Authored by the expert who managed and guided the team behind the Vietnam Property Pack
Yes, the analysis of Ho Chi Minh City's property market is included in our pack
This guide covers what foreigners can legally buy, own, and do with residential property in Ho Chi Minh City as of January 2026.
We explain the visa requirements, the buying process step-by-step, mortgages, taxes, fees, and the biggest mistakes to avoid.
We constantly update this blog post to reflect the latest regulations and market conditions in Ho Chi Minh City.
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 Ho Chi Minh City.
Insights
- Foreigners in Ho Chi Minh City are capped at owning 30% of apartments in any single building, so popular condo projects often have no quota left by the time you inquire.
- Property ownership in Ho Chi Minh City is typically limited to 50 years for foreigners, with the possibility of a one-time extension for another 50 years under the Housing Law 2023 framework.
- Buying property in Ho Chi Minh City does not grant any residency rights, so you cannot use a condo purchase as a path to a Vietnam visa or citizenship.
- Most foreigners buying in Ho Chi Minh City pay cash because major banks like HSBC publicly restrict mortgage eligibility to Vietnamese nationals or overseas Vietnamese.
- The 2% condominium maintenance fund that buyers must pay upfront in Ho Chi Minh City is a cost many foreigners forget, adding significantly to closing expenses on new builds.
- Annual property tax in Ho Chi Minh City is surprisingly low, often just a few hundred thousand to a few million VND per year, because Vietnam taxes land use rather than market value.
- Rental income in Ho Chi Minh City is taxed at roughly 10% of gross rent for individual landlords once you exceed the 100 million VND per year threshold.
- Mixed-use products like officetels and condotels in Ho Chi Minh City often have different land-use classifications, creating legal headaches if you assumed you were buying a residential apartment.
What can I legally buy and truly own as a foreigner in Ho Chi Minh City?
What property types can foreigners legally buy in Ho Chi Minh City right now?
As of January 2026, foreigners in Ho Chi Minh City can legally buy apartments in eligible commercial housing projects and landed houses (like townhouses or villas) inside developer-built compounds, but not standalone land or properties in restricted zones.
The most important limitation is that your ownership is generally time-limited to 50 years, and you must stay within strict foreign ownership quotas that cap how many units foreigners can hold in any building or area.
For condos in Ho Chi Minh City, foreigners are limited to 30% of the total apartments in a building, while landed houses have area-based caps that historically allowed up to 250 foreign-owned houses per administrative ward.
The property must also be in a location not restricted for national defense or security reasons, and some parts of Ho Chi Minh City near sensitive sites are simply off-limits to foreign buyers.
Finally, please note that our pack about the property market in Ho Chi Minh City is specifically tailored to foreigners.
Can I own land in my own name in Ho Chi Minh City right now?
In Vietnam, all land is owned by the state, so as a foreign individual you cannot own land outright in Ho Chi Minh City the way you might in freehold jurisdictions like the United States or United Kingdom.
What you actually receive when buying a condo or house in Ho Chi Minh City is a house ownership certificate (often called the "pink book") that gives you rights to the building structure, but not standalone transferable land-use rights like Vietnamese citizens get.
This is why foreign ownership in Ho Chi Minh City is often described as "leasehold-style," with a typical term of up to 50 years from the date your ownership certificate is issued, plus a possible one-time extension.
As of 2026, what other key foreign-ownership rules or limits should I know in Ho Chi Minh City?
As of January 2026, the most impactful rule beyond quotas is that certain zones in Ho Chi Minh City near military or security installations are completely off-limits to foreign buyers, and this restriction is not always obvious from property listings.
For apartments in Ho Chi Minh City, the 30% foreign quota per building is enforced at the project level, meaning once that cap is hit in a popular development, no more foreigners can buy there until someone sells.
Foreign buyers must also complete proper registration of their ownership through the local land registration office, and this process requires notarized documents plus identity verification that can slow things down if you are not prepared.
One notable recent development is that the Housing Law 2023 and Decree 95/2024 have clarified and formalized quota enforcement procedures, making it more important than ever to verify availability before paying any deposit in Ho Chi Minh City.
What's the biggest ownership mistake foreigners make in Ho Chi Minh City right now?
The most expensive mistake foreigners make in Ho Chi Minh City is paying a large deposit before confirming that the building's 30% foreign quota is not already full, because once you hand over money without that verification, getting a refund can be extremely difficult.
If you make this mistake, you could lose your entire deposit (sometimes 10% to 20% of the property price) or end up stuck in a legal dispute with a developer who claims they never promised quota availability.
Other classic pitfalls in Ho Chi Minh City include buying mixed-use products like officetels or condotels thinking they are residential apartments, not verifying that the seller actually holds a valid ownership certificate, and underestimating the time needed for notarization and registration.
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 Ho Chi Minh City?
