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 Hai Phong, you have probably wondered whether you can actually own land there and what the rules really are.
The answer is not as simple as yes or no, and the details matter a lot if you want to avoid costly mistakes.
This guide explains everything you need to know about foreign land ownership in Hai Phong as of early 2026, written in plain language so you can make informed decisions.
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 Hai Phong.
Insights
- Foreigners cannot own land outright in Hai Phong because Vietnam's legal system treats all land as state property, meaning you can only acquire land-use rights or own buildings on approved projects.
- The maximum ownership term for foreigners buying residential property in Hai Phong is typically 50 years, with the possibility of a one-time renewal under certain conditions.
- Foreign buyers in Hai Phong must purchase within quota limits, which cap foreign ownership at 30% of apartments in a building or 250 units in a housing project area.
- Hai Phong's status as a major port city means more areas are classified as national defense zones, making some neighborhoods completely off-limits to foreign buyers.
- The all-in closing costs for foreigners buying property in Hai Phong typically range from 1% to 5% of the purchase price, depending on who pays the 2% transfer tax.
- Payments for Hai Phong property must be made in Vietnamese dong through the banking system, even when listings quote prices in US dollars.
- Marriage to a Vietnamese citizen does not automatically grant a foreigner the right to own land in Hai Phong, though it can simplify certain administrative processes.
- The most common scam targeting foreigners in Hai Phong involves selling units in projects that are not actually approved for foreign ownership or where quotas are already full.
- Foreigners buying property in Hai Phong receive a certificate confirming house ownership but not land-use rights, which is a key distinction from how ownership works in many Western countries.
- Districts like Ngo Quyen, Le Chan, Hong Bang, and Hai An are where most foreign-eligible commercial housing projects in Hai Phong are concentrated.
Can a foreigner legally own land in Hai Phong right now?
Can foreigners own land in Hai Phong in 2026?
As of early 2026, foreign individuals cannot own land outright in Hai Phong because Vietnam's constitution declares that all land belongs to the state and is managed on behalf of the people.
This means the concept of private land ownership simply does not exist in Vietnam's legal system, and what people hold instead are land-use rights granted by the government for specific purposes and time periods.
The closest legal alternative for foreigners in Hai Phong is to purchase an apartment or house within an approved commercial housing project, where you own the building but not the underlying land.
Vietnam's foreign ownership restrictions apply to all nationalities equally, with the main limitations based on property type, project eligibility, and location rather than which passport you hold.
Can I own a house but not the land in Hai Phong in 2026?
As of early 2026, Vietnam's Housing Law 2023 allows foreigners to own residential buildings such as apartments, villas, and townhouses within eligible commercial housing projects, but the underlying land remains state property with land-use rights held by the project developer or homeowners association.
When you complete a purchase as a foreigner in Hai Phong, you receive a certificate that confirms your ownership of the house or apartment but explicitly shows you do not hold land-use rights, which is exactly the legal structure the Land Law 2024 describes.
When your ownership term expires (typically after 50 years), you may apply for an extension, but if the extension is not granted, the building ownership could revert according to the terms set by law and the original project approval.
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 Hai Phong right now?
The core foreign ownership rules in Hai Phong are national laws that apply across all of Vietnam, so the headline restrictions are the same whether you buy in Hai Phong, Ho Chi Minh City, or Hanoi.
However, Hai Phong has more areas classified as national defense and security zones than many inland cities because it is a major port with strategic infrastructure, military installations, and coastal areas that are off-limits to foreign buyers.
These regional differences exist because local authorities determine which specific projects qualify for foreign ownership and which areas fall within restricted zones, so two similar-looking developments in Hai Phong might have completely different eligibility rules.
We cover a lot of different regions and cities in our pack about the property market in Hai Phong.
Can I buy land in Hai Phong through marriage to a local in 2026?
As of early 2026, marrying a Vietnamese citizen does not automatically give you the right to own land or land-use rights in Hai Phong, because your legal status as a foreigner remains unchanged unless you obtain Vietnamese citizenship or qualify as an overseas Vietnamese.
