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
Running an Airbnb in Vietnam's major cities requires understanding distinct regulations that vary significantly between Ho Chi Minh City, Da Nang, and Nha Trang.
Ho Chi Minh City now bans short-term rentals in regular apartment buildings as of August 2024, while Da Nang and Nha Trang maintain more flexible policies with proper business registration and tax compliance.
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.
Ho Chi Minh City has the strictest Airbnb regulations with a complete ban on short-term rentals in regular apartments, while Da Nang and Nha Trang allow more flexibility.
All cities require business registration, 8% VAT and 5% personal income tax, with enforcement levels varying from strict in HCMC to moderate in other cities.
| City | Short-term Rental Status | Business License Required | Tax Rates | Enforcement Level |
|---|---|---|---|---|
| Ho Chi Minh City | Banned in apartments (condotels only) | Yes - VND 100k-1M | 8% VAT + 5% PIT | Very Strict |
| Da Nang | Allowed with registration | Yes - VND 100k-1M | 8% VAT + 5% PIT | Moderate |
| Nha Trang | Allowed with registration | Yes - VND 100k-1M | 8% VAT + 5% PIT | Moderate |
| Foreign Ownership | All cities allow | 30% condo quota limit | Same rates apply | Varies by city |
| Building Ban Rights | Management can prohibit | Check before listing | Common in all cities | High prevalence |
| Stay Duration | HCMC: 30+ days only | Other cities: any duration | All require registration | Nationwide rule |
| Penalties | VND 500k-25M+ fines | Business closure possible | Platform delisting | HCMC most active |
What are the current legal requirements for running an Airbnb in Ho Chi Minh City?
Ho Chi Minh City has implemented the strictest Airbnb regulations in Vietnam as of September 2025.
Short-term rentals under 30 days are completely banned in regular apartment buildings following national laws that became effective in August 2024. Only condotels and approved tourism developments can legally operate short-term rentals.
Single-family homes and townhouses can still operate Airbnbs, but owners must register as a business with local authorities. Hosts must obtain a business registration certificate, declare all tenants to authorities, and secure additional permits if offering food, tours, or transportation services.
All hosts must comply with safety regulations, install mandatory fire safety equipment, and pass government inspections. The city actively enforces these rules with regular monitoring and substantial penalties for violations.
Registration costs typically range from VND 100,000 to VND 1,000,000 depending on the business structure and additional services offered.
What are the current legal requirements for running an Airbnb in Da Nang?
Da Nang maintains more flexible Airbnb regulations compared to Ho Chi Minh City, but hosts still must comply with specific legal requirements.
Short-term rental operations are generally permitted citywide, but hosts must register with local authorities and obtain proper business licensing. All Airbnb operators need a business registration certificate and must pay the required taxes.
Hosts must comply with local zoning restrictions and building management rules, especially in condominiums and apartment complexes. Building management boards retain the legal right to prohibit short-term rentals, and many upscale developments exercise this right.
The city requires hosts to declare guest information and maintain proper records for tax authorities. Safety equipment installation and periodic inspections are mandatory for all short-term rental operations.
Business registration fees range from VND 100,000 to VND 1,000,000, with additional costs for tourism licenses if hosts provide extra services beyond accommodation.
What are the current legal requirements for running an Airbnb in Nha Trang?
Nha Trang follows similar regulations to Da Nang with relatively lenient city-level policies for short-term rentals.
Hosts must register with local authorities and obtain business licensing before operating any short-term rental. The city requires proper tax registration and regular payment of VAT and personal income tax on rental income.
Local zoning laws and building management restrictions can limit operations, particularly in apartment buildings and condominium developments. Property owners must secure approval from building management boards before listing on Airbnb.
The number of licenses per individual host may be limited by local regulations, and authorities require detailed guest registration and income reporting. Safety compliance and fire prevention equipment installation are mandatory requirements.
Registration costs mirror other Vietnamese cities at VND 100,000 to VND 1,000,000, with potential additional fees for tourism-related licenses if hosts offer supplementary services.
Do hosts in these cities need a specific business license or tourism license, and how much does it cost?
