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Understanding all property taxes and fees in Hai Phong is essential before making any real estate purchase. The city follows Vietnam's standardized tax structure, but local implementation varies significantly in practice.
From VAT on new developments to annual land-use taxes, buyers face multiple costs beyond the purchase price. Registration fees, maintenance funds, and ongoing expenses can add 15-20% to your total investment in the first year alone.
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Property buyers in Hai Phong face a 10% VAT on new purchases, 0.5% registration fees, and 2% building maintenance funds for apartments.
Annual costs include non-agricultural land-use tax at 0.03% of land value plus monthly management fees ranging from 10,000-20,000 VND per square meter.
| Tax/Fee Type | Rate/Amount | Example (5 Billion VND Property) |
|---|---|---|
| VAT (New Development) | 10% of contract price | 500,000,000 VND |
| Registration/Stamp Fee | 0.5% of contract price | 25,000,000 VND |
| Building Maintenance Fund | 2% of contract price | 100,000,000 VND |
| Personal Income Tax (Seller) | 2% of transfer price | 100,000,000 VND |
| Annual Land-Use Tax | 0.03% of land value | 1,500,000 VND/year |
| Notarization Fees | 0.1-0.5% of contract value | 5,000,000-25,000,000 VND |
| Red Book Certificate | 0.5% + 100,000-500,000 VND | 25,500,000 VND |
What exactly are you buying in Hai Phong and what contract price should be used as the tax base?
In Hai Phong, you can buy land, houses, condominiums, or apartments, either new from developers or as resale properties.
The tax base for all calculations is the contract price stated in your purchase agreement. This applies whether you're buying a 2 billion VND apartment in Ngo Quyen District or a 10 billion VND villa in Hong Bang District.
New properties from developers use the developer's listed contract price, while resale properties use the agreed purchase price between buyer and seller. Vietnam's tax authorities calculate all fees and taxes directly from this contract amount, making it crucial to understand the full cost implications before signing.
Both Vietnamese citizens and foreign investors follow the same tax base calculation method. As of September 2025, there are no special exemptions or reduced rates based on buyer nationality for property taxes in Hai Phong.
What's the VAT rate for new purchases from developers and how much does that add to your contract price?
The VAT rate for new residential properties purchased from developers in Hai Phong is 10% of the contract price.
This 10% rate applies specifically to real estate transactions and is not eligible for the temporary VAT reduction to 8% that applies to other sectors through December 2026. The real estate sector was explicitly excluded from this reduction.
For a new apartment priced at 5 billion VND, you'll pay 500 million VND in VAT. A 3 billion VND property incurs 300 million VND in VAT. This amount is typically paid at the time of contract signing or according to the developer's payment schedule.
Resale properties do not incur VAT as they're considered second-hand transactions. Only first-time sales from licensed developers trigger the 10% VAT obligation.
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What's the exact registration fee percentage and how much does that cost in VND?
The registration or stamp fee in Hai Phong is exactly 0.5% of the contract price for both land and housing purchases.
This fee applies to all property types - whether you're buying an apartment, house, or land plot. The calculation is straightforward: multiply your contract price by 0.005 to get the registration fee amount.
For practical examples: a 5 billion VND property incurs a 25 million VND registration fee, while a 2 billion VND apartment costs 10 million VND in registration fees. A 10 billion VND villa would require 50 million VND in registration fees.
This fee is paid to local authorities when transferring property ownership and registering the transaction. Both new purchases and resales are subject to this 0.5% rate with no exceptions or discounts available.
What are the notarization and contract certification fees including translations?
Notarization fees in Hai Phong typically range from 0.1% to 0.5% of the contract value, depending on the complexity and document requirements.
For a standard 5 billion VND property transaction, notarization fees range between 5 million VND and 25 million VND. Smaller transactions may have fixed minimum fees rather than percentage-based calculations.
