price information used in statutory calculations and also sets its own framework for condominium-management prices.
There is no single "Da Nang property tax" that we can multiply by the purchase price. Different rules apply when we acquire the property, hold it, rent it or sell it.
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What does a buyer pay on a resale property in Da Nang?
On a straightforward Da Nang resale, the buyer's main statutory closing cost is usually the 0.5% registration fee, with notarial and administrative charges adding relatively little.
At a VND 5 billion assessment base, the registration fee comes to VND 25 million. The statutory value-based notarial fee at that level is around VND 3.2 million under the Ministry of Finance schedule. Together, those two items come to roughly VND 28.2 million, or about 0.56% of the property price.
Certificate-related administrative charges are far smaller. Da Nang's local schedule measures many of these fees in tens or hundreds of thousands of dong rather than millions. They deserve checking during closing, but they barely move the overall budget on a multibillion-dong purchase.
Legal review, translation and brokerage can cost more, but those are commercial expenses rather than property taxes.
| Property value | 0.5% registration fee | Approx. statutory notarial fee | Combined |
|---|---|---|---|
| VND 3bn | VND 15m | VND 2.2m | VND 17.2m |
| VND 5bn | VND 25m | VND 3.2m | VND 28.2m |
| VND 10bn | VND 50m | VND 5.2m | VND 55.2m |
Who pays the 2% property transfer tax in Da Nang?
An individual selling a Da Nang property normally faces personal income tax equal to 2% of the transfer price, which makes this primarily a seller-side cost.
The important detail is the tax base. Vietnam generally taxes the transfer price rather than calculating 2% of the seller's profit.
Suppose an apartment bought for VND 4 billion is later sold for VND 4.1 billion. The nominal gain is only VND 100 million, yet 2% of a VND 4.1 billion transfer is VND 82 million. Before brokerage or any other selling cost, most of that small gain has already disappeared.
Several exemptions exist, including qualifying transfers between close relatives and, subject to the legal conditions, certain sales involving a person's sole house or residential land. An investor should not assume one of those exemptions will apply.
For investment property, we would model the 2% exit tax from the start.
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Can a Da Nang buyer end up paying the seller's 2% tax?
Yes, a Da Nang buyer can effectively absorb the seller's 2% transfer tax when the contract quotes a net amount that the seller expects to receive.
Two apartments advertised at VND 5 billion can therefore produce very different closing bills.
If VND 5 billion is a normal gross transaction price and each side pays its own statutory costs, the buyer may mainly face the 0.5% registration fee plus the smaller closing charges. If the seller wants VND 5 billion net and the buyer agrees to cover the seller's tax, another VND 100 million has to be funded.
Add a VND 25 million registration fee on the same VND 5 billion base and the difference is already VND 125 million before professional fees.
The wording of the sale agreement matters more than a broker saying that a fee is "normally" paid by one side. We want to know whether the quoted price is gross, net to seller, tax-inclusive or tax-exclusive.
Is the 0.5% Da Nang registration fee always based on the sale price?
No, the 0.5% registration fee in Da Nang uses statutory valuation rules, so the number in the sale contract is only one part of the calculation.
For land, Vietnam's registration-fee framework uses the relevant official land price. Houses use locally prescribed house values, while condominium calculations also account for the allocated land component.
The contract still matters. Where the transaction value written in the contract exceeds the value produced by the prescribed government framework, that higher contractual amount can become the registration-fee calculation base.
For budgeting, using 0.5% of the actual transaction value is therefore the safer starting assumption. If the legally accepted taxable base later proves lower, the buyer simply closes with a little more room than expected.
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Are new apartments in Da Nang more expensive to buy than resales?
New Da Nang apartments can carry substantially more upfront charges than resales because VAT and the statutory 2% condominium maintenance fund enter the calculation.
Vietnam's standard VAT rate for real-estate business is currently 10%, although buyers should be careful with the base. VAT on a developer sale is not necessarily calculated as 10% of every dong in the headline apartment price because the qualifying land component is treated separately under the tax rules.
