How to invest in property in Can Tho?

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 Can Tho. 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 Can Tho. 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.

How easy is it compared to buying property in Western countries?

Buying property in Can Tho is significantly more complex and restrictive than purchasing real estate in most Western countries.

Vietnam's foreign ownership laws impose strict limitations that don't exist in countries like the US, UK, or Australia. Foreigners cannot own land directly and are restricted to leasehold rights lasting 50 years (renewable once). Additionally, ownership quotas limit foreigners to maximum 30% of units in apartment buildings and 10% of houses in approved commercial developments.

The bureaucratic process involves more documentation, mandatory Vietnamese translations, and notarization requirements that Western buyers typically don't encounter. While a property purchase in the US or Europe might involve 10-15 standard documents, Can Tho transactions require additional permits, eligibility certificates, and remittance proof that can double the paperwork burden.

Financing presents another major difference - Western countries offer readily available mortgages to foreign buyers, while Vietnamese banks rarely lend to non-resident foreigners. This forces most international buyers to pay cash, significantly limiting the pool of potential investors compared to Western markets where 70-80% financing is common.

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

What can foreigners legally buy in Can Tho, and what's restricted?

Foreign buyers in Can Tho can legally purchase specific types of residential property within strict government-defined limits.

Property Type	Foreign Ownership Limit	Legal Status
Apartments/Condos	Maximum 30% of units per building	Permitted
Houses in approved projects	Maximum 10% of units per project OR 250 houses per ward	Permitted
Standalone land plots	0% - Completely prohibited	Forbidden
Agricultural land	0% - Completely prohibited	Forbidden
Houses in traditional neighborhoods	0% - Outside approved developments	Forbidden
Properties near military/security areas	0% - National security restriction	Forbidden
Rural/non-commercial land	0% - Completely prohibited	Forbidden

What are the exact steps in the buying process, from start to finish?

The Can Tho property buying process follows a structured nine-step sequence that typically takes 4-12 weeks to complete.

The process begins with property search and due diligence, where buyers identify eligible units in government-approved projects and verify the property's legal status. This initial phase is crucial because many properties advertised to foreigners may not actually meet foreign ownership requirements or may have already reached their foreign quota limits.

Legal engagement comes next, involving hiring a Vietnamese-speaking lawyer and potentially a licensed real estate agent experienced with foreign transactions. The negotiation and deposit phase follows, where buyers agree on price terms and typically pay a reservation fee of 1-5% of the property value to secure the unit while contracts are prepared.

Contract signing requires notarization in Vietnamese, often with certified English translations for the buyer's understanding. Payment completion involves bank transfers from overseas accounts to demonstrate legal source of funds, followed by ownership registration at the local Land Office where the official title document (Pink Book) is issued. The final step is taking possession with keys and any necessary property management arrangements.

Which documents are mandatory, and which are just helpful to have?

Foreign buyers must prepare a comprehensive document package, with certain papers being absolutely mandatory for legal completion.

Mandatory documents include:1. Valid foreign passport with Vietnamese entry visa or stamp2. Notarized sale and purchase agreement in Vietnamese3. Proof of funds and remittance slips showing money transferred from abroad4. Developer's eligibility certificates proving the project is open to foreign buyers5. Seller's ownership documents including property title/land use rights certificate (Pink Book)6. Tax payment receipts for registration fees, VAT, and maintenance fund contributions7. Notarized power of attorney if completing the transaction remotelyHelpful but optional documents include independent legal due diligence reports, certified translations of foreign documents, market analysis or professional valuations, letters of no objection from building management boards (for resale properties), and proof of marital status documentation for joint purchases.

Can the whole purchase be done without being physically in Vietnam?

Remote property purchases in Can Tho are possible but require careful legal preparation and trusted local representation.

Buyers can complete most transactions remotely by granting a specific, officially notarized and consularized power of attorney to a representative in Vietnam. This document must be prepared at a Vietnamese consulate in the buyer's home country and properly translated and certified.

Some steps may occasionally require physical presence, particularly bank account opening for certain financial institutions or specific notarization procedures depending on local authority requirements. However, major cities including Can Tho increasingly accommodate remote transactions through digital banking and streamlined notarization processes.

