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Everything you need to know before buying real estate is included in our Vietnam Property Pack
Foreigners can legally buy apartments and houses in Hai Phong under Vietnam's leasehold system, but ownership comes with specific quotas, restrictions, and a 50-year renewable lease structure.
As of September 2025, the Hai Phong real estate market offers attractive opportunities for foreign buyers, particularly in districts like Ngo Quyen and Le Chan where modern developments meet expat-friendly amenities. The city's strategic location as Vietnam's third-largest port makes it increasingly appealing for both residential and investment purposes.
If you want to go deeper, you can check our pack of documents related to the real estate market in Vietnam, based on reliable facts and data, not opinions or rumors.
Foreign buyers in Hai Phong can purchase apartments and houses within approved commercial projects under a 50-year renewable leasehold system, with ownership quotas limiting foreigners to 30% of units in any building.
The buying process requires valid passport and visa, typically involves a local lawyer for document verification, and includes costs like 10% VAT, 0.5% registration fees, and 2% maintenance fees for apartments.
| Property Aspect | Foreign Buyers | Local/Vietnamese Buyers |
|---|---|---|
| Property Types | Apartments & houses in commercial projects | All property types including land |
| Ownership Duration | 50-year leasehold (renewable once) | Full land use rights |
| Quota Restrictions | Max 30% of building units | No quotas |
| Purchase Taxes | 10% VAT + 0.5% registration | Same tax rates |
| Visa Requirements | Valid passport + Vietnamese entry stamp | Vietnamese citizenship |
| Mortgage Access | Limited (5.5%+ interest rates) | Full banking access |
| Resale Tax | 2% of sale price | 2% of sale price |
What types of property can foreigners legally buy in Hai Phong, and how does that compare with what locals can purchase?
Foreigners can legally purchase apartments and houses in Hai Phong, but only within approved commercial housing projects under a 50-year renewable leasehold system.
The Vietnamese government restricts foreign ownership to maximum quotas of 30% of units in any apartment building or 250 houses per ward. This means if an apartment building has 100 units, only 30 can be sold to foreign buyers. Once this quota is reached, no additional foreigners can purchase in that specific building.
Foreigners cannot own land directly, agricultural properties, or residential units outside designated commercial housing projects. Your ownership is technically a long-term lease that can be renewed once for another 50 years, giving you up to 100 years of control over the property.
Vietnamese locals and Overseas Vietnamese hold full land use rights and can purchase all property types including raw land, with no quota restrictions. They face limitations only in security-sensitive areas near military installations or borders.
All foreign nationalities receive equal treatment under Vietnamese property law, regardless of their country of origin. The only exception applies to foreigners married to Vietnamese citizens, who can obtain freehold ownership rights similar to locals.
What residency status or visa is required to buy and own property as a foreigner?
You only need a valid passport with a Vietnamese entry stamp and visa to purchase property in Hai Phong - permanent residency in Vietnam is not required.
Tourist visas, business visas, work permits, and temporary residence cards all qualify you for property ownership. The Vietnamese government does not require long-term residency status or a minimum stay duration before purchasing real estate.
Your visa must be valid at the time of purchase and property registration. If your visa expires during the buying process, you'll need to renew it or exit and re-enter Vietnam to complete the transaction.
It's something we develop in our Vietnam property pack.
Do you need to be physically present in Vietnam during the purchase process, or can it be handled remotely?
While legal ownership can theoretically be handled remotely through appointed representatives, physical presence in Vietnam is typically required for contract notarization and key document signing.
Vietnamese law requires notarization of sales and purchase agreements, which usually must be done in person at a Vietnamese notary office. You can alternatively appoint a local attorney with power-of-attorney to act on your behalf, but this requires careful legal preparation.
Most foreign buyers find it practical to be present during the final contract signing, property inspection, and ownership certificate collection. The entire buying process from property selection to ownership registration typically takes 2-4 weeks.
Remote handling increases risks of miscommunication, document errors, and potential fraud. International banks also prefer borrowers to be present when processing mortgage applications.