The developer's contract should show whether the marketed price includes VAT and how the taxable value has been calculated. Comparing a developer's pre-tax quotation with a resale asking price gives us the wrong answer straight away.
The maintenance fund is easier to quantify. Under the current Housing Law, buyers of apartments or other private areas sold by the developer in a multi-owner condominium contribute 2% of the property's value to the building maintenance fund. That amount is stated separately from the purchase price.
On VND 5 billion, 2% equals VND 100 million. By comparison, a 0.5% registration fee on VND 5 billion is VND 25 million. For a new apartment buyer, the maintenance contribution can therefore be four times the registration fee before VAT even enters the calculation.
| Cost | Resale apartment | New developer apartment |
|---|---|---|
| Registration fee | Usually applies | Usually applies when ownership is registered |
| Individual seller's 2% PIT | Relevant to seller | Generally irrelevant to buyer's developer purchase |
| VAT on the sale | Usually no developer VAT layer | Applies to taxable developer-sale value |
| 2% maintenance fund | Usually funded earlier in building's life | Important upfront cost |
| Management fee | Ongoing | Ongoing after handover |
How much are Da Nang condominium management fees now?
Da Nang currently sets a management-price range of VND 4,400 to VND 13,200 per square metre per month for condominium buildings with elevators.
This is one of the few genuinely fresh local numbers in the cost calculation. Da Nang replaced its previous framework this year. The old elevator-building range was VND 4,000 to VND 13,500 per square metre per month, while the current range raises the floor slightly and reduces the ceiling.
For an 80-square-metre apartment, today's official range works out to around VND 352,000 to VND 1.056 million per month, or roughly VND 4.2 million to VND 12.7 million per year.
Buildings without elevators currently sit between VND 1,600 and VND 7,500 per square metre per month.
These figures do not cover every household expense. The Da Nang decision excludes items including parking, water, energy, fire and explosion insurance, maintenance funding, telecommunications, management-board remuneration and services used privately by residents.
A higher-end coastal apartment can consequently cost more to operate than the headline management fee suggests.
| Apartment size | At VND 4,400/m² | At VND 13,200/m² | Annual range |
|---|---|---|---|
| 50 m² | VND 220k/month | VND 660k/month | VND 2.64m–7.92m |
| 80 m² | VND 352k/month | VND 1.056m/month | VND 4.22m–12.67m |
| 100 m² | VND 440k/month | VND 1.32m/month | VND 5.28m–15.84m |
| 150 m² | VND 660k/month | VND 1.98m/month | VND 7.92m–23.76m |
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Is there an annual property tax on a Da Nang apartment?
Yes, Da Nang apartment owners can face annual non-agricultural land-use tax, but the bill is generally very small compared with the apartment's market value.
For condominiums, Vietnam applies a 0.03% rate to the apartment's allocated share of taxable land value. The tax is therefore not calculated as 0.03% of the full resale value of the apartment.
That detail is easy to miss. A VND 5 billion apartment multiplied directly by 0.03% would produce VND 1.5 million, but that is not how the condominium tax base is constructed. Only the allocated land component enters the calculation under the statutory formula.
For most apartment investors in Da Nang, annual government property tax will be much smaller than management charges, maintenance, insurance, financing or even a short period without a tenant.
How much annual tax do Da Nang houses and land plots face?
Ordinary residential land in Da Nang starts at a 0.03% annual non-agricultural land-use-tax rate, with higher rates applying to land that significantly exceeds the residential quota.
The portion within the prescribed quota is taxed at 0.03%. Land above the quota but no more than three times the quota moves to 0.07%, while the portion exceeding three times the quota reaches 0.15%.
Certain improperly used or unused land can also attract 0.15%, while encroached or appropriated land can reach 0.20%.