All three cities require Airbnb hosts to obtain business registration certificates to operate legally for profit.
| License Type | Required For | Cost Range (VND) | Application Time | Renewal Period |
|---|---|---|---|---|
| Household Business License | Small-scale hosts | 100,000 - 500,000 | 5-10 days | Annual |
| Enterprise Registration | Larger operations | 500,000 - 1,000,000 | 10-15 days | Annual |
| Tourism License | Food/alcohol service | 200,000 - 800,000 | 15-30 days | Annual |
| Tour Guide License | Guided tours | 300,000 - 600,000 | 20-45 days | Biennial |
| Transportation Permit | Airport/city transfers | 400,000 - 1,200,000 | 30-60 days | Annual |
| Food Service License | Meals/catering | 250,000 - 750,000 | 10-20 days | Annual |
| Fire Safety Certificate | All properties | 150,000 - 400,000 | 7-14 days | Annual |
Don't lose money on your property in Vietnam
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
Are foreigners legally allowed to register and operate an Airbnb business in each of these cities, or must they partner with a local?
Foreigners can legally purchase property and operate Airbnb businesses under their own names in all three cities without requiring a local partner.
Foreign property ownership is subject to quota restrictions of maximum 30% of units in any condominium building and 10% in villa projects. Foreigners must possess valid passports and purchase properties from licensed commercial developments.
Property ownership through strata titles on buildings is permitted, but foreigners cannot own land directly. Long-term land leases provide an alternative for those seeking ground-level properties.
Business registration follows the same process for foreigners as Vietnamese nationals, though additional documentation may be required depending on the chosen business structure. No local partnership is mandatory for standard Airbnb operations.
It's something we develop in our Vietnam property pack.
What taxes are Airbnb hosts required to pay in HCMC, Da Nang, and Nha Trang, and what are the exact rates?
All three cities apply identical tax rates for Airbnb rental income as of September 2025.
Value Added Tax (VAT) is set at 8% on all rental income, regardless of the host's nationality or property ownership structure. Personal Income Tax (PIT) applies at 5% on rental profits after allowable deductions.
Taxes must be paid monthly or quarterly depending on the business registration type and income levels. All rental income must be declared to local tax authorities with proper documentation and receipts.
Non-payment of taxes can result in substantial fines, business closure, and delisting from rental platforms. The tax obligation applies from the first day of rental operations, regardless of actual bookings or occupancy rates.
Both taxes are calculated on gross rental income before expenses, though legitimate business costs may be deductible under specific circumstances with proper documentation.
How actively do local authorities in each city enforce Airbnb rules, and what are the typical penalties if someone operates without compliance?
Enforcement levels vary significantly between the three cities, with Ho Chi Minh City maintaining the strictest oversight.
- Ho Chi Minh City: Very active enforcement with regular inspections, online monitoring, and coordination with rental platforms. Fines range from VND 500,000 to VND 25,000,000+ for unlicensed operations, with immediate delisting from platforms and potential business closure.
- Da Nang: Moderate enforcement that is increasing throughout 2025. Authorities conduct periodic checks and respond to complaints. Penalties include fines up to VND 15,000,000 and temporary business suspension for repeat violations.
- Nha Trang: Similar to Da Nang with moderate but growing enforcement activity. Fines typically range from VND 300,000 to VND 20,000,000 depending on violation severity and repeat offenses.
- Platform cooperation: All cities work with Airbnb and other platforms to identify and remove unlicensed listings, making compliance essential for maintaining visibility.
- Complaint-driven action: Neighbor complaints and building management reports frequently trigger enforcement actions across all three cities.
Are there specific zoning laws or building regulations in these cities that restrict short-term rentals?
Each city maintains distinct zoning regulations that significantly impact short-term rental operations.
Ho Chi Minh City enforces the most restrictive zoning with a complete ban on short-term rentals in residential apartment buildings. Only condotels and designated tourism developments can legally operate short-term rentals under 30 days.
Da Nang and Nha Trang allow short-term rentals citywide but require compliance with local zoning designations. Certain residential zones may have restrictions on commercial activities, including short-term rentals.
Building-specific regulations often supersede city zoning laws, with many apartment and condominium developments prohibiting short-term rentals through management board decisions. These restrictions are legally enforceable and commonly implemented in upscale developments.