If you purchase property through your Vietnamese spouse's name, you should have a clear written agreement about your financial contribution and rights, though be aware that the legal owner on the certificate is the person with full legal control.
In the event of divorce, a foreigner's interest in property held in a Vietnamese spouse's name can become very difficult to recover, because Vietnamese courts will recognize the certificate holder as the legal owner regardless of who paid for the 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 Hai Phong.
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 Hai Phong?
Do I need residency to buy land in Hai Phong in 2026?
As of early 2026, you do not need Vietnamese residency or a long-term visa to buy eligible residential property in Hai Phong, but you must be a lawful entrant with a valid passport and entry stamp.
Most foreigners complete purchases in Hai Phong using a tourist visa or business visa, though the developer and bank may have their own verification requirements that go beyond the legal minimum.
It is legally possible to buy property in Hai Phong remotely using a power of attorney, but you should expect to make at least one trip in person for contract signing, bank account setup, or developer compliance checks.
Do I need a local tax number to buy lands in Hai Phong?
Yes, you will need a Vietnamese tax identification number at some point during the Hai Phong property purchase process, particularly for tax declarations, registration fees, and any future rental income or resale.
The good news is that obtaining a tax number is usually handled as part of the purchase paperwork with help from the notary, developer, or your agent, and it typically takes just a few days to a couple of weeks.
You are also strongly advised to open a Vietnamese bank account in Hai Phong or elsewhere in Vietnam, because all property payments must be made in Vietnamese dong through the banking system to comply with foreign exchange regulations.
Is there a minimum investment to buy land in Hai Phong as of 2026?
As of early 2026, there is no government-mandated minimum purchase price for foreigners buying eligible residential property in Hai Phong, so your budget is limited only by what is available on the market.
The practical constraints are not about minimum investment amounts but rather about which property types you can legally buy, whether the project is approved for foreign ownership, and whether quotas have been reached in your target building or development.
Are there restricted zones foreigners can't buy in Hai Phong?
Yes, there are significant restricted zones in Hai Phong where foreigners are completely prohibited from purchasing property, and these areas are more extensive than in many other Vietnamese cities.
The restricted zones in Hai Phong include areas designated for national defense and security, military installations, port infrastructure zones, and certain coastal areas that the government considers strategically sensitive.
To verify whether a specific property in Hai Phong falls within a restricted zone, you should check with the project developer who must disclose foreign eligibility, or consult the Land Registration Office for the relevant district.
Can foreigners buy agricultural, coastal or border land in Hai Phong right now?
As a foreign individual in early 2026, you cannot buy agricultural, coastal, or border land directly in Hai Phong because these land categories have additional restrictions beyond the general prohibition on foreign land ownership.
Agricultural land in Hai Phong is reserved for Vietnamese farmers and agricultural enterprises, and foreigners have no legal pathway to acquire agricultural land-use rights even through a company structure.
Coastal land in Hai Phong is particularly restricted because the city is a major port with extensive waterfront areas classified for national defense, port operations, or economic development zones that exclude foreign individual ownership.
Land near Vietnam's borders is automatically classified as a national security zone, and while Hai Phong is not a border province, any property near military installations or strategic infrastructure faces similar restrictions.
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What are the safest legal structures to control land in Hai Phong?
Is a long-term lease equivalent to ownership in Hai Phong right now?
A long-term ownership arrangement for foreigners in Hai Phong provides strong practical control similar to ownership, but it is legally distinct from freehold land ownership because your rights are time-limited and subject to government approval for renewal.
The maximum ownership term for foreigners buying residential property in Hai Phong is typically 50 years, and while the law allows for extension applications, renewal is not automatic and depends on government approval at the time.
Yes, foreigners can legally sell, transfer, or bequeath their property rights in Hai Phong to another eligible buyer, though the new owner must also meet foreign ownership requirements and the transaction is subject to quota availability.
Can I buy land in Hai Phong via a local company?
A foreign-invested company registered in Vietnam can access certain land-use rights for business purposes in Hai Phong, but this is not the same as personal residential ownership and involves significant compliance complexity and costs.
