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
Hai Phong is Vietnam's third-largest city and a major port hub, making it an increasingly attractive destination for foreign property buyers looking beyond Hanoi and Ho Chi Minh City.
However, Vietnam's property laws for foreigners come with unique restrictions that you won't find in most other countries, including ownership caps, time-limited titles, and a land system where you never truly "own" the ground beneath your home.
In this guide, we break down exactly what you can and cannot buy as a foreigner in Hai Phong in January 2026, plus the taxes, costs, and steps involved.
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 in Hai Phong can only own apartments for up to 50 years (renewable), while Vietnamese citizens get permanent ownership, creating a two-tier market that affects resale value.
- The 30% foreign ownership cap per condo building in Hai Phong means popular projects near the port and airport often hit their quota fast, so checking availability early is essential.
- Annual property tax in Hai Phong typically runs between 100,000 and 3,000,000 VND (roughly 4 to 120 USD), which is surprisingly low compared to Western countries because it's based on assessed land value, not market value.
- Mortgage rates for foreigners in Hai Phong in 2026 typically range from 7% to 12.5% annually, with promotional periods offering lower rates that jump significantly after 12 to 24 months.
- Using a Vietnamese nominee to hold property in your name is the single biggest mistake foreigners make in Hai Phong, and it can result in complete loss of your investment if the relationship sours.
- Hai Phong's strategic port and industrial status means some zones have defense-related restrictions on foreign ownership that you won't encounter in purely tourist-focused Vietnamese cities.
- Rental income in Hai Phong is taxed at a combined 10% rate (5% VAT plus 5% personal income tax) on gross revenue, with no deductions for expenses.
- Total closing costs for buyers in Hai Phong typically range from 3% to 6% of the purchase price, with the condo maintenance fund (often 2%) being a cost that catches many foreigners off guard.
What can I legally buy and truly own as a foreigner in Hai Phong?
What property types can foreigners legally buy in Hai Phong right now?
As of January 2026, foreigners in Hai Phong can legally buy apartments in commercial housing projects, as well as townhouses and villas, but only if these properties are located within approved residential developments that have been licensed to sell to foreign buyers.
The most important limitation is that you can only purchase property in projects where the foreign ownership quota has not been reached, which is capped at 30% of apartments in any single building and 250 houses per ward-level area.
This means that even if you find the perfect apartment in Hai Phong, you may not be able to buy it simply because too many foreigners already own units in that building.
Another key point is that your ownership will typically be time-limited to 50 years, although the Housing Law does provide a mechanism to apply for an extension when that period ends.
Finally, please note that our pack about the property market in Hai Phong is specifically tailored to foreigners.
Can I own land in my own name in Hai Phong right now?
No, foreigners cannot own land in their own name in Hai Phong because Vietnam's legal system treats all land as belonging to the state, with individuals only holding "land use rights" rather than outright ownership.
What you can own as a foreigner is the building or apartment itself, and this ownership is recorded on your certificate, but the underlying land remains under Vietnam's state-managed land use rights system.
This structure means that when you buy a villa or townhouse in Hai Phong, you're technically purchasing house ownership within a project where the land rights are handled at the developer or project level, not transferred to you personally.
By the way, we cover everything there is to know about the land buying process in Hai Phong here.
As of 2026, what other key foreign-ownership rules or limits should I know in Hai Phong?
As of January 2026, the most important rule beyond the ownership caps is that certain areas in Hai Phong can be designated as restricted zones for national defense and security reasons, which can block foreign purchases entirely in those locations.
For apartments and condos in Hai Phong, the 30% foreign ownership quota applies per building, meaning in a development with multiple towers, each building has its own separate cap that developers must track.
Before completing any purchase in Hai Phong, you'll need to go through a registration process with the local Land Registration Office, which will verify your eligibility and confirm the property can be legally transferred to a foreigner.
The major regulatory change that matters in 2026 is that Vietnam's new Land Law 2024 took effect in August 2024, bringing updates to how land administration and pricing work, though the core foreign ownership framework under the Housing Law remains largely the same.
What's the biggest ownership mistake foreigners make in Hai Phong right now?
The single biggest mistake foreigners make in Hai Phong is using a Vietnamese "nominee" to hold property in their name as a way to get around foreign ownership caps or land restrictions.