These are still low percentages by international standards, although a large landholding needs its own calculation because area and official land valuation drive the actual bill.
| Residential land category | Tax rate |
|---|---|
| Within the quota | 0.03% |
| Above quota, up to 3× the quota | 0.07% |
| More than 3× the quota | 0.15% |
| Certain improperly used or unused land | 0.15% |
| Encroached or appropriated land | 0.20% |
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Do foreigners pay higher property taxes in Da Nang?
Foreign buyers in Da Nang generally do not face a separate punitive property-tax rate just for being foreign; ownership restrictions are the much bigger issue.
Vietnam's current Housing Law allows eligible foreign individuals to own housing under specific conditions. Foreign ownership is capped at 30% of the residential apartments in a condominium. For eligible independent houses, including villas and terraced houses, the limit is generally 250 houses within an area with a population equivalent to a ward.
The standard ownership period for an eligible foreign individual is limited rather than automatically permanent. The Housing Law provides the framework for foreign ownership terms and extensions, while foreign buyers married to Vietnamese citizens or qualifying overseas Vietnamese can receive different treatment.
For a foreign investor, checking the project's legal eligibility and remaining foreign quota comes before debating whether a registration charge is a few million dong higher or lower.
A cheap tax bill does very little for us if the apartment cannot legally be registered in the buyer's name.
Can foreigners simply buy land in Da Nang?
A foreign individual cannot simply buy a normal Da Nang land plot under the same land-use-right structure available to a Vietnamese citizen.
Vietnamese law allows eligible foreigners to own certain housing, including qualifying apartments and houses in commercial housing projects. That does not create a general right for a foreign individual to purchase standalone residential land.
This becomes particularly important with villas, townhouses, resort projects, condotels and listings marketed loosely as "land investments." The marketing language can make two properties sound similar even when the legal rights attached to them are completely different.
Before calculating a 0.5% registration fee or a future 2% sale tax, we need to know what legal asset is actually being transferred, whether a foreign purchaser is eligible to own it and what certificate can ultimately be issued.
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Does flipping a Da Nang apartment get expensive?
Yes, short-term flipping in Da Nang can become surprisingly expensive because the seller's 2% tax applies to the full transfer price rather than only to the profit.
Take a VND 5 billion apartment that rises 5% and sells for VND 5.25 billion. The gross gain is VND 250 million. A 2% tax on VND 5.25 billion comes to VND 105 million, eating 42% of that gross gain before brokerage, financing, furnishing or holding costs.
If the apartment rises only 2%, from VND 5 billion to VND 5.1 billion, the nominal gain is VND 100 million while the 2% transfer tax reaches VND 102 million. The tax alone is larger than the price gain.
At a 20% appreciation, the effect becomes much easier to absorb: selling at VND 6 billion creates a VND 1 billion gross gain and a VND 120 million transfer tax.
A 2% tax sounds harmless when compared with the property price. Against the profit on a short holding period, it can be brutal.
| Purchase price | Sale price | Gross gain | 2% transfer tax | Tax as % of gross gain |
|---|---|---|---|---|
| VND 5bn | VND 5.10bn | VND 100m | VND 102m | 102% |
| VND 5bn | VND 5.25bn | VND 250m | VND 105m | 42% |
| VND 5bn | VND 5.50bn | VND 500m | VND 110m | 22% |
| VND 5bn | VND 6.00bn | VND 1bn | VND 120m | 12% |
What taxes apply when renting out a Da Nang property?
Rental income in Da Nang falls under Vietnam's national tax rules, and investors should be particularly careful with old online guides because the taxation of household and individual business income has changed recently.
The practical question is no longer answered reliably by taking an old article that says every landlord automatically pays the same fixed VAT and personal-income-tax percentages.
Vietnam has raised the revenue threshold used for small household and individual business taxation, while the current framework treats taxable business income differently depending on revenue and taxpayer circumstances. A landlord with one modest long-term lease can therefore sit in a very different position from someone operating several high-rent apartments.
This affects yield comparisons. Two Da Nang apartments collecting the same monthly rent can produce different after-tax returns once the owner's total rental revenue, tax residence and ownership structure are taken into account.