Do I need a specific visa to buy property in Ho Chi Minh City right now?
You do not need a special "property purchase visa" to buy residential real estate in Ho Chi Minh City in January 2026, and you can technically sign a purchase contract while on a tourist visa as long as you have a valid passport and meet the Housing Law eligibility requirements.
The most common administrative hurdle for buyers without local residency in Ho Chi Minh City is providing properly notarized and sometimes consularized documents, since banks, notaries, and developers often require additional paperwork like proof of address or translated identity documents.
If you plan to rent out your property or file taxes on income in Ho Chi Minh City, you will likely need a Vietnamese tax code, though this is not strictly required at the moment you sign the purchase contract.
A typical document set for foreign buyers in Ho Chi Minh City includes your passport with valid visa, proof of legal entry into Vietnam, notarized translations of key documents, and (for the purchase itself) the signed contract plus payment confirmation.
Does buying property help me get residency and citizenship in Ho Chi Minh City in 2026?
As of January 2026, buying residential property in Ho Chi Minh City does not automatically grant you any residency rights or put you on a path to Vietnamese citizenship.
Vietnam does not have a "golden visa" program tied to real estate purchases like some other countries, so your condo ownership alone will not qualify you for a long-term visa or residence permit.
If you want to stay long-term in Ho Chi Minh City, the realistic pathways are work visas tied to employment, family reunification visas if you have Vietnamese relatives, or business investment visas that require investing in an operating company rather than just buying a home.
We give you all the details you need about the different pathways to get residency and citizenship in Ho Chi Minh City here.
Can I legally rent out property on my visa in Ho Chi Minh City right now?
Your visa status in Vietnam generally does not prevent you from renting out property you legally own in Ho Chi Minh City, but you must comply with tenant registration requirements and tax obligations regardless of what visa you hold.
You do not need to live in Ho Chi Minh City (or even in Vietnam) to rent out your property, and many foreign owners manage their rentals remotely through local property management agents who handle tenant registration and day-to-day issues.
The key things foreigners must know about renting out property in Ho Chi Minh City are that you need to register tenants with local authorities, declare rental income above 100 million VND per year, and pay taxes at roughly 10% of gross rent under the simplified individual landlord regime.
We cover everything there is to know about buying and renting out in Ho Chi Minh City here.
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How does the buying process actually work step-by-step in Ho Chi Minh City?
What are the exact steps to buy property in Ho Chi Minh City right now?
The standard sequence to buy property in Ho Chi Minh City goes like this: choose your unit and confirm foreign eligibility, sign a small reservation deposit with refund conditions, complete due diligence on title and quota, sign the main notarized contract, pay taxes and fees, then register ownership to get your certificate.
You can complete some steps remotely using a properly notarized power of attorney, but most foreigners prefer to be physically present in Ho Chi Minh City for the main contract signing and identity verification at the notary office.
The step that typically makes the deal legally binding in Ho Chi Minh City is signing the main purchase contract at a notary office, because once that notarized contract is executed, both parties have enforceable obligations under Vietnamese law.
From accepted offer to final registration in Ho Chi Minh City, expect the process to take anywhere from two to four months, though delays can stretch this longer if there are document issues, quota verification problems, or slow processing at the land registration office.
We have a document entirely dedicated to the whole buying process our pack about properties in Ho Chi Minh City.
Is it mandatory to get a lawyer or a notary to buy a property in Ho Chi Minh City right now?
For most resale transactions in Ho Chi Minh City, notarization of the transfer contract is effectively mandatory, while hiring a separate lawyer is not legally required but strongly recommended for foreigners given the complexity of quota rules and certificate verification.
The key difference is that a notary in Ho Chi Minh City authenticates that the contract was properly signed and the parties have legal capacity, while a lawyer does the deeper investigative work like checking quota availability, verifying the seller's title, and identifying hidden risks before you sign anything.
One essential item to include in your lawyer's scope for a Ho Chi Minh City property purchase is explicit verification that the building or project has available foreign quota and that the unit's legal classification matches what you intend to buy (residential apartment versus officetel or condotel).
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 Ho Chi Minh City?
How do I verify title and ownership history in Ho Chi Minh City right now?
The official authority for verifying property title in Ho Chi Minh City is the local Land Registration Office (under the Department of Natural Resources and Environment), where ownership records are maintained and can be checked as part of the transaction process.
The key document you need to confirm ownership in Ho Chi Minh City is the ownership certificate, commonly called the "pink book" (or "red book" for older land-use certificates), which shows the registered owner's name, the property details, and any noted encumbrances.
Buyers in Ho Chi Minh City typically look back at least 10 to 15 years of ownership history when possible, checking for any disputes, court judgments, or irregular transfers that could signal problems with the chain of title.