If you use a nominee and the relationship breaks down through a dispute, divorce, death, or the person simply deciding to keep your property, you have very limited legal recourse because the official ownership certificate shows their name, not yours.
Other common pitfalls in Hai Phong include buying off-plan from developers who cannot actually issue proper ownership certificates to foreigners, failing to verify whether the foreign quota is available before signing, and not confirming the 50-year ownership term details before purchase.
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 Hai Phong?
Do I need a specific visa to buy property in Hai Phong right now?
In January 2026, you do not need a specific visa type to buy property in Hai Phong because the law focuses on whether you are "permitted to enter Vietnam" rather than which visa category you hold, meaning purchases on a tourist visa are technically possible.
However, the most common practical barrier for buyers without local residency is that banks and developers often request more extensive documentation, and getting a mortgage is significantly harder without a work permit or temporary residence card.
A dedicated personal tax code is not strictly required to complete the purchase itself in Hai Phong, but you will likely need one soon after if you plan to rent out the property or handle ongoing tax obligations.
The typical document set a foreign buyer must present in Hai Phong includes a valid passport with entry stamps, the notarized sale contract, proof of payment, and any power of attorney if you're not present for all steps.
Does buying property help me get residency and citizenship in Hai Phong in 2026?
As of January 2026, buying property in Hai Phong does not automatically grant you residency or citizenship because Vietnam does not have a "golden visa" or property investment pathway like some other countries offer.
Residency in Vietnam is typically tied to employment, investment in a business, family sponsorship, or other specific categories under immigration law, so you'll need to pursue these pathways separately from your property purchase.
We give you all the details you need about the different pathways to get residency and citizenship in Hai Phong here.
Can I legally rent out property on my visa in Hai Phong right now?
Your visa status in Hai Phong does not prevent you from legally renting out property you own, because the rental income rules are tied to property ownership and tax obligations rather than your immigration category.
You do not need to live in Vietnam to rent out your Hai Phong property, but you'll typically need to use a local property manager and grant them power of attorney to handle tenant matters, repairs, and tax filings on your behalf.
The key detail foreigners must know is that rental income is treated as Vietnam-sourced income, which means you'll need to register for tax purposes and pay the applicable VAT and personal income tax regardless of where you reside.
We cover everything there is to know about buying and renting out in Hai Phong here.
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How does the buying process actually work step-by-step in Hai Phong?
What are the exact steps to buy property in Hai Phong right now?
The standard sequence in Hai Phong starts with confirming the property is in an approved project with available foreign quota, then moves to due diligence, signing a deposit agreement, notarizing the main sale contract, paying taxes and fees, submitting documents to the Land Registration Office, and finally receiving your ownership certificate.
You can complete much of the Hai Phong buying process through a properly drafted power of attorney without being physically present, though many buyers prefer to attend the notarization and final signing steps in person for peace of mind.
The step that makes the deal legally binding in Hai Phong is typically the notarization of the sale and purchase contract, which is required for real estate transfers and must be done through a licensed notary public.
From accepted offer to receiving your ownership certificate in Hai Phong, you should budget around 2 to 4 months, though this can stretch longer if there are issues with the seller's documents or the registration office is backlogged.
We have a document entirely dedicated to the whole buying process our pack about properties in Hai Phong.
Is it mandatory to get a lawyer or a notary to buy a property in Hai Phong right now?
A notary is effectively mandatory for property purchases in Hai Phong because Vietnamese law requires sale contracts for real estate to be notarized before the transfer can be registered with authorities.
The key difference in Hai Phong is that a notary's role is to authenticate and formalize the contract so it can be registered, while a lawyer independently reviews the deal, verifies the seller's documents, and protects your interests throughout the transaction.
If you hire a lawyer for your Hai Phong purchase, make sure their scope explicitly includes verifying that the project can issue a proper ownership certificate to a foreigner and confirming the foreign quota is still available.
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 Hai Phong?
How do I verify title and ownership history in Hai Phong right now?
The official authority to verify title and ownership history in Hai Phong is the local Land Registration Office, where all property transfers and encumbrances should be recorded.
The key document you should request is the ownership certificate (often called the "pink book" in Vietnam), which shows the current owner's name, the property details, and any notes about mortgages or other encumbrances.
A realistic look-back period for ownership history checks in Hai Phong is to review the current certificate plus any prior transfers within the last 10 years, which helps identify patterns of disputes or rapid flipping.
