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
If you are a foreigner thinking about buying property in Quang Ninh, you are probably wondering whether you can actually own land there and what the rules look like in early 2026.
The short answer is that Vietnam does not allow private land ownership for anyone, but foreigners can legally own apartments and certain houses under specific conditions.
We constantly update this blog post to reflect the latest regulations and market realities in Quang Ninh.
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 Quang Ninh.
Insights
- Foreigners in Quang Ninh cannot own land outright because Vietnam operates on a land-use rights system where the State retains ownership of all land nationwide.
- The foreign ownership cap in Quang Ninh apartment buildings is set at 30% of total units per building, meaning you must verify quota availability before paying any deposit.
- Quang Ninh's border city Móng Cái and coastal districts like Vân Đồn face extra scrutiny for defense and security reasons, limiting which projects foreigners can buy into.
- Closing costs for foreign buyers in Quang Ninh typically range from 1% to 6% of the property price, depending on whether you are buying new or resale.
- The standard registration fee for housing in Quang Ninh is 0.5% of the property value, while personal income tax on transfers is usually 2% (normally paid by the seller).
- Marriage to a Vietnamese citizen does not automatically grant a foreigner land-use rights in Quang Ninh, and nominee arrangements through spouses often backfire legally.
- Tourism-style properties like condotels in Ha Long Bay are often legally classified as commercial real estate, not residential housing, which affects your ownership rights and certificate type.
- The entire property purchase process in Quang Ninh typically takes 4 to 14 weeks from contract signing to certificate issuance, depending on whether the property is new or resale.
Can a foreigner legally own land in Quang Ninh right now?
Can foreigners own land in Quang Ninh in 2026?
As of early 2026, foreigners cannot own land in Quang Ninh because Vietnam does not permit private land ownership for anyone, including Vietnamese citizens, since all land belongs to the State and people only hold land-use rights.
The restriction is not a targeted ban on foreigners but a structural feature of Vietnamese law, meaning what you can acquire is the right to use land rather than the land itself, and foreigners face even stricter limits on obtaining these land-use rights as individuals.
The closest legal alternative for foreigners in Quang Ninh is to purchase residential housing such as an apartment or an eligible house within a commercial development project, where you receive a certificate for house ownership while the land component is managed under the project's legal framework.
Vietnam does not maintain a public country-by-country list of allowed or banned nationalities for property ownership, but the main barriers are whether the property sits in a defense or security restricted area and whether the foreign ownership quota in that building is already full.
Can I own a house but not the land in Quang Ninh in 2026?
As of early 2026, yes, this is exactly how foreign property ownership works in Quang Ninh, where you can legally own commercial residential housing like an apartment or eligible house in a development project without owning the underlying land.
When you purchase as a foreigner in Quang Ninh, you receive a Certificate of House Ownership (commonly called a "pink book") that recognizes your ownership of the building or unit, while the land component remains under Vietnam's land-use rights system managed through the project.
Foreign ownership of housing in Quang Ninh is time-bounded (typically up to 50 years with renewal options under Decree 95), and when this period ends, you will need to apply for an extension or transfer the property, so it is important to understand this is not perpetual ownership like in many Western countries.
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.
Do rules differ by region or city for land ownership in Quang Ninh right now?
The core rules for foreign property ownership in Quang Ninh are set at the national level, but two important factors vary locally: defense and security restricted areas, and administrative processing speed at local registration offices.
Quang Ninh has notably sensitive zones because it is both a coastal province and shares a border with China, meaning areas like the border city Móng Cái, the islands of Vân Đồn district, and Cô Tô district face extra scrutiny and may have projects excluded from foreign purchase.
These regional differences exist because the Ministry of National Defense and Ministry of Public Security identify strict defense and security zones, and then the Quang Ninh provincial government compiles the list of housing projects that foreigners are actually allowed to buy into.
We cover a lot of different regions and cities in our pack about the property market in Quang Ninh.
Can I buy land in Quang Ninh through marriage to a local in 2026?
As of early 2026, marrying a Vietnamese citizen does not automatically grant you the right to own land or land-use rights in Quang Ninh, because the land regime is based on who qualifies as an eligible land user rather than marital status.
If you purchase property through your Vietnamese spouse's name in Quang Ninh, you should have a clear prenuptial or postnuptial agreement and understand that your legal claim depends entirely on Vietnamese family law and how the property was documented at registration.