One clear red flag that should stop or pause your purchase in Ho Chi Minh City is finding an unresolved mortgage or bank pledge on the certificate, multiple ownership transfers in quick succession, or any notation of a court dispute involving the property.
You will find here the list of classic mistakes people make when buying a property in Ho Chi Minh City.
How do I confirm there are no liens in Ho Chi Minh City right now?
The standard way to confirm there are no liens on a property in Ho Chi Minh City is to examine the ownership certificate itself (which should note any registered mortgages or pledges) and to request a confirmation letter from any bank that previously held security over the property.
The most common type of lien foreign buyers should specifically ask about in Ho Chi Minh City is a bank mortgage, because sellers sometimes try to transfer property while still owing money to a lender, which could leave you with an encumbered title.
The best proof of clear lien status in Ho Chi Minh City is a bank release letter confirming the loan has been fully repaid and the pledge removed, combined with a clean ownership certificate that shows no registered encumbrances at the time of transfer.
How do I check zoning and permitted use in Ho Chi Minh City right now?
To check zoning and permitted use for a property in Ho Chi Minh City, you should review the project's investment license and construction permit, which are typically held by the developer and should confirm whether the land use is classified as residential.
The document that confirms zoning classification in Ho Chi Minh City is typically the land-use-right certificate or the project's master planning approval, which specifies whether the land is designated for residential, commercial, or mixed-use purposes.
The most common zoning pitfall foreign buyers miss in Ho Chi Minh City is purchasing an officetel or condotel thinking it is a standard residential apartment, only to discover later that the unit's commercial or tourism land-use classification limits how long they can stay there or affects their ownership rights.
Buying real estate in Ho Chi Minh City 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 Ho Chi Minh City, and on what terms?
Do banks lend to foreigners for homes in Ho Chi Minh City in 2026?
As of January 2026, most foreigners will find it very difficult to get a mortgage in Ho Chi Minh City because major banks like HSBC publicly restrict home loan eligibility to Vietnamese individuals or overseas Vietnamese, effectively excluding typical foreign residents.
In the rare cases where foreigners do qualify for financing in Ho Chi Minh City, loan-to-value ratios typically range from 50% to 70%, meaning you would need to put down at least 30% to 50% as a cash deposit.
The most common eligibility requirement that determines whether a foreigner qualifies in Ho Chi Minh City is having documented local income from a Vietnamese employer combined with long-term residency status, or having a Vietnamese spouse who can serve as the primary borrower.
You can also read our latest update about mortgage and interest rates in Vietnam.
Which banks are most foreigner-friendly in Ho Chi Minh City in 2026?
As of January 2026, the banks most commonly mentioned as foreigner-friendly for mortgages in Ho Chi Minh City are HSBC Vietnam, Standard Chartered Vietnam, and Vietcombank, though "friendly" here means English-language support and transparent processes rather than guaranteed approval for foreign nationals.
What makes these banks relatively more foreigner-friendly in Ho Chi Minh City is their experience handling international documentation, English-speaking staff, and clearer published terms, even if their actual lending to non-Vietnamese buyers remains limited.
These banks in Ho Chi Minh City will generally not lend to pure non-residents with no local income or residency status, so if you do not have Vietnamese employment or a Vietnamese spouse, expect to be a cash buyer.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Ho Chi Minh City.
What mortgage rates are foreigners offered in Ho Chi Minh City in 2026?
As of January 2026, foreigners who do qualify for mortgages in Ho Chi Minh City typically see interest rates ranging from about 6% to 9% per year, with promotional fixed rates sometimes starting lower (around 5.5%) before reverting to higher floating rates.
Fixed-rate mortgages in Ho Chi Minh City usually offer lower rates for an initial period of one to three years, after which the rate converts to a variable rate tied to the bank's prime rate plus a spread, which often pushes effective rates toward the higher end of the range.
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 Ho Chi Minh City?
What are the total closing costs as a percent in Ho Chi Minh City in 2026?
For most residential purchases in Ho Chi Minh City in 2026, total closing costs for buyers typically run between 1% and 5% of the purchase price, depending on whether you are buying a resale property or a new build from a developer.
On a resale condo or house in Ho Chi Minh City, buyer-side costs usually range from 1% to 2.5% (assuming the seller pays the 2% transfer tax), while new-build condos can push total costs to 3% to 5% because of the mandatory 2% maintenance fund.
The main fee categories that make up closing costs in Ho Chi Minh City are the registration fee (0.5% of the property value), notarization fees (usually well under 0.5%), the condominium maintenance fund (2% on new builds), and various administrative and translation fees.
The single biggest contributor to closing costs in Ho Chi Minh City is typically the 2% condominium maintenance fund on new-build purchases, or the registration fee on resales, with notarization and administrative costs being relatively small by comparison.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Ho Chi Minh City.