For a serious rental model, we would calculate the owner's current Vietnamese tax position rather than subtracting an old generic "10% rental tax" from every property.
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How much do lawyers and agents add to a Da Nang purchase?
Legal and brokerage costs can easily matter more than Da Nang's small administrative fees, although neither is a property tax and neither has one universal government-set percentage.
Foreign buyers have more reason than most to budget for proper legal review. A lawyer may need to check the property's certificate status, developer authority, project eligibility for foreign ownership, remaining foreign quota, land-use term, mortgages, construction approvals and the wording of the transfer agreement.
Translation and document authentication can add smaller amounts when foreign documents are involved.
Brokerage works differently because commissions are negotiated commercially. In a primary-market transaction, a developer may pay the sales agent. In a resale, the seller may pay, the cost may be shared, or the agreed price may effectively pass some of the expense to the buyer.
We would keep these costs separate from taxes in any comparison, but still include them in the cash budget. Saving a few million dong on paperwork while skipping legal checks on a multibillion-dong property would be a terrible trade.
Does buying a Da Nang apartment off-plan change the fees?
Buying off-plan in Da Nang does not create a special tax rate, but it changes the payment schedule and can leave VAT, the maintenance fund and registration costs appearing at different stages of the purchase.
Vietnam's current Real Estate Business Law limits how quickly a developer can collect money on eligible future housing. The first payment, including the deposit, cannot exceed 30% of the contract price.
Before handover, cumulative payments are generally capped at 70% of the contract value, with a lower statutory limit applying in certain transactions involving foreign-invested sellers. Where the required ownership certificate has not yet been issued, the developer generally cannot collect more than 95% of the contract price, leaving the final portion until the certificate is obtained.
Those rules do not reduce the property's tax burden, but they change the amount of cash tied up at each stage.
An off-plan VND 5 billion apartment and a completed VND 5 billion resale can therefore have very different payment profiles even before we compare VAT, maintenance contributions and title timing.
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How much should we add to the advertised price of a Da Nang property?
For a normal Da Nang resale, adding less than 1% for the buyer's core statutory closing costs can be realistic when each party pays its own taxes, while a new apartment can require considerably more cash.
A VND 5 billion resale gives us a useful benchmark. The 0.5% registration fee is VND 25 million if the full price is used as the base. Add roughly VND 3.2 million for the standard value-based notarial fee and those two costs total about VND 28.2 million, or 0.56% of the purchase price.
If the buyer agrees to cover the seller's 2% tax as well, another VND 100 million appears. The same transaction is suddenly around VND 128.2 million before lawyers, agents and smaller charges, equivalent to roughly 2.56% of the purchase price.
A new apartment needs a different calculation. A 2% maintenance contribution on VND 5 billion is already VND 100 million, while the VAT treatment has to be read from the developer's actual price sheet and contract.
A generic "add 3% to every Da Nang property" rule is too crude to be useful.
| VND 5bn example | Approximate cost |
|---|---|
| Buyer's 0.5% registration fee | VND 25m |
| Standard value-based notarial fee | ~VND 3.2m |
| Core buyer costs above | ~VND 28.2m |
| If buyer also absorbs 2% seller tax | +VND 100m |
| 2% maintenance fund on qualifying new unit | VND 100m |
| Legal, brokerage and other commercial costs | Property-specific |
What are the property taxes and fees in Da Nang overall?
Da Nang is currently a low annual-property-tax market, but buyers still need to budget carefully around the transaction itself.
For an ordinary resale, the buyer's main statutory charge is usually the 0.5% registration fee. Individual sellers generally face a 2% tax on the transfer price. Notarial and certificate-related government charges are much smaller.
New apartments require more attention because a qualifying buyer can face the 2% condominium maintenance contribution and VAT within the developer-sale structure. Once the apartment is occupied, Da Nang's current management-price framework runs from VND 4,400 to VND 13,200 per square metre per month for buildings with elevators, before excluded items such as parking, utilities and insurance.