If the marriage ends in divorce in Quang Ninh, your interest in property held in your spouse's name becomes a matter for Vietnamese courts to decide, and foreign spouses often discover they have weaker claims than expected because the land-use rights were never legally theirs to begin with.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Quang Ninh.
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.
What eligibility and status do I need to buy land in Quang Ninh?
Do I need residency to buy land in Quang Ninh in 2026?
As of early 2026, you do not need Vietnamese residency to purchase eligible residential housing in Quang Ninh, but you must be a foreign individual who is legally permitted to enter Vietnam and who does not hold diplomatic or consular immunity.
To complete a property transaction in Quang Ninh, you typically need a valid passport and legal entry status, and Decree 95 specifies the documentation requirements for foreign buyers without requiring a specific visa type or residence permit.
It is technically possible to buy property in Quang Ninh remotely using a power of attorney for parts of the process, but you should expect that notarization steps, bank compliance checks, and original passport verification may still require your physical presence or very strict formalities.
Do I need a local tax number to buy lands in Quang Ninh?
In practice, yes, you will often need a Vietnamese tax identification number to buy property in Quang Ninh because taxes and registration fees are part of the transaction workflow, and local authorities typically require a tax identifier for payment tracking.
Obtaining a tax number in Quang Ninh as a foreigner is usually handled as part of the purchase process through your notary or lawyer, and the timeline can range from a few days to a couple of weeks depending on local office workload.
While not legally mandatory in every case, opening a local Vietnamese bank account is very often necessary in Quang Ninh for clean proof of payment, smoother compliance, and to meet developer or seller expectations for domestic transfers.
Is there a minimum investment to buy land in Quang Ninh as of 2026?
As of early 2026, there is no minimum investment amount required for foreigners to purchase residential housing in Quang Ninh because Vietnam's foreign ownership framework is based on quotas and eligibility criteria rather than a price threshold.
Unlike some countries that require foreigners to spend a minimum amount to qualify for property ownership, Quang Ninh and Vietnam more broadly focus on conditions like the property type, location restrictions, and foreign ownership caps rather than the purchase price.
Are there restricted zones foreigners can't buy in Quang Ninh?
Yes, housing projects located in areas with strict national defense and security requirements in Quang Ninh are excluded from foreign purchase, and the provincial government maintains a list of projects that foreigners can legally buy into.
Restricted zones in Quang Ninh typically include areas near the Chinese border (especially around Móng Cái), certain military installations, coastal defense areas, and sensitive island territories like parts of Vân Đồn and Cô Tô districts.
To verify whether a specific property in Quang Ninh falls within a restricted zone, you should request the project's legal dossier from the developer or seller and confirm with a local lawyer that the project appears on the province's list of foreign-eligible housing developments.
Can foreigners buy agricultural, coastal or border land in Quang Ninh right now?
For a typical foreign individual in early 2026, purchasing agricultural, coastal, or border land plots in Quang Ninh is not possible because foreigners are not granted land-use rights the way Vietnamese citizens are.
Agricultural land in Quang Ninh is generally reserved for Vietnamese households and organizations engaged in farming, and foreigners have no legal pathway to acquire agricultural land-use rights as individuals.
Coastal land in Quang Ninh, particularly around Ha Long Bay and the islands, faces additional sensitivity because of tourism planning, environmental protection, and in some areas, defense considerations.
Border land near Móng Cái and other areas adjacent to China in Quang Ninh is subject to the strictest scrutiny, and the Ministry of National Defense's restricted-area designations make foreign ownership of property in these zones extremely limited or impossible.
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What are the safest legal structures to control land in Quang Ninh?
Is a long-term lease equivalent to ownership in Quang Ninh right now?
A long-term lease in Quang Ninh can feel economically similar to ownership, but legally it is not the same because a lease gives you contractual control while ownership provides a state-registered, certificate-backed right that offers stronger legal protection.
Lease terms in Quang Ninh depend on the contract you negotiate and the lessor's legal basis, and while there is no universal maximum, your security depends entirely on the enforceability of the lease and whether the underlying property is legally sound.
Whether you can sell, transfer, or bequeath your lease rights in Quang Ninh depends on the specific contract terms and whether Vietnamese law treats that lease type as assignable, so you should always have a lawyer review transferability before signing.
Can I buy land in Quang Ninh via a local company?
A locally registered company in Quang Ninh, including a foreign-invested enterprise, can access land through Vietnam's land allocation and lease mechanisms in ways that a foreign individual cannot, making the company route a legitimate but more complex path.
