What's the purchase process to buy a property in Hai Phong?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Hai Phong. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Vietnamese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Hanoi, Ho Chi Minh City, and Hai Phong. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

How do I check if foreigners are legally allowed to buy property in Hai Phong?

Foreigners are legally permitted to buy property in Hai Phong if they meet Vietnam's specific residency and documentation requirements as of September 2025.

You must hold a valid entry visa or passport and provide a written declaration confirming you are not eligible for diplomatic privileges in Vietnam. This declaration is a mandatory document that must be submitted during the purchase process.

Property ownership is restricted to commercial housing projects that have been officially designated as eligible for foreign buyers by Vietnamese authorities. Areas classified as national defense or security zones are completely off-limits to foreign ownership.

The key legal framework operates under a leasehold system where foreigners can own the property structure (apartment or house) for up to 50 years, but the land beneath remains state-owned and cannot be purchased by non-Vietnamese citizens.

It's something we develop in our Vietnam property pack.

What types of properties can foreigners actually purchase in this city?

Foreigners can purchase apartments (condominiums) and individual houses or villas in Hai Phong, but only within approved residential or commercial projects.

Apartment purchases are subject to a strict 30% foreign ownership cap per building, meaning no more than 30% of all units in any single condominium project can be owned by foreigners. For landed properties like villas and townhouses, the limit is even more restrictive at 10% of total units per project.

You cannot buy standalone land plots, traditional Vietnamese tube houses outside designated projects, or any property in areas deemed sensitive for national security. All eligible properties must be part of officially approved commercial housing developments.

The most common property types available to foreigners in Hai Phong include modern apartment complexes in the city center, beachfront condominiums, and villa developments in suburban areas like Thuy Nguyen and An Duong districts.

What are the restrictions on land ownership versus apartment ownership in Vietnam?

Land ownership is completely prohibited for foreigners in Vietnam - you can only own the property structure through a 50-year leasehold arrangement.

Ownership Type	Foreigners	Vietnamese Citizens
Land Rights	Cannot own land (leasehold only)	Indefinite land-use rights (inheritable)
Apartment Ownership	50-year lease (renewable conditions apply)	Indefinite ownership
House/Villa Ownership	50-year lease (renewable conditions apply)	Indefinite ownership
Inheritance Rights	Limited (must be renewed within lease term)	Full inheritance rights
Renewal Process	Subject to government approval and conditions	Not applicable

How do I find out if a property in Hai Phong is eligible for foreign ownership before making an offer?

Before making any offer, request the developer or real estate agent to provide official documentation confirming the property is part of an approved commercial housing project eligible for foreign ownership.

Ask for the project's foreign ownership quota certificate, which shows how many units have already been sold to foreigners and whether the 30% (apartments) or 10% (landed properties) quota limits have been reached. This certificate is issued by local authorities and must be current.

Verify the project has proper construction permits and commercial housing licenses from Hai Phong's Department of Construction. Any legitimate development will readily provide these documents for buyer verification.

Request a written confirmation from the seller stating the specific unit is available for foreign purchase and not subject to any legal disputes or outstanding debts. This should include the exact ownership period and renewal conditions.

Consider hiring a local Vietnamese lawyer to conduct a preliminary legal check on the property's status before proceeding with any reservation or deposit payments.

What's the step-by-step process of making an offer and signing a reservation contract?

1. **Due Diligence Phase**: Verify property eligibility, project approvals, and foreign ownership quotas with official documentation from the developer.2. **Reservation Agreement**: Sign a reservation contract and pay a deposit (typically 5-10% of purchase price) to secure the property while legal checks are completed.3. **Contract Drafting**: Review and negotiate the detailed sales contract terms, including payment schedule, handover dates, and penalty clauses for both parties.4. **Legal Review**: Have a qualified Vietnamese lawyer review all contract terms and ensure compliance with foreign ownership laws before signing.5. **Final Contract Signing**: Execute the sales contract once all legal requirements are confirmed and your Vietnamese bank account is established for payment.

What documents and approvals are needed from local authorities in Hai Phong during the process?

You must submit your valid passport, Vietnam entry visa, and written declaration of no diplomatic immunity status to Hai Phong's Department of Construction and Natural Resources.

The reservation agreement and draft sales contract require official review and approval from local authorities before the final purchase can proceed. This process typically takes 2-4 weeks for complete processing.

Documentation proving your payment method is compliant with Vietnamese banking laws is mandatory, including proof that funds originated from legal sources outside Vietnam and were transferred through official banking channels.

The project developer must provide confirmation to authorities that foreign ownership quotas have not been exceeded and that your specific unit is eligible for foreign purchase under current regulations.

