Can you buy a house in Vietnam as a foreigner?

Last updated on June 9, 2025

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

Vietnam's property market has become increasingly attractive to foreign buyers, offering a combination of affordable prices, strong economic growth, and an appealing lifestyle.

As we reach mid-2025, the country has clarified its regulations for foreign property ownership, making it easier to understand what you can and cannot do as an international buyer. Whether you're looking to invest or relocate, this guide answers the 12 most important questions about buying property in Vietnam as a foreigner.

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.

Quick Summary:

Foreigners can legally buy property in Vietnam with restrictions - only leasehold ownership for 50 years (renewable once), limited to commercial housing projects, with quotas of 30% for condos and 10% for houses per project.

The buying process requires a valid visa, notarized contracts in Vietnamese, and total costs include the property price plus 10% VAT, 0.5% registration fee, 2% maintenance fund, and various other fees.

Aspect	Details
Can foreigners buy?	Yes, with restrictions (leasehold only, no land ownership)
Property types allowed	Condos (up to 30% per building), Houses/villas (up to 10% per project)
Ownership duration	50 years, renewable once for another 50 years
Average prices	HCMC: $3,000-3,148/sqm, Hanoi: $2,400-2,547/sqm, Da Nang: $3,200+/sqm
Rental yields	3-4% in major cities, up to 5.7% in Da Nang
Total buying costs	Property price + 10% VAT + 0.5% registration + 2% maintenance + fees
Mortgage availability	Very difficult for foreigners without work permit/residency
Path to residency	No direct path through property ownership
Remote purchase	Possible but requires power of attorney and trusted agent
Required documents	Passport with visa, proof of funds, notarized contracts
Popular locations	Ho Chi Minh City, Hanoi, Da Nang, Nha Trang, Phu Quoc
Key restrictions	Must buy in commercial housing projects, cannot own land

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Vietnam, 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 Vietnam. 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 Ho Chi Minh City, Hanoi, and Da Nang. 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.

Trustworthiness 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.

Can foreigners legally buy property in Vietnam in 2025?

Yes, foreigners can legally buy property in Vietnam as of June 2025, but only under specific conditions.

The Housing Law and Land Law amendments that took effect on January 1, 2025, maintain the framework that allows foreign individuals with a valid visa and passport entry stamp to purchase residential properties. You must meet several requirements including holding a valid passport with a Vietnamese visa, having an entry stamp showing legal entry, purchasing only in government-approved commercial housing projects, and staying within foreign ownership quotas.

The ownership structure is leasehold for 50 years, which is renewable once for another 50 years. This gives you effectively up to 100 years of property rights. The quota system limits foreign ownership to 30% of units in any condominium building and 10% of houses in any commercial housing project.

If you're married to a Vietnamese citizen, you have a significant advantage - you can obtain freehold ownership instead of the standard leasehold arrangement. This provides permanent ownership rights similar to what Vietnamese citizens enjoy.

The legal framework has become clearer and more stable compared to previous years, making Vietnam an increasingly attractive destination for foreign property investment.

What properties can foreigners buy and what's off-limits?

Foreigners in Vietnam face clear restrictions on what they can and cannot purchase, with the rules designed to balance foreign investment with local interests.

You can buy condominiums and apartments, but only up to 30% of units in any single building. For houses and villas within commercial housing projects, the limit is 10% of units or a maximum of 250 houses per ward. Commercial properties can be purchased through company investment on a leasehold basis.

The list of what you cannot buy is equally important to understand. Foreigners cannot own land directly - you only own the building on it. Agricultural land or farmland is completely off-limits, as are properties in areas designated for national defense or security. You also cannot purchase properties outside of approved commercial housing projects or traditional houses in local neighborhoods.

All foreign purchases must be within commercial housing projects that have been specifically approved for foreign ownership by the government. This restriction ensures that foreign buyers are concentrated in designated developments rather than competing with locals for traditional housing.

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

Does owning property lead to residency or long-term visas?

Property ownership in Vietnam does not provide any direct path to residency or long-term visas.

Unlike some countries that offer golden visa programs or residency-by-investment schemes, Vietnam treats property ownership and immigration as completely separate matters. Buying a property worth millions of dollars provides no more immigration benefits than renting an apartment.

While owning property might demonstrate your ties to Vietnam and could potentially support a residency application as evidence of your commitment to the country, it doesn't guarantee approval or provide any special immigration benefits. You'll still need to qualify for visas through other established channels.

The main visa options include work permits and business visas for those employed or doing business in Vietnam, investment visas requiring substantial business investment beyond property, marriage visas for those wed to Vietnamese citizens, and limited retirement visa programs.

Many foreign property owners maintain their legal status through business visas or visa runs, but this requires careful planning and compliance with immigration regulations.

What's the step-by-step buying process for foreigners?

The property purchase process in Vietnam typically takes 2-3 months and follows a structured sequence of steps.