Setting up a company to hold property in Quang Ninh moves you from a simple home purchase into corporate compliance territory with ongoing filings, accounting requirements, and tax obligations, so this structure is not a casual workaround but a serious business commitment.
What "grey-area" ownership setups get foreigners in trouble in Quang Ninh?
Grey-area ownership arrangements are quite common in Quang Ninh's tourism-heavy markets like Ha Long and Vân Đồn, where foreigners sometimes use risky structures to try to work around the restrictions on land and housing ownership.
The most common grey-area setups in Quang Ninh include nominee ownership (putting the property in a Vietnamese friend's or spouse's name), buying "condotel" or resort villa products that are legally commercial rather than residential, using handwritten deposit contracts with side payments, and purchasing units in buildings where the foreign quota is already full.
If Vietnamese authorities discover you are using an illegal or grey-area structure in Quang Ninh, the consequences can include losing your entire investment with no legal recourse, inability to register or sell the property, and in some cases, legal penalties for document fraud.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Quang Ninh.
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.
How does the land purchase process work in Quang Ninh, step-by-step?
What are the exact steps to buy land in Quang Ninh right now?
The typical process to buy eligible residential housing in Quang Ninh involves six main steps: first confirm the property is legally residential and on the foreign-eligible list, then verify foreign quota availability, conduct due diligence on title and encumbrances, sign a notarized sale contract, pay required taxes and fees, and finally file for your ownership certificate.
The entire purchase process in Quang Ninh typically takes 4 to 10 weeks for a clean developer sale of a new apartment, and 6 to 14 weeks for a resale property where additional lien checks, seller paperwork, and tax clearance add time.
Key documents you will sign during a Quang Ninh property purchase include a reservation or deposit agreement, the main notarized sale and purchase contract, tax and fee declarations, registration application forms, and for new builds, handover minutes and building management documents.
What scams are common when it comes to buying land in Quang Ninh right now?
What scams target foreign land buyers in Quang Ninh right now?
Scams targeting foreign property buyers in Quang Ninh are moderately common, especially in the tourism-heavy Ha Long Bay area and emerging resort destinations like Vân Đồn where high foreign interest creates opportunities for fraud.
The most common scams in Quang Ninh include selling "residential condos" that are actually tourism or commercial products with different legal rights, presenting fake or borrowed certificates, hiding existing mortgages or liens, and taking deposits for units where the foreign quota is already full.
The top warning signs of a fraudulent land deal in Quang Ninh are pressure to pay large deposits before seeing legal documents, reluctance to provide the project's legal dossier or foreign eligibility confirmation, and prices significantly below market rates for similar properties in the same area.
Legal recourse for foreign scam victims in Quang Ninh is limited and often expensive, as pursuing claims through Vietnamese courts is time-consuming, language barriers complicate the process, and informal arrangements are nearly impossible to enforce.
We cover all these things in length in our pack about the property market in Quang Ninh.
How do I verify the seller is legit in Quang Ninh right now?
The best way to verify a seller in Quang Ninh is to request the original ownership certificate and compare the seller's identity documents against the name on the certificate, and for developers, to confirm they are the lawful project investor with the right to sell units.
To confirm the land title is clean in Quang Ninh, you should obtain a registry extract or confirmation through the proper land registration channel, which your notary or lawyer typically coordinates as part of the due diligence process.
Checking for existing liens, mortgages, or debts on a Quang Ninh property requires verifying whether there is a registered security interest recorded in the land registration system, and this check should happen before you sign any binding contract.
A local lawyer experienced in Quang Ninh real estate transactions is the most essential professional for verifying seller legitimacy, as they can navigate the registration system, read Vietnamese legal documents, and spot problems that agents or notaries might miss.
How do I confirm land boundaries in Quang Ninh right now?
The standard procedure to confirm land boundaries before purchasing in Quang Ninh is to review the cadastral map and measurement record attached to the property certificate, then physically walk the property to compare markers against the official record.
Official documents to review for boundary verification in Quang Ninh include the cadastral map (ban do dia chinh), the land measurement record, and the certificate of land-use rights or house ownership which should reference the plot dimensions.
Hiring a licensed surveyor in Quang Ninh is not legally required for most apartment purchases, but it is strongly recommended for houses with private land plots, especially in areas where boundaries may be unclear or where neighbors have informal encroachments.
Common boundary problems foreign buyers encounter in Quang Ninh include neighbors who have built structures extending onto the plot, discrepancies between the certificate measurements and actual on-ground dimensions, and unclear demarcation in rural or newly developed areas.