Translation services for official documents cost 120,000 to 150,000 VND per page for English translations, plus notarization of translated documents at 10,000 to 15,000 VND per page, with a maximum cap of 200,000 VND per document copy.
A typical property transaction requiring translation of contracts, identification documents, and certificates usually incurs total translation costs between 300,000 and 1,000,000 VND. Multi-page contracts or complex ownership structures can push translation costs higher.
Combined notarization and translation expenses typically range from 6 million to 26 million VND for most residential property transactions in Hai Phong.
What are the exact fees for the Land Use Right Certificate including all processing costs?
The Land Use Right Certificate (Red Book or Pink Book) requires a registration fee of 0.5% of the property value, identical to the general registration fee structure.
Additional cadastral and dossier processing fees range from 100,000 to 500,000 VND depending on the property size, location complexity, and administrative requirements in Hai Phong.
| Property Value (VND) | Registration Fee (0.5%) | Processing Fees | Total Certificate Cost |
|---|---|---|---|
| 2,000,000,000 | 10,000,000 | 300,000 | 10,300,000 |
| 5,000,000,000 | 25,000,000 | 500,000 | 25,500,000 |
| 8,000,000,000 | 40,000,000 | 500,000 | 40,500,000 |
| 10,000,000,000 | 50,000,000 | 500,000 | 50,500,000 |
| 15,000,000,000 | 75,000,000 | 500,000 | 75,500,000 |
The certificate issuance process typically takes 15-30 working days in Hai Phong, and these fees are mandatory for legal property ownership recognition.
What's the building maintenance fund percentage for apartments?
The building maintenance fund for apartments in Hai Phong is exactly 2% of the contract price, paid as a one-time fee at property handover.
This 2% applies to all apartment purchases regardless of building age, developer, or location within Hai Phong. The fund covers future building repairs, elevator maintenance, common area upkeep, and major structural work.
For a 3 billion VND apartment, the maintenance fund equals 60 million VND. A 5 billion VND unit requires 100 million VND, while a 7 billion VND apartment incurs 140 million VND in maintenance fund contributions.
This fee is separate from ongoing monthly management charges and represents your contribution to the building's long-term maintenance reserve. Buyers cannot negotiate or opt out of this mandatory 2% contribution.
Who pays the personal income tax on transfers and what's the exact rate?
The personal income tax on property transfers is 2% of the transfer price, and by standard market practice in Hai Phong, the seller pays this tax.
For a property selling at 5 billion VND, the seller pays 100 million VND in personal income tax. An 8 billion VND sale generates 160 million VND in tax obligations for the seller.
While legally the tax obligation follows the property, Hai Phong's real estate market has established the convention that sellers handle this 2% payment at closing. This practice is written into most purchase contracts to avoid confusion.
Buyers should verify this arrangement in their purchase agreement, as any deviation from standard practice could shift this 2% cost to the purchaser. The tax is due within 10 days of property registration completion.
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What are the exact mortgage-related bank costs and percentages?
Property appraisal fees in Hai Phong range from 2 to 3 million VND per property, regardless of the property value or loan amount.
Bank arrangement and processing fees typically cost 0.5% to 1% of the total loan amount. For a 3 billion VND mortgage, expect arrangement fees between 15 million and 30 million VND.
1. **Secured transaction registration:** 250,000 to 500,000 VND flat fee2. **Property insurance:** 0.2% to 0.4% annually of outstanding loan balance3. **Life insurance:** 0.5% to 1% annually of loan amount4. **Legal documentation:** 1 to 2 million VND5. **Early repayment penalties:** 2% to 4% of prepaid principal amountFor a typical 3 billion VND mortgage: appraisal costs 3 million VND, arrangement fees 30 million VND, registration 500,000 VND, and annual insurance premiums around 15 million VND. Total upfront costs reach approximately 35-40 million VND excluding ongoing insurance.
What are the brokerage commissions and who pays them?
Real estate brokerage commissions in Hai Phong typically range from 1% to 2% of the final sale price for resale transactions.