First comes property selection and initial research, where you identify properties within commercial housing projects approved for foreign ownership and verify the developer has proper licenses. The due diligence phase involves checking the developer's land use rights certificate, confirming the foreign ownership quota hasn't been exceeded, and reviewing all project documentation.

Next, you'll sign a reservation agreement and pay a booking deposit, typically 5-10% of the purchase price. The Sales and Purchase Agreement (SPA) is then drafted with all terms and conditions, reviewed by a lawyer, and notarized at a notary office or People's Committee.

Payment follows the agreed schedule, usually in installments, with all payments made in Vietnamese Dong through a Vietnamese bank. After completing final inspection during property handover, you'll receive keys and handover documentation.

The final step is applying for the "Pink Book" (ownership certificate) by submitting all required documents to local authorities and paying registration fees and taxes. This process can take several months but is essential for securing your ownership rights.

What documents are needed and is remote purchase possible?

Foreign buyers need a comprehensive set of documents to complete a property purchase in Vietnam.

Required documents include a valid passport with Vietnamese visa and entry stamp, proof of funds through bank statements, sometimes a certificate of residence, the notarized Sales and Purchase Agreement, notarization request forms, and power of attorney if using a representative. Additional documents may be requested by the notary or local authorities depending on the specific transaction.

Remote purchases are legally possible but come with significant risks and challenges. If you must buy remotely, you'll need a trusted local representative with power of attorney who can handle all meetings, inspections, and signings on your behalf. All documents must be properly notarized and authenticated according to Vietnamese law.

Some developers offer remote purchase support services to facilitate transactions for overseas buyers. However, the complexity of the process and the risk of fraud make remote purchases inadvisable without extensive due diligence and trusted local support.

Most experts strongly advise at least one in-person visit before completing the purchase to inspect the property, meet key parties involved, and ensure you fully understand what you're buying.

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Is legal representation mandatory?

While full legal representation isn't mandatory for property purchases in Vietnam, certain legal requirements must be met.

The mandatory requirements include notarization of the Sales and Purchase Agreement at a Vietnamese notary office or local People's Committee, and all official documents must be in Vietnamese, with translations serving only as reference materials. These are non-negotiable legal requirements that apply to all property transactions.

Although not mandatory, hiring a real estate lawyer is highly recommended for due diligence, contract review, and navigating complex regulations. A licensed real estate agent helps find suitable properties and negotiate terms, while a translator or interpreter is critical if you don't speak Vietnamese fluently.

You'll need a local representative if purchasing remotely, cannot attend important meetings or signings, or need someone to handle ongoing property management. This representative must have proper power of attorney to act on your behalf.

A good lawyer typically costs $1,000-3,000 but can save you from costly mistakes, fraudulent transactions, or buying properties that don't comply with foreign ownership regulations. Given the complexity of Vietnamese property law and the language barrier, professional assistance is a worthwhile investment.

Where do foreigners typically buy and why?

Foreign buyers in Vietnam concentrate in five main areas, each offering distinct advantages.

Ho Chi Minh City (Saigon) attracts the most foreign buyers, particularly in District 1 (city center), District 2 Thao Dien (expat hub), District 7 Phu My Hung (Korean town), and Binh Thanh (emerging area). As Vietnam's economic powerhouse with the largest expat community, international schools, and modern infrastructure, it's ideal for business professionals, families, and long-term residents.

Location	Popular Areas	Key Attractions	Best For
Ho Chi Minh City	District 1, 2, 7, Binh Thanh	Economic hub, expat community	Business professionals, families
Hanoi	Tay Ho, Ba Dinh, Hoan Kiem	Capital city, cultural blend	Diplomats, NGO workers
Da Nang	Beach districts, My An	Best infrastructure, beaches	Digital nomads, retirees
Nha Trang	Tran Phu beach road	Beach resort city	Resort investors
Phu Quoc	Duong Dong, Long Beach	Visa-free entry, casinos	Tourism investors

Hanoi, the political capital, offers popular areas like Tay Ho (West Lake), Ba Dinh, and Hoan Kiem. With a strong rental market and blend of culture and modernity, it appeals to diplomats, NGO workers, and those preferring cooler weather.

Da Nang stands out for its beach-front districts, My An, and Son Tra Peninsula. Known as Vietnam's cleanest city with the best infrastructure and a growing tech hub status, it attracts digital nomads, retirees, and beach lovers.

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

What are current prices and rental yields?

As of June 2025, Vietnam's property market shows significant variation by location, with prices and yields reflecting local market dynamics.

Ho Chi Minh City commands the highest prices at $3,000-3,148 per square meter for condominiums, but yields are relatively low at 3.0-4.0% due to rapid price appreciation. Hanoi follows at $2,400-2,547 per square meter with similar yields of 3.1-3.9%, experiencing rapid price growth driven by government worker demand.

Da Nang offers an interesting combination of high prices in prime areas (over $3,200 per square meter) but the best rental yields at 4.6-5.7%, driven by strong tourist and expat demand. Nha Trang provides more affordable entry at $1,500-2,500 per square meter with 4-5% yields in tourist areas, though with seasonal variation.