A clear red flag that should stop or pause your purchase in Hai Phong is any indication on the certificate that the property is currently mortgaged, under dispute, or has unresolved inheritance claims.
You will find here the list of classic mistakes people make when buying a property in Hai Phong.
How do I confirm there are no liens in Hai Phong right now?
The standard way to confirm there are no liens or encumbrances on a property in Hai Phong is to request a current copy of the ownership certificate and check the "encumbrance notes" section, then verify this information with the Land Registration Office.
The most common type of lien to specifically ask about in Hai Phong is a mortgage registration, where the property has been pledged as security for a bank loan that hasn't been fully repaid.
The best form of written proof is a certificate or confirmation letter from the Land Registration Office stating that the property is free of registered encumbrances as of a specific date.
How do I check zoning and permitted use in Hai Phong right now?
The authority to check zoning and permitted use in Hai Phong is the local Department of Construction or the district-level People's Committee, which maintains planning documents and can confirm whether a property is approved for residential use.
The document that confirms zoning classification is typically the project's approved planning documents or the master plan excerpt showing the land use designation for that specific plot.
A common zoning pitfall that foreign buyers miss in Hai Phong is purchasing in developments marketed as "residential" that are actually zoned for tourism or resort use, which may not qualify for the standard residential ownership certificate foreigners can receive.
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.
Can I get a mortgage as a foreigner in Hai Phong, and on what terms?
Do banks lend to foreigners for homes in Hai Phong in 2026?
As of January 2026, yes, some banks in Vietnam do lend to foreigners for home purchases in Hai Phong, but approval is significantly harder to obtain than for Vietnamese citizens and comes with stricter requirements.
Foreign borrowers in Hai Phong typically see loan-to-value ratios ranging from 50% to 70%, which is lower than what locals can access, meaning you'll need a larger down payment.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Hai Phong is having a work permit or temporary residence card, along with documented stable income in Vietnam.
You can also read our latest update about mortgage and interest rates in Vietnam.
Which banks are most foreigner-friendly in Hai Phong in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Hai Phong are Shinhan Bank Vietnam, Vietcombank, and BIDV, with Shinhan being particularly accessible due to its international banking background and English-language services.
What makes these banks more foreigner-friendly in Hai Phong is their willingness to accept foreign passport holders, their English documentation support, and their clearer published mortgage terms.
These banks will generally lend to non-residents, but approval becomes much harder without a work permit or temporary residence card, and you may need to demonstrate strong overseas income with proper documentation.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Hai Phong.
What mortgage rates are foreigners offered in Hai Phong in 2026?
As of January 2026, foreigners in Hai Phong are typically offered mortgage interest rates ranging from around 7% to 9% during promotional periods, rising to approximately 10% to 12.5% after the introductory period ends.
Fixed-rate mortgages in Hai Phong usually offer rate stability for 12 to 24 months at the lower end of that range, while variable rates may start slightly lower but can increase significantly once the initial period expires, so budgeting for the higher floating rate is the safer approach.
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 Hai Phong?
What are the total closing costs as a percent in Hai Phong in 2026?
Total closing costs for buyers in Hai Phong in 2026 typically come to around 3% to 6% of the purchase price, depending on the property type and whether you negotiate for the seller to cover certain fees.
The realistic low-to-high range is 3% for straightforward condo purchases with minimal agent involvement, up to 6% when you include agent fees, a larger maintenance fund contribution, and worst-case tax allocation.
The specific fee categories that make up closing costs in Hai Phong include the 0.5% registration fee, notarization fees, agent commission (typically 1% to 2%), and the condo maintenance fund (often 2% of the sale price for apartments).
The single biggest contributor to closing costs is usually the condo maintenance fund for apartment purchases, while for houses the agent fee and registration costs tend to be the largest line items.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Hai Phong.
What annual property tax should I budget in Hai Phong in 2026?
As of January 2026, the typical annual property tax budget for a standard owner-occupied home in Hai Phong ranges from about 100,000 to 3,000,000 VND (roughly 4 to 120 USD or 4 to 110 EUR), which is surprisingly low because Vietnam taxes based on assessed land value rather than market value.
Annual property tax in Hai Phong is assessed using a rate applied to the government-determined land value in progressive bands, not on what you actually paid for the property, which is why the amounts are much lower than in most Western countries.
How is rental income taxed for foreigners in Hai Phong in 2026?