All final transfer documents must be submitted to receive the official Ownership Certificate (pink book) from Hai Phong's Department of Natural Resources and Environment, which serves as your legal proof of ownership.

How do I open a bank account in Vietnam and transfer money legally for the purchase?

Open a Vietnamese bank account at major banks like Vietcombank, BIDV, or Techcombank using your passport, valid visa, and proof of address in Vietnam (hotel booking or rental agreement).

All property purchase payments must be made from this Vietnamese bank account - direct overseas transfers to sellers or developers are not legally acceptable for property transactions.

Transfer funds from your overseas bank account to your Vietnamese account through official banking channels, providing documentation about the source of funds and purpose of transfer as "property purchase."

Banks typically require 1-2 weeks to process international transfers and may request additional documentation to verify the legitimacy of funds, especially for large amounts exceeding $50,000.

Keep detailed records of all transfers and bank statements, as these will be required for tax purposes and to prove legal compliance during the ownership certificate application process.

What are the exact taxes, fees, and notary costs I should expect when buying in Hai Phong?

Fee Type	Rate/Amount	Applied To
VAT (New Properties)	10%	Purchase price of new developments
Registration Fee	0.5%	Total property value
Maintenance Fee (Condos)	2%	Purchase price (one-time payment)
Notary Fees	1-2%	Contract value (varies by complexity)
Legal/Administrative	0.5-1%	Various processing fees
Bank Transfer Fees	0.1-0.3%	International transfer amount
Total Additional Costs	12-15%	Above purchase price

What's the procedure for transferring the title deed and getting the ownership certificate?

After completing payment and contract notarization, submit all required documentation to Hai Phong's Department of Natural Resources and Environment for ownership certificate processing.

The authorities will review your application, verify compliance with foreign ownership laws, and conduct a final check on the property's legal status before issuing the pink book (ownership certificate).

This official ownership certificate serves as your legal title deed and must be obtained within 30 days of completing the purchase transaction to ensure your ownership rights are properly registered.

The entire title transfer process typically takes 4-8 weeks from submission to receiving the ownership certificate, depending on the complexity of the transaction and current processing times at local government offices.

It's something we develop in our Vietnam property pack.

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 do I make sure the property developer or seller is legitimate and not in legal disputes?

Verify the developer holds valid business licenses, construction permits, and commercial housing development approvals from Hai Phong's Department of Construction.

Request a non-dispute certificate or legal opinion from a reputable local law firm confirming the property is free from liens, outstanding debts, or ongoing legal disputes that could affect your ownership.

Check the developer's track record by researching their previous projects in Hai Phong and speaking with existing foreign buyers who have successfully completed purchases with the same company.

Obtain official confirmation from local authorities that the developer is in good standing and has not been subject to any enforcement actions or license suspensions in the past two years.

Review the project's completion timeline and ensure the developer has adequate financial resources to finish construction, especially for off-plan purchases where delays could occur.

What are the most common mistakes foreigners make when buying in Hai Phong and how can I avoid them?

1. **Failing to verify foreign ownership quotas** - Always confirm current quota availability before making any deposits, as quotas can be filled unexpectedly.2. **Not checking the seller's legal rights** - Verify the seller has clear ownership and authority to sell the property without any outstanding obligations.3. **Making payments outside legal banking channels** - Only use Vietnamese bank accounts for all transactions to ensure legal compliance and protection.4. **Skipping professional legal review** - Hire qualified Vietnamese lawyers to review all contracts and legal documentation before signing.5. **Ignoring ownership period limitations** - Understand that your 50-year lease period begins immediately and renewal is not guaranteed under current laws.

What should I double-check in the sales contract to prevent confusion or costly errors later?

Confirm the exact ownership period start and expiry dates are clearly stated, along with specific renewal conditions and any associated costs for lease extension.

Review the complete payment schedule, including deposit amounts, milestone payments, and final payment dates, along with penalty clauses for both buyer and seller if deadlines are missed.

Ensure all taxes, fees, maintenance costs, and management charges are explicitly detailed in the contract, with clear identification of which party is responsible for each expense.

Verify the handover procedures, completion timeline, and defect liability period are clearly defined, including your rights if the property is not delivered as promised or contains construction defects.

It's something we develop in our Vietnam property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Vietnam Briefing - Housing Law Guidelines
2. Mitou - Foreign Real Estate Purchase 2025
3. BambooRoutes - Vietnam Foreign Property Ownership
4. Visreal - Latest Foreign Property Regulations
5. Vietnam News - Foreign Ownership Restrictions
6. Wise - Buying Property in Vietnam
7. Vietnam Investment Review - Foreign Property Rules
8. ASL Gate - Amended Land Law 2025