Property prices nationwide have increased nearly 60% over the past five years, significantly outpacing rental growth. This has compressed yields, with some luxury segments in major cities dropping below 2%. Mid-range properties generally offer better yields than luxury units, and short-term tourist rentals in beach cities can double typical yields.

The market shows clear segmentation, with investors needing to balance capital appreciation potential against rental income objectives when selecting locations and property types.

infographics rental yields citiesVietnam

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.

Can foreigners get mortgages in Vietnam?

Getting a mortgage as a foreigner in Vietnam is extremely difficult without permanent residency or a work permit.

Vietnamese banks generally don't lend to foreigners without work permits and require proof of local income for at least 6-12 months. They may consider applications from foreigners married to Vietnamese citizens, with maximum loan-to-value ratios of 70-80% and interest rates for foreigners ranging from 7-10% annually.

International banks like HSBC and Standard Chartered are more likely to consider foreign applicants but require substantial existing relationships with the bank. They may accept income from outside Vietnam but charge higher interest rates than for locals and require extensive documentation.

Most foreign buyers resort to cash purchases given the financing challenges. Some utilize developer payment plans, though these aren't true mortgages, or obtain financing from their home country using existing assets as collateral.

Private lending exists but comes with significantly higher risks and interest rates, making it generally inadvisable. The practical reality is that foreign property investment in Vietnam remains primarily a cash market.

What are the taxes, fees, and ongoing costs?

Buying and owning property in Vietnam involves several layers of costs that buyers must budget for.

When buying, the major costs include Value Added Tax (VAT) at 10% of the property price, registration fee at 0.5% of property value, a mandatory maintenance fund contribution of 2% of property price, notary fees of 0.05-0.1% of property value, and agent commission around 2% of sale price (usually paid by seller).

Cost Type	Amount	When Paid
VAT	10% of property price	At purchase
Registration Fee	0.5% of property value	At registration
Maintenance Fund	2% of property price	At purchase
Management Fees	$0.50-1.50 per sqm monthly	Ongoing
Property Tax	0.03-0.15% annually	Yearly (if enforced)

Ongoing ownership costs include management fees of $0.50-1.50 per square meter monthly, property tax of 0.03-0.15% annually (though rarely enforced for residential properties), and utilities typically $50-150 monthly depending on usage.

When selling, you'll face Personal Income Tax of 2% of the sale price and potentially Capital Gains Tax of 20% of profit. Rental income is subject to 5% VAT and 5% Personal Income Tax if annual rental income exceeds VND 100 million (approximately $4,000).

What are the biggest mistakes and scams to avoid?

Foreign buyers in Vietnam frequently fall victim to several common pitfalls that can result in financial loss or legal complications.

The most serious mistakes involve buying outside commercial projects approved for foreign ownership. Some buyers attempt to purchase traditional houses in local neighborhoods or in areas not designated for foreign ownership, which is illegal and can result in loss of the entire investment. Always verify that the project has specific foreign ownership approval before proceeding.

Exceeding ownership quotas is another critical error. Before buying, check whether the 30% condo or 10% house limit has been reached in your chosen development. Buying when quotas are near capacity can make future resale difficult or impossible.

Using nominee structures by putting property in a Vietnamese person's name is both illegal and extremely risky. Despite seeming like a workaround, this practice has no legal protection and frequently results in total loss when the nominee claims ownership.

Common scams include fake property projects with no actual development rights, deposits taken for projects not approved for foreign ownership, inflated prices specifically targeting foreign buyers, hidden fees appearing at closing, and false promises of visa benefits. Always conduct thorough due diligence and work with reputable professionals to avoid these traps.

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

How's expat life and the property market outlook?

Vietnam offers an increasingly attractive lifestyle for foreign residents with significant advantages.

The cost of living is 50-70% lower than Western countries while maintaining good quality of life. Private healthcare in major cities is excellent and affordable, with international-standard hospitals and clinics. The country enjoys very low crime rates, making it safe for families, and growing expat communities provide social support through clubs and international schools.

The food scene combines excellent local cuisine with diverse international options, while the tropical climate provides warm weather year-round, though varying by region. Infrastructure is rapidly improving, especially in major cities with new metro lines and highways under construction.

Challenges include the language barrier as English isn't widely spoken outside tourist areas, bureaucracy and extensive paperwork requirements, air pollution in major cities, and significant traffic congestion in Ho Chi Minh City and Hanoi.

The market outlook for 2025-2030 remains positive with GDP growing 6-7% annually, continued urbanization creating housing demand, major infrastructure projects enhancing connectivity, and increasing foreign direct investment driving expatriate housing needs. However, risks include declining rental yields due to rapid price appreciation, potential regulatory changes, and market speculation in some areas.

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.

Vietnam's property market offers compelling opportunities for foreign buyers who understand the regulations and navigate the process carefully.

While restrictions exist, the combination of economic growth, improving infrastructure, and relatively affordable prices makes Vietnam an attractive destination for property investment, particularly for those planning long-term residence in Southeast Asia.