The success of remote purchases depends heavily on choosing experienced local lawyers and agents who can navigate bureaucratic requirements and provide regular updates throughout the process. Most foreign buyers find remote purchases add 2-4 weeks to the timeline but remain feasible with proper preparation.

How long does the process usually take, from first visit to ownership?

The complete Can Tho property purchase timeline typically ranges from 4 to 12 weeks, depending on transaction complexity and buyer preparation.

Developer purchases generally proceed faster than resale transactions because new projects have clearer title documentation and fewer potential legal complications. Buyers purchasing directly from developers can often complete transactions in 4-6 weeks, while resale properties may require 8-12 weeks due to additional due diligence requirements.

The timeline can extend due to several factors including document collection delays, developer responsiveness issues, bank compliance checks for international transfers, and Vietnamese holiday periods when government offices close. Foreign buyers should also factor in time for document translation, notarization, and power of attorney preparation if completing the purchase remotely.

As of September 2025, Can Tho's Land Office has streamlined many procedures, but buyers should still allow extra time for unexpected bureaucratic delays that remain common in Vietnamese property transactions.

What are all the taxes, fees, and extra costs involved, with a full breakdown?

Foreign buyers in Can Tho face total transaction costs typically ranging from 12-13% above the property purchase price.

Cost Category	Rate/Amount	Responsibility
Value Added Tax (VAT)	10% of property price	Buyer
Registration Fee	0.5% of sale price	Buyer
Maintenance Fund (apartments)	2% of sale price	Buyer
Notary Fees	0.03-0.06% plus admin costs	Buyer
Agency Commission	1-2% of property price	Buyer or Seller (negotiable)
Annual Property Tax	0.03% on land value	Owner
Rental Income Tax (if renting)	10% (5% VAT + 5% PIT)	Owner

Is it possible to pay fully in cash, and how is that handled?

Cash payments are legally permitted for Can Tho property purchases, but must follow strict documentation and remittance requirements.

For foreign buyers, cash payments typically require funds to be remitted from abroad to a Vietnamese bank account in the buyer's name, matching the purchase contract details to satisfy anti-money laundering compliance. Direct cash handovers are possible but increasingly rare for transactions over VND 300 million (approximately $12,000 USD) due to banking regulations.

Bank transfers are strongly preferred and often mandatory for larger transactions, providing clear documentation trails that protect both buyers and sellers. Cash payments require comprehensive receipts, properly notarized contracts, and clear source-of-funds documentation to avoid legal complications.

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

Can foreigners actually get a mortgage in Vietnam, and if so, at what rates, on what conditions, and with what tips to improve approval chances?

Mortgage access for foreign buyers in Can Tho is extremely limited, with most Vietnamese banks refusing to lend to non-resident foreigners.

The primary barrier stems from enforcement difficulties and regulatory uncertainty when dealing with foreign borrowers who lack Vietnamese income or residency status. Most international buyers therefore finance their purchases through cash payments or by leveraging assets in their home countries.

Limited exceptions exist for Việt Kiều (overseas Vietnamese) who retain Vietnamese citizenship, who may access mortgages at rates of 5.5-9% fixed for 1-3 years before converting to floating rates. Foreign corporate buyers may find options through complex company structuring, but this avenue isn't available for individual buyers.

International banks like HSBC or Standard Chartered occasionally offer loans to high-net-worth clients with established Vietnamese business relationships, but approvals are rare and processing times lengthy. To improve approval chances, foreign buyers should demonstrate local ties through work permits, residency status, or verifiable Vietnamese income, along with thorough financial documentation and credit history from their home countries.

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.

Will the legal system protect a foreign investor if something goes wrong?

Vietnam's legal system provides basic contract enforcement for foreign property investors, but protection levels remain inconsistent and potentially challenging compared to Western standards.

The system does enforce properly notarized property contracts, especially in major cities where administrative practices are more standardized. However, dispute resolution can be slow, costly, and unpredictable for foreigners unfamiliar with local legal culture and language barriers.

Unlike many Western countries, Vietnam lacks mandatory escrow services or title insurance, placing greater responsibility on buyers to conduct thorough independent due diligence. Government authorities can provide support for legitimate disputes, but bias and complexity risks exist when dealing with issues involving ownership quotas, project legality, or developer insolvency.