If your goal is simply to own a home in Hai Phong, setting up a company is usually not recommended because the direct foreign ownership route through eligible housing projects is simpler, and company structures are designed for commercial or industrial land use rather than residential living.
What "grey-area" ownership setups get foreigners in trouble in Hai Phong?
Grey-area ownership arrangements are common among foreigners in Hai Phong who want to bypass restrictions, but these structures carry serious legal risks that can result in losing your entire investment.
The most common problematic arrangements in Hai Phong include putting property in a Vietnamese friend's or partner's name (nominee ownership), making cash payments outside the contract to reduce taxes, and buying in projects that are not actually approved for foreign ownership.
If Vietnamese authorities discover you are using an illegal ownership structure in Hai Phong, the consequences can include voiding of the transaction, loss of the property without compensation, fines, and potential deportation in serious cases of fraud.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Hai Phong.
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 Hai Phong, step-by-step?
What are the exact steps to buy land in Hai Phong right now?
The typical process for a foreigner buying eligible residential property in Hai Phong involves six main steps: confirming the property is legally available to foreigners, conducting due diligence on the certificate and seller, signing a deposit agreement followed by the main sale contract, making payment through Vietnamese bank channels in dong, declaring and paying taxes and fees, and finally registering for your ownership certificate at the Land Registration Office.
The entire process in Hai Phong typically takes 4 to 12 weeks from initial agreement to certificate issuance, though new developments may take longer if the project's own paperwork is not yet complete.
Key documents you will sign include a deposit agreement, the official sale and purchase contract (usually notarized), tax and fee declaration forms, and registration application forms for your ownership certificate.
What scams are common when it comes to buying land in Hai Phong right now?
What scams target foreign land buyers in Hai Phong right now?
Scams targeting foreign property buyers in Hai Phong are moderately common, particularly because the rules are complex and foreigners often do not fully understand what they can and cannot legally own.
The most common scams in Hai Phong include selling units in projects not approved for foreign ownership, promising certificates that can never legally be issued, pressuring buyers into off-the-books cash payments, and nominee schemes where a Vietnamese partner later claims sole ownership.
The top warning signs of a fraudulent Hai Phong property deal are pressure to pay cash outside the contract, vague answers about foreign eligibility or certificate timing, and prices significantly below market that suggest the seller knows there is a problem.
If you fall victim to a property scam in Hai Phong, legal recourse is limited because Vietnamese courts will generally not protect arrangements that were illegal to begin with, though you may have options if you paid through proper banking channels and have documentation.
We cover all these things in length in our pack about the property market in Hai Phong.
How do I verify the seller is legit in Hai Phong right now?
The best way to verify a seller in Hai Phong is to confirm that the name on the ownership certificate matches the person or company signing the sale contract, and for developers, to verify they are the authorized seller of the specific unit you want.
To confirm the title is clean in Hai Phong, you should inspect the Pink Book (ownership certificate) for any registered encumbrances, verify the property details match the actual unit, and request an official status check through the relevant Land Registration Office branch.
Checking for liens or mortgages in Hai Phong requires examining the certificate for registered security interests and, ideally, obtaining confirmation from the Land Registration Office that no encumbrances exist or that any existing mortgage has been properly released.
The most essential professional for verifying seller legitimacy in Hai Phong is a local lawyer or notary experienced with foreign property transactions, because they can read Vietnamese documents, verify certificate authenticity, and check registration records.
How do I confirm land boundaries in Hai Phong right now?
For foreigners buying apartments or houses in Hai Phong commercial projects, boundary confirmation means verifying that the unit specifications in your contract match the official building plans and the details recorded on the ownership certificate.
The official documents to review in Hai Phong include the project's approved building plans, the unit floor plan attached to your contract, and the property description section of the Pink Book which specifies the exact unit and its dimensions.
Hiring a licensed surveyor is not typically required for apartment purchases in Hai Phong, but if you are buying a villa or townhouse with defined outdoor boundaries, a survey can help verify that the actual plot matches the documented dimensions.