As of January 2026, the typical effective tax rate on foreigner rental income in Hai Phong is 10% of gross revenue, composed of 5% VAT plus 5% personal income tax, with no deductions allowed for expenses like maintenance or management fees.
The basic requirement is that foreign owners must register for tax purposes and either file declarations themselves or have a property manager handle the filings, with taxes typically paid on gross rental receipts when they exceed the applicable threshold.
What insurance is common and how much in Hai Phong in 2026?
As of January 2026, typical annual insurance premiums for a standard home policy in Hai Phong range from about 2,000,000 to 5,000,000 VND (roughly 80 to 200 USD or 75 to 185 EUR) for contents coverage, with building coverage for houses running around 0.1% to 0.3% of the insured value.
The most common type of property insurance coverage that owners carry in Hai Phong is contents insurance for apartments, while building-level coverage for condos is typically arranged by the building management rather than individual owners.
The biggest factor that makes insurance premiums higher or lower in Hai Phong is the coverage limit you choose and whether the property is in a flood-prone area, since some parts of this port city have higher water-related risk than others.
Get the full checklist for your due diligence in Hai Phong
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Housing Law 27/2023/QH15 (LuatVietnam) | The actual law passed by Vietnam's National Assembly defining foreign ownership rights. | We used it to define what foreigners can buy, ownership terms, and quota limits. We cross-checked translations with another legal database. |
| Housing Law (Thu Vien Phap Luat) | A widely used Vietnamese legal database that mirrors official texts. | We used it to verify the 30% condo cap and 250-house ward cap language. We treated it as a consistency check against LuatVietnam. |
| Decree 95/2024/ND-CP (Chinhphu) | Vietnam's official government portal hosting the implementing decree. | We used it to confirm how Vietnam implements the Housing Law in practice. We relied on the official posting to avoid blog summaries. |
| Land Law 2024 (LuatVietnam) | The main statute governing Vietnam's unique land rights system. | We used it to explain why foreigners don't own land use rights but can own houses. We clarified how land rights attach to foreign-held property. |
| Library of Congress | A reputable public institution summarizing legal changes with references. | We used it to verify effective dates and intent of Land Law changes. We used it only as context, not as a substitute for statutes. |
| PwC Vietnam Land Law 2024 Analysis | Big Four technical briefings are generally careful and cite underlying law. | We used it to verify nuanced points about certificates and registration. We used it as a sanity check on how practitioners interpret the law. |
| EY Vietnam Legal Update | Another Big Four cross-check to reduce single-source interpretation risk. | We used it to verify effective dates and key changes affecting transactions. We used it as a second professional lens alongside PwC. |
| Freshfields Briefing | Top-tier law firm analysis is useful for edge cases and market practice. | We used it to validate how the new land framework affects rights and pricing. We used it as supporting interpretation, not primary authority. |
| Vietnam Immigration Law | Official government-hosted copy of the law governing foreigners' entry and residence. | We used it to answer visa and residency questions in a legally grounded way. We verified that "entry permitted" is the key gate for property eligibility. |
| State Bank of Vietnam | Vietnam's central bank describing prevailing lending rate ranges. | We used it to anchor mortgage rate estimates in a central bank range. We then cross-checked with bank-published mortgage promotions. |
| Shinhan Bank Vietnam | A large foreign bank in Vietnam that publishes concrete fixed-rate options. | We used it as a transparent reference for real, posted mortgage pricing. We used it to calibrate foreigner-friendly bank rate expectations. |
| Vietcombank | A major Vietnamese bank with large mortgage operations. | We used it to verify the lower bound of promotional home loan rates. We treated it as headline promo pricing and adjusted upward for foreigners. |
| Decree 10/2022/ND-CP | Official legal text for registration fees in Vietnam. | We used it to confirm the legal basis for the 0.5% registration fee. We cross-checked with a secondary legal database for exceptions. |
| Circular 40/2021/TT-BTC | Ministry of Finance circular setting VAT and PIT rules for rental income. | We used it to anchor the 5% VAT plus 5% PIT treatment for rental income. We cross-checked the threshold with a legal database explainer. |
| Law 48/2010/QH12 on Land Use Tax | The statute governing Vietnam's annual land-use tax mechanism. | We used it to explain why annual holding costs are usually low and land-value-based. We grounded rate bands before translating them into Hai Phong budgets. |
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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