Foreign investors should engage experienced Vietnamese lawyers familiar with international client needs and maintain comprehensive documentation throughout the purchase process to maximize legal protection.

Are real estate agents generally reliable, or should you take precautions—and if so, which ones?

Can Tho's real estate agent market shows high variability in quality and reliability, requiring foreign buyers to exercise significant caution when selecting representation.

The market remains lightly regulated with inconsistent professional standards, making agent selection crucial for successful transactions. Some reputable agencies serve international clients well, but unregistered agents, fraudulent documentation, and licensing issues present real risks for unwary buyers.

Essential precautions include:1. Verify agent registration and government licensing status2. Check references and reviews from previous foreign clients3. Require written contracts and detailed receipts at every transaction stage4. Insist on direct verification of property titles with the local Land Office5. Avoid agents demanding all-cash payments or promoting "off-market" shortcuts6. Choose agencies with proven experience serving international clients and English-language capabilities

What are the common mistakes foreigners make, the biggest pitfalls, and the smart precautions to avoid them?

Foreign buyers in Can Tho frequently encounter predictable pitfalls that can be avoided through proper preparation and professional guidance.

Common mistakes include skipping comprehensive due diligence on property titles and potential encumbrances, misunderstanding the fundamental difference between leasehold and freehold ownership rights, and purchasing properties outside government-approved projects or exceeding foreign ownership quotas. Many buyers also rely on undocumented payment methods or informal agreements that lack legal protection.Smart precautions involve hiring independent lawyers with foreign client experience, personally verifying property eligibility and ownership status directly with the local Land Office, and documenting every payment, agreement, and transaction stage with proper receipts and contracts. Buyers should also research current quota status of their target project before making any offers and avoid relying solely on sellers or agents for legal advice.Understanding that property ownership doesn't provide residency rights and that Vietnam lacks investor visa programs prevents unrealistic expectations about long-term residence benefits from property purchases.

Is there any link between property ownership and residency or citizenship in Vietnam?

Property ownership in Can Tho provides no direct pathway to Vietnamese residency or citizenship rights.

Unlike countries such as Portugal, Spain, or Greece that offer "Golden Visa" programs linking property investment to residency, Vietnam maintains strict separation between property ownership and immigration status. Foreign property owners cannot use their real estate investments to obtain temporary residence permits, permanent residency, or citizenship through investment programs.

Temporary residence permits may occasionally be granted for certain long-term lease arrangements, but these decisions remain discretionary and completely separate from ownership status. Foreign buyers must secure residency through traditional channels such as work permits, business licenses, or family relationships, independent of any property investments.

This separation means property investment should be evaluated purely on financial and personal use merits, without expectations of residency benefits that simply don't exist under current Vietnamese law.

Where do most foreigners usually buy in Can Tho, and why those areas?

Foreign buyers in Can Tho concentrate their purchases in specific districts that offer modern infrastructure, international amenities, and approved foreign ownership projects.

Central Ninh Kieu District attracts the majority of foreign investment due to its proximity to business centers, riverfront locations, quality housing developments, and established expat services. This area provides the highest concentration of international schools, restaurants, and medical facilities that foreign residents typically require.

Cai Rang District serves as a major gateway for new development projects and residential complexes specifically designed to attract foreign buyers, offering modern amenities and infrastructure that meet international standards. The area's strategic location near Can Tho Airport and major transportation links makes it particularly attractive for investors.

Hung Phu, Long Hoa, and surrounding urbanized wards feature new commercial condominium developments explicitly authorized for foreign ownership under government quota controls. These areas combine modern construction standards with competitive pricing, making them popular entry points for first-time foreign buyers in the Can Tho market.

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 Foreign Property Ownership Guide - BambooRoutes
2. Procedures for Overseas Vietnamese Property Purchase - BKC Law
3. Vietnam Land Law Expansion - Ministry of Agriculture
4. Vietnam Housing Law Guidelines - Vietnam Briefing
5. Comprehensive Foreign Property Guide 2025 - Invest Vietnam
6. Vietnam Property Tax Regime 2024 - Vietnam Briefing
7. Foreign Bank Loans for Vietnam Property - Da Nang Villa Realty
8. House Purchase Guide for Foreigners in Vietnam - BambooRoutes