Annual land-use tax remains modest. The standard residential rate starts at 0.03% of the taxable land value, and an apartment's tax is based on its allocated land component rather than the full market value of the unit.
Foreign buyers face broadly the same headline transaction-tax rates, but their real constraint is ownership. Current Vietnamese housing rules cap foreign ownership at 30% of apartments in a condominium and restrict which homes foreigners can legally acquire.
So the answer to the original question is fairly clear: property taxes themselves are low in Da Nang. A straightforward resale can have buyer-side statutory closing costs well below 1% when each party bears its own obligations. The bill becomes much heavier when the buyer absorbs the seller's 2% tax or buys a new apartment with the 2% maintenance contribution and developer-sale VAT.
For short-term investors, the 2% tax on the entire resale price deserves more attention than the low annual property tax. As we saw above, that single charge can consume 42% of the gross gain on a property that appreciates only 5%. That is where a seemingly cheap tax system starts hurting returns.
Buying real estate in Da Nang can be risky
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OUR METHODOLOGY
This analysis looks at the full cost of owning property in Da Nang rather than treating "property tax" as one number. We separate acquisition costs, annual ownership taxes, condominium operating charges, rental taxation and exit costs, because their effect on a buyer's cash requirement and eventual return is very different.
We worked from Vietnamese legislation and government material for the national rules, then used Da Nang government sources where local inputs matter. That includes official land values, administrative charges and the city's current condominium-management price framework.
The 0.5% registration-fee analysis is based on Vietnam's registration-fee framework, particularly Decree 10/2022/NĐ-CP, Circular 13/2022/TT-BTC and the Ministry of Finance's Consolidated Document 22/VBHN-BTC. We use the actual transaction value as a practical budgeting benchmark while recognizing that statutory valuation rules can affect the final registration-fee base.
For the seller's 2% personal income tax, we relied on the tax amendments in Law 71/2014/QH13, the Personal Income Tax Law and the latest relevant amendments in Law 09/2026/QH16. We assess this cost against both the sale price and the investor's gross gain, because those two comparisons produce very different impressions of how expensive the tax really is.
Annual land taxation is based on the Non-Agricultural Land Use Tax Law and Circular 153/2011/TT-BTC. We distinguish houses and land plots from condominium units because an apartment's taxable land component is allocated rather than simply equated with the apartment's full market value.
For new apartments and off-plan purchases, we used the Housing Law 27/2023/QH15, Decree 95/2024/NĐ-CP, the Real Estate Business Law 29/2023/QH15 and Decree 96/2024/NĐ-CP. These sources underpin the condominium maintenance contribution, foreign-ownership framework and payment limits for eligible future housing.
The developer-sale VAT discussion uses the VAT Law 48/2024/QH15, Decree 181/2025/NĐ-CP and the subsequent amendments in Law 149/2025/QH15. We do not simply apply 10% to the advertised apartment price, because the taxable real-estate value can exclude qualifying land components.
For rental income, we used the Ministry of Finance's Consolidated Document 25/2026/VBHN-NĐ-BTC. We avoid applying an old generic landlord-tax percentage to every apartment because the current treatment depends on revenue and taxpayer circumstances.
The foreign-buyer analysis combines the Housing Law with the Land Law 31/2024/QH15. We treat ownership eligibility as part of the cost analysis because a low registration fee is irrelevant if the particular property, project or land right cannot legally be acquired and registered by the buyer.
Local Da Nang inputs come from the city's official urban land-price database and Decision 78/2026/QĐ-UBND on condominium-management service prices. For transaction paperwork, we also use the Ministry of Finance's Circular 257/2016/TT-BTC for the statutory notarial-fee schedule.
The cash examples are there to show economic impact rather than create false precision. A VND 5 billion resale, a VND 5 billion developer apartment and a VND 5 billion net-to-seller deal can have very different closing bills, so we calculate each cost according to the part of the ownership cycle where it actually appears.
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