What is the step-by-step process of buying property in Hai Phong, and which documents are needed at each stage?
| Step | Action Required | Key Documents Needed |
|---|---|---|
| Property Selection | Choose approved commercial project | Project approval certificate, building permits |
| Due Diligence | Verify ownership and legal status | Developer's ownership certificate, quota verification |
| Reservation | Pay deposit (5-10% of purchase price) | Reservation agreement, payment receipt |
| Sales Agreement | Sign notarized purchase contract | Sales & Purchase Agreement, passport, visa |
| Payment Settlement | Transfer remaining balance | Bank transfer records, payment schedule |
| Registration | Submit ownership application | All previous documents plus application forms |
| Completion | Receive ownership certificate | "Pink Book" ownership certificate |
Is hiring a lawyer mandatory, and what role do they typically play in the transaction?
Hiring a lawyer is not legally mandatory in Vietnam, but it's strongly recommended for foreign property buyers in Hai Phong.
Vietnamese property law is complex and conducted entirely in Vietnamese language. A qualified local lawyer verifies the developer's legal status, checks quota availability for foreign ownership, reviews contracts for hidden clauses, and ensures all documentation complies with current regulations.
Lawyers also protect you from common fraud schemes, such as developers selling units beyond the legal foreign ownership quota or properties in non-approved projects. They coordinate with notary offices, banks, and government registration offices on your behalf.
Legal fees typically range from $500 to $2,000 depending on property value and complexity. This investment protects you from potentially losing your entire purchase due to legal oversights.
Many international buyers work with law firms that specialize in foreign property transactions and can communicate in English throughout the process.
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Can foreigners access mortgages in Vietnam, what are the interest rates and conditions, and what are the practical tips for approval?
Foreign buyers can access mortgages in Vietnam, but the process is challenging and options are limited compared to local borrowers.
International banks like UOB, HSBC, and Standard Chartered offer home loans to foreigners with interest rates starting around 5.5% per annum. Vietnamese local banks rarely lend to foreign nationals due to regulatory restrictions and risk policies.
Mortgage conditions for foreigners include maximum loan-to-value ratios of 70%, shorter loan terms (typically 10-15 years versus 20-25 for locals), and strict income verification requirements. You'll need to prove stable income, provide credit history from your home country, and often maintain significant cash deposits with the lending bank.
Practical approval tips include maintaining clear financial records for at least 12 months, working with banks where you already have accounts, and being prepared for lengthy approval processes of 2-3 months. Many foreign buyers opt for cash purchases to avoid mortgage complications.
Down payments typically range from 30-50% of the property value, significantly higher than what locals pay.
What taxes, fees, and other costs are involved in both purchasing and reselling property as a foreigner?
Foreign property buyers in Hai Phong face several mandatory taxes and fees during purchase, with total costs typically adding 12-15% to the property price.
Value Added Tax (VAT) of 10% applies to new properties in commercial projects, paid by the buyer. Property registration fees equal 0.5% of the declared property value, also paid by buyers.
Apartment buyers pay maintenance fees of 2% of the purchase price upfront. Notary fees range from 0.05% to 0.1% of the property value, typically split between buyer and seller.
Administrative charges vary by district and developer but usually add $200-500 to total costs. Some projects charge additional fees for utilities connection, parking spaces, and facility access cards.
When reselling, foreigners pay Personal Income Tax (PIT) of 2% on the sale price. Capital gains tax is included in this 2% rate, making it relatively straightforward compared to other countries.
It's something we develop in our Vietnam property pack.
What are the fiscal implications for foreigners, including income tax on rental earnings and capital gains tax at resale?
Foreigners earning rental income in Hai Phong must pay Vietnamese income tax when annual rental earnings exceed approximately VND 100 million (about $4,000 USD).
Non-resident foreigners pay a flat 20% Personal Income Tax rate on rental income above the threshold. Resident foreigners (those with temporary residence cards and living in Vietnam more than 183 days per year) follow progressive tax rates ranging from 5% to 35%.
Capital gains tax at resale is simplified into the 2% PIT on sale price paid by the seller. Unlike many countries, Vietnam doesn't calculate capital gains as the difference between purchase and sale prices, making tax calculations straightforward.
Rental income must be declared annually to Vietnamese tax authorities. Many foreign property owners hire local accountants to handle tax filings and ensure compliance with changing regulations.
Property maintenance, management fees, and major repairs can often be deducted from rental income before calculating taxable amounts, reducing your overall tax burden.
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.
Which neighborhoods in Hai Phong are the most attractive for foreigners to live in, and where do they tend to settle?