The seller pays these commissions in most cases, following standard Vietnamese real estate practice. For a 5 billion VND property sale, commission costs range from 50 million to 100 million VND.
New development purchases often have different arrangements where developers pay marketing fees to agents, meaning buyers face no direct commission costs. However, these costs are typically built into the property's list price.
Payment timing varies by agency, with some requiring payment at contract signing and others at final transfer completion. Higher-end properties and commercial buildings may negotiate slightly higher commission rates up to 2.5%.
What recurring annual taxes apply after purchase?
Non-agricultural land-use tax applies to all residential properties in Hai Phong at a rate of 0.03% of the assessed land value annually.
For a property with land valued at 5 billion VND, the annual tax equals 1.5 million VND. An 8 billion VND land plot incurs 2.4 million VND in yearly land-use tax.
This tax is calculated on the land component only, not including building or construction value. Hai Phong's Department of Natural Resources assesses land values periodically, which can affect future tax calculations.
Payment is typically due annually by December 31st, with penalty rates of approximately 0.03% per day for late payments. Property owners receive tax notices directly from local authorities with specific payment instructions and deadlines.
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What monthly running costs should you budget for in Hai Phong?
Building management fees for apartments in Hai Phong range from 10,000 to 20,000 VND per square meter monthly, varying by building quality and amenities.
An 80-square-meter apartment incurs monthly management costs between 800,000 and 1,600,000 VND. Premium buildings with gyms, pools, and 24-hour security charge toward the higher end of this range.
| Cost Category | Monthly Range (VND) | Annual Cost (VND) |
|---|---|---|
| Management Fee (80m²) | 800,000 - 1,600,000 | 9,600,000 - 19,200,000 |
| Car Parking Space | 1,000,000 - 2,000,000 | 12,000,000 - 24,000,000 |
| Motorcycle Parking | 100,000 - 200,000 | 1,200,000 - 2,400,000 |
| Garbage/Environmental | 30,000 - 50,000 | 360,000 - 600,000 |
| Basic Utilities (minimum) | 400,000 - 800,000 | 4,800,000 - 9,600,000 |
| Internet/Cable | 200,000 - 500,000 | 2,400,000 - 6,000,000 |
Utility connection fees are one-time costs of 300,000 to 500,000 VND each for electricity and water services. Most apartments budget 400,000 to 1,000,000 VND monthly for basic electricity, water, and gas consumption.
What taxes apply for rental income and property resale?
Rental income exceeding 100 million VND annually triggers both 5% VAT and 5% personal income tax obligations, creating a combined 10% tax rate on gross rental income.
For rental income of 20 million VND monthly (240 million VND annually), total taxes equal 24 million VND per year. Property owners must register for tax purposes and file quarterly returns when crossing the 100 million VND threshold.
Property resale incurs 2% personal income tax on the contract price, due within 10 days of ownership transfer registration. Late payment penalties accrue at approximately 0.03% per day of unpaid tax amounts.
Capital gains tax does not apply separately in Vietnam - the 2% transfer tax covers all sale-related tax obligations. Foreign owners face identical tax rates and procedures as Vietnamese citizens for both rental income and property sales in Hai Phong.
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.
Property taxes and fees in Hai Phong can add 15-20% to your purchase price in the first year, making careful budgeting essential for any real estate investment.
Understanding these costs upfront helps investors make informed decisions and avoid unexpected financial surprises during the buying process.
Sources
- Vietnam Briefing - Property Tax Regime 2024
- Taxand - Vietnam VAT Rate Extension
- The Investor - VAT Rate Changes Vietnam
- Real Estate Vietnam - Red Book Procedures
- Central Notary - Translation Services
- FAQ Trans - Hai Phong Translation
- VCCI - Red Book Issuance Fees
- Vietnam Real Estate - Hai Phong Properties
- Vietnam Briefing - VAT Law Compliance