Buying real estate in Quang Ninh 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.
What will it cost me, all-in, to buy and hold land in Quang Ninh?
What purchase taxes and fees apply in Quang Ninh as of 2026?
As of early 2026, the total purchase taxes and fees for a residential property transaction in Quang Ninh typically range from 1% to 6% of the property price (roughly 250 million to 1.5 billion VND, or $10,000 to $60,000, or 9,000 to 55,000 EUR on a $1 million property), depending on whether you are buying new or resale.
The typical closing cost range for foreign buyers in Quang Ninh is 1% to 3% for a resale apartment (registration fee, notary, and admin costs), and 3% to 6% for a new condo when you include the common 2% maintenance fund charged at handover.
The main individual costs that make up Quang Ninh closing costs are the registration fee at 0.5% (about 12.5 million VND or $500 or 460 EUR per $100,000 of value), notarization fees on a tiered schedule, and personal income tax at 2% (usually paid by the seller but sometimes negotiated).
These taxes and fees in Quang Ninh do not formally differ for foreign buyers compared to Vietnamese buyers, though foreigners may face additional translation, legalization, and administrative costs that locals do not encounter.
What hidden fees surprise foreigners in Quang Ninh most often?
Hidden fees in Quang Ninh property purchases typically add 1% to 3% on top of expected costs (roughly 25 million to 75 million VND, or $1,000 to $3,000, or 900 to 2,800 EUR per $100,000 of property value), often catching foreign buyers off guard.
The top specific hidden fees that surprise foreigners in Quang Ninh include translation and document legalization costs (5 to 20 million VND or $200 to $800), the 2% condominium maintenance fund for new builds, monthly management fees that can run 20,000 to 50,000 VND per square meter, and opportunity costs when the foreign quota turns out to be full.
These hidden fees typically appear at different stages in Quang Ninh: translation costs emerge during contract preparation, the maintenance fund is due at handover, and management fees begin once you take possession of the property.
Foreign buyers can best protect themselves from unexpected fees in Quang Ninh by requesting a complete cost breakdown from the developer or seller before signing any deposit agreement, having a local lawyer review all fee clauses in the contract, and budgeting an extra 3% beyond the quoted purchase price for contingencies.
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 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 Quang Ninh, 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 |
|---|---|---|
| Vietnam Embassy (USA) | Official government mission explaining Vietnam's land system in plain language. | We used it to anchor the core concept that you hold land-use rights, not land ownership. We cross-checked details against the Land Law and Housing Law. |
| Land Law 2024 (LuatVietnam) | Professional English translation platform distributing Official Gazette texts. | We used it for the rulebook on land-use rights and what certificates can be issued to foreigners. We cross-referenced key implications with PwC's technical summary. |
| Housing Law 2023 (LuatVietnam) | English text of Vietnamese National Assembly law used by lawyers and businesses. | We used it to define what foreigners can own and who qualifies. We cross-checked eligibility conditions with Decree 95 guidance. |
| Decree 95/2024 (ThuVienPhapLuat) | Widely used Vietnamese legal database publishing structured legal texts in English. | We used it for operational rules including foreign ownership caps, restricted areas, and renewal processes. We cross-referenced with Vietnam Law Magazine and Nishimura's analysis. |
| PwC Vietnam | Major global consultancy with Vietnam-based legal team publishing technical briefings. | We used it to confirm how the Land Law treats certificates for foreigners owning houses without land-use rights. We used it as a cross-check against primary law texts. |
| Vietnam Law Magazine | Long-running legal publication focused on Vietnam's laws and decrees. | We used it to validate headline caps like the 30% apartment building limit. We treated it as secondary commentary and relied on Decree 95 for the rule itself. |
| Quang Ninh Government Portal | Official provincial information portal showing administrative contacts and offices. | We used it to ground the "which office handles registration" question specifically for Quang Ninh. We paired it with general Vietnam-wide process norms from the Land Law. |
| Decree 10/2022 (Registration Fees) | Government decree specifying registration fees for houses and land. | We used it to quantify the registration fee component of closing costs. We used it as the backbone for our all-in cost estimates. |
| Circular 257/2016 (Notary Fees) | Sets the fee framework for notarization and authentication services. | We used it to justify why notarization is a predictable cost item. We converted it into a practical budget range foreigners should expect. |
| Nishimura & Asahi | Major international law firm with focused Vietnam practice notes. | We used it to explain the mechanism of restricted defense and security zones. We cross-checked the same mechanism directly against Decree 95 text. |
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