Foreign residents in Hai Phong concentrate primarily in Ngo Quyen District, which serves as the expat hub with modern amenities, international dining options, and new residential developments.
Le Chan District attracts foreigners seeking proximity to universities, newer apartment complexes, and villa projects. This area offers good access to healthcare facilities and international schools, making it popular with expat families.
Hong Bang District appeals to foreigners working in Hai Phong's port and shipping industries due to its central location and established infrastructure. The area provides easy access to business districts and government offices.
Do Son District draws foreign retirees and vacation home buyers with its coastal location and resort-style developments. However, this area can feel isolated from the city center during off-peak seasons.
Duong Kinh and An Duong districts are emerging as foreign residential areas due to new commercial housing projects and proximity to industrial zones where many foreigners work.
Which areas of Hai Phong currently offer the best balance of liveability, rental yields, tourism demand, and capital appreciation potential?
Ngo Quyen and Le Chan districts currently provide the optimal combination of liveability and investment potential for foreign buyers as of September 2025.
These central districts offer rental yields of 6-8% annually, supported by consistent demand from expats, business travelers, and Vietnamese professionals. The areas feature established infrastructure, hospitals, shopping centers, and restaurant scenes that appeal to international tenants.
Duong Kinh and An Duong districts show the strongest capital appreciation potential due to ongoing infrastructure development and proximity to new industrial parks. Property prices in these areas remain 30-40% below central district levels, offering entry opportunities.
Do Son District provides seasonal tourism demand but experiences significant fluctuations between peak and off seasons. Summer rental yields can reach 10-12%, but winter occupancy drops dramatically.
For long-term capital appreciation, areas near the planned high-speed rail connections to Hanoi and new port expansions offer the most promising growth prospects through 2030.
What are the average property prices in Hai Phong, broken down by district or type of property, and how do they compare regionally?
| District | 1BR Apartment City Centre (USD/sqm) | 1BR Apartment Outside Centre (USD/sqm) |
|---|---|---|
| Ngo Quyen | $1,700 - $2,800 | $1,000 - $1,400 |
| Le Chan | $1,500 - $2,100 | $800 - $1,300 |
| Hong Bang | $1,400 - $1,900 | $700 - $1,100 |
| Duong Kinh/An Duong | $900 - $1,300 | $600 - $900 |
| Do Son | $1,200 - $1,800 | $800 - $1,200 |
| Hanoi (comparison) | $1,868 - $3,948 | $1,200 - $2,400 |
| Ho Chi Minh City (comparison) | $2,100 - $4,500 | $1,300 - $2,800 |
What are the classic mistakes or pitfalls foreigners make when buying property in Vietnam, and how can they be avoided?
The most common mistake foreigners make is misunderstanding Vietnam's leasehold system and assuming they're buying freehold ownership like in Western countries.
Many buyers fail to verify foreign ownership quotas before signing contracts, only to discover the building has already reached its 30% foreign ownership limit. Always confirm quota availability in writing from the developer before making any deposits.
Purchasing properties outside approved commercial housing projects is another frequent error. Only properties within government-approved commercial projects qualify for foreign ownership - buying elsewhere results in invalid ownership.
Overlooking hidden costs like VAT, maintenance fees, and registration charges can inflate your budget by 12-15%. Request detailed cost breakdowns including all taxes and fees before signing purchase agreements.
Working without qualified legal representation leads to contract issues, documentation problems, and potential fraud. Always hire lawyers specializing in foreign property transactions, even though it's not legally required.
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.
Buying property in Hai Phong as a foreigner requires careful navigation of Vietnam's leasehold system, quota restrictions, and complex documentation processes, but offers attractive opportunities in a growing port city.
Success depends on working with qualified legal professionals, understanding the 50-year renewable lease structure, and choosing approved commercial housing projects in districts with strong expat communities and rental demand.
Sources
- BambooRoutes - House Vietnam Foreigner
- Global Referral Group - Property Ownership Laws Vietnam
- Juwai Asia - Vietnam Property Guide
- Vietnam Legal Database - Hai Phong Regulations
- Vietnam Briefing - Housing Law Guidelines
- BambooRoutes - Vietnam Real Estate Foreigner
- BambooRoutes - Vietnam Foreign Property Ownership
- Own Property Abroad - Buy House Vietnam
- Lawyers Vietnam - Real Estate Law Firm
- UOB Vietnam - Home Loans