Common boundary problems foreigners encounter in Hai Phong include discovering that the actual unit size is smaller than marketed, shared areas were incorrectly described, or the certificate description does not precisely match the physical property.
Buying real estate in Hai Phong 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 Hai Phong?
What purchase taxes and fees apply in Hai Phong as of 2026?
As of early 2026, the total purchase taxes and fees for buying residential property in Hai Phong typically range from 1% to 5% of the purchase price, depending on whether you or the seller pays the 2% personal income tax on the transfer.
The typical closing cost range for a foreign buyer in Hai Phong is around 1% to 2.5% if the seller pays the transfer tax (which is the common convention), or 3% to 5% if you negotiate to cover the seller's tax as part of the deal price.
The main individual costs in Hai Phong include the 0.5% registration fee (about 125,000 VND or roughly 5 USD per 1 million VND of value), the 2% personal income tax on transfers (often paid by the seller), notary fees of around 500,000 to 2 million VND (20 to 80 USD), and administrative processing fees.
These taxes and fees in Hai Phong apply equally to foreign and Vietnamese buyers, with no additional foreigner surcharge, though foreigners often face higher practical costs for translations and additional documentation.
What hidden fees surprise foreigners in Hai Phong most often?
Hidden and unexpected fees in Hai Phong typically add 0.5% to 2% on top of the official taxes, with the most common surprises being foreign exchange conversion costs, bank transfer fees, and translation expenses that add up quickly.
The specific hidden fees that catch foreigners off guard in Hai Phong include: FX conversion spreads of 0.5% to 1% when changing dollars or euros to dong, international wire fees of 500,000 to 1.5 million VND (20 to 60 USD) per transfer, certified translation costs of 1 to 3 million VND (40 to 120 USD) per document, and building maintenance fund contributions of 2% of the apartment value that developers collect at handover.
Most hidden fees in Hai Phong appear at three stages: during payment (FX and transfer costs), at contract signing (notary and translation), and at handover (maintenance funds and connection fees for new builds).
To protect yourself from unexpected fees in Hai Phong, request a complete cost breakdown from the developer or seller before signing, get quotes from your bank on FX and transfer costs, and budget an extra 2% beyond the official taxes as a contingency.
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 Hai Phong, 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 |
|---|---|---|
| Vietnam Land Law 2024 | It's the official statute from Vietnam's National Assembly defining land rights. | We used it to anchor the core rule that land is state-owned. We also used it to explain what certificates foreigners receive. |
| Vietnam Housing Law 2023 | It's the national law defining who can own houses and apartments. | We used it to explain what foreigners can legally own and quota rules. We also used it to frame restricted area constraints. |
| PwC Vietnam Land Law Note | PwC is a major global consultancy with careful legal citations. | We used it to understand practical impacts for foreign individuals. We also used it to verify what changed from the 2013 law. |
| Freshfields Legal Briefing | Freshfields is a top-tier international law firm with technical expertise. | We used it to confirm timing and implementation details. We also used it to avoid oversimplifying land-use right rules. |
| Decree 99/2015 | Decrees are the regulations that show how laws work in practice. | We used it to connect legal rules to actual transaction steps. We also used it to flag local administration requirements. |
| Decree 10/2022 on Registration Fees | It's the government decree setting the registration fee framework. | We used it to quantify the 0.5% registration fee. We also used it to ground our closing cost estimates. |
| State Bank Circular 32/2013 | It's the central bank rule on foreign currency use in Vietnam. | We used it to explain why payments must be in Vietnamese dong. We also used it to highlight compliance requirements. |
| Hai Phong Land Registration Office | It's a local government source showing where registration happens. | We used it to name the exact offices for certificate procedures. We also used it to make process steps Hai Phong-specific. |
| Circular 23/2014 on Certificates | It's the ministry guidance on what ownership certificates contain. | We used it to explain what the Pink Book proves. We also used it to create due diligence checklists. |
| Hai Phong DONRE | It's the official Hai Phong government site on land registration. | We used it to confirm which local authority handles registration. We also used it to verify the administrative ecosystem. |
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