What annual property tax should I budget in Ho Chi Minh City in 2026?
As of January 2026, most condo or house owners in Ho Chi Minh City pay surprisingly low annual property tax, typically ranging from a few hundred thousand to a few million VND per year (roughly $20 to $150 USD or €18 to €140 EUR), because Vietnam taxes land use rather than market value.
Annual property tax in Ho Chi Minh City is assessed based on the allocated land area and government-set land prices rather than your property's market value, which is why the amounts stay low compared to Western-style property taxes even for expensive homes.
How is rental income taxed for foreigners in Ho Chi Minh City in 2026?
As of January 2026, foreign landlords in Ho Chi Minh City typically pay around 10% of gross rental income in combined taxes once annual rent exceeds the 100 million VND threshold (about $4,000 USD), calculated as roughly 5% VAT plus 5% personal income tax under the simplified percentage method.
The basic requirement for foreign owners is to register rental income with tax authorities and file periodic returns, though many landlords use property management companies or accountants in Ho Chi Minh City to handle the paperwork and ensure compliance.
What insurance is common and how much in Ho Chi Minh City in 2026?
As of January 2026, typical annual home insurance premiums in Ho Chi Minh City range from about 2 million to 5 million VND per year (roughly $80 to $200 USD or €75 to €185 EUR) for basic contents and fire coverage, though premiums vary based on insured value and add-on options.
The most common type of property insurance in Ho Chi Minh City is fire insurance (often bundled with building coverage for condos through the management company) plus optional home contents insurance that covers theft, water damage, and personal belongings.
The biggest factor that affects insurance premiums for the same property type in Ho Chi Minh City is the total insured value you declare, plus whether you add coverage for high-value items, natural disasters, or third-party liability.
Get the full checklist for your due diligence in Ho Chi Minh City
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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 Ho Chi Minh City, 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 No. 27/2023/QH15 | Official English translation of Vietnam's primary housing legislation. | We used it to define what foreigners can legally own as "houses" in Vietnam. We cross-checked key ownership conditions against implementing decrees. |
| Decree 95/2024/ND-CP | Government implementing decree that details Housing Law application rules. | We used it for practical quota rules and foreign ownership limits. We triangulated these numbers with secondary summaries that cite the decree. |
| Vietnam E-Visa Portal | Official government portal for Vietnamese electronic visas. | We used it to ground what tourist entry looks like for foreigners. We avoided unofficial visa sites for accuracy. |
| PwC Vietnam Land Law 2024 Analysis | Top-tier professional firm's technical legal update on enacted law. | We used it to understand how land-use certificates work for foreigners. We kept ownership conclusions consistent with the Housing Law framework. |
| Decree 10/2022/ND-CP | Official decree setting registration fee rates in Vietnam. | We used it to quantify the 0.5% registration fee. We built this into our closing cost estimate ranges. |
| Circular 257/2016/TT-BTC | Ministry of Finance circular setting official notarization fee rules. | We used it to model typical notarization costs in purchases. We expressed these as approximate percentages for non-professional readers. |
| Circular 40/2021/TT-BTC | Ministry of Finance circular widely used for individual tax treatment. | We used it for the 100 million VND threshold and percentage method for landlords. We triangulated with professional tax summaries. |
| PwC Vietnam Tax Summaries | Heavily referenced and regularly updated professional tax reference. | We used it to verify resident versus non-resident taxation rules. We kept the rental income section realistic for foreigners. |
| HSBC Vietnam Mortgage Page | Bank's own product page disclosing eligibility and rate terms. | We used it to show what foreigner-friendly banks actually limit. We anchored mortgage rate estimates to published figures. |
| Vietcombank Home Loan Page | Major state-linked bank's public offer with promotional rates. | We used it to triangulate headline promotional rates in the market. We explained why foreigners often won't qualify even if rates look low. |
| Law on Non-Agricultural Land Use Tax | Integrated legal text compilation of Vietnam's land-use tax law. | We used it to estimate how small annual property tax typically is. We confirmed Vietnam taxes land use, not market value. |
| Vietnam Immigration Law (Amended) | Actual National Assembly law text on foreigner entry and residence. | We used it to confirm property purchase does not grant residence rights. We kept visa statements anchored in law, not marketing. |
| Decree 105/2025/ND-CP | Current implementing decree for Vietnam's fire and rescue law. | We used it to support why fire safety and insurance compliance matters. We justified why building insurance is commonly required. |
| Bao Viet Insurance | Major Vietnamese insurer's official home insurance product page. | We used it to verify home insurance products exist for individuals. We confirmed coverage types available in Ho Chi Minh City. |
| Tenzing Pacific Services | Expat-focused insurance broker with transparent pricing quotes. | We used their starting price quote as a market reference. We built this into our insurance cost estimates for Ho Chi Minh City. |
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.
Related blog posts
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