Fire safety and building capacity regulations apply uniformly across all cities, requiring proper equipment installation and periodic safety inspections for all short-term rental operations.
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.
Do apartment buildings and condos in HCMC, Da Nang, and Nha Trang have the legal right to ban Airbnbs, and how common is this in practice?
Building management boards possess full legal authority to ban short-term rentals in all three cities through building bylaws and management decisions.
This practice is extremely common across all cities, particularly in modern, upscale developments and central business districts. Management boards cite noise concerns, security issues, and resident complaints as primary reasons for implementing bans.
In Ho Chi Minh City, building bans are widespread and often strictly enforced, complementing the city's regulatory restrictions on apartment short-term rentals. Even where city regulations might permit rentals, building bans frequently override these allowances.
Da Nang and Nha Trang see high prevalence of building-level restrictions, especially in newer condominium developments and tourist-heavy areas. Many buildings implement partial restrictions, such as minimum stay requirements or limits on the number of rental units.
Property buyers should verify building policies before purchase, as these restrictions significantly impact potential rental income and property value for investment purposes.
How do the local laws differ between short stays (under 30 days) and longer stays (over 30 days) in these cities?
Stay duration creates distinctly different regulatory frameworks across all three cities.
Ho Chi Minh City implements a complete ban on stays under 30 days in regular apartment buildings, while stays over 30 days are permitted with proper business registration and tax compliance. This 30-day threshold determines legal operation feasibility for most property types.
Da Nang and Nha Trang allow both short and long-term rentals, but longer stays often face reduced regulatory scrutiny and simplified compliance requirements. Stays over 30 days typically fall under standard rental agreements rather than tourism regulations.
Tax obligations remain consistent regardless of stay duration, with 8% VAT and 5% personal income tax applying to all rental income in all cities. Business registration requirements also remain unchanged across different stay lengths.
Building management restrictions often differentiate between stay durations, with some developments allowing longer stays while prohibiting short-term rentals. This creates property-specific variation even within permissive regulatory environments.
It's something we develop in our Vietnam property pack.
Is it legally easier or harder to run an Airbnb in one of these cities compared to the others, and what makes the difference?
Da Nang and Nha Trang offer the most favorable legal environments for Airbnb operations, while Ho Chi Minh City presents the highest barriers.
Ho Chi Minh City's apartment ban eliminates the majority of potential rental properties from legal short-term rental use. Only condotels, single-family homes, and townhouses remain viable, significantly limiting investment options and property availability.
The key differentiating factors include enforcement intensity, with HCMC maintaining aggressive monitoring and substantial penalties, while Da Nang and Nha Trang employ more moderate oversight approaches.
Property availability represents another crucial difference, as Da Nang and Nha Trang allow short-term rentals in most property types, while HCMC severely restricts eligible properties through regulatory and zoning limitations.
Building management cooperation varies by city, with HCMC developments more likely to implement and strictly enforce short-term rental bans compared to other cities where negotiations and partial accommodations remain possible.
What is the step-by-step process someone must follow today to make an Airbnb fully legal in each of these three cities?
- Property verification: Confirm the building and local zoning permit short-term rentals. In HCMC, avoid regular apartments unless the property is a designated condotel or tourism development.
- Business registration: Apply for household business registration or enterprise license at the local government office. Prepare required documents including property ownership proof and identification.
- Building consent: Obtain written approval from building management board in apartment or condominium developments. This step is crucial and often determines operation feasibility.
- Tourism licensing: If planning to offer food, alcohol, tours, or transportation services, apply for sector-specific tourism licenses at relevant government departments.
- Safety compliance: Install mandatory fire safety equipment and schedule government safety inspections. Ensure all safety certificates are current and properly displayed.
- Tax registration: Register with local tax authorities for VAT and personal income tax obligations. Establish monthly or quarterly payment schedules as required.
- Guest declaration system: Set up systems to register all guests with local authorities and maintain required records for government reporting.
- Legal review and ongoing compliance: Consult legal experts to ensure ongoing compliance as regulations evolve. Monitor regulatory changes and adjust operations accordingly.
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 Airbnb regulations create distinct investment landscapes across major cities, with Ho Chi Minh City's restrictive policies favoring condotel investments over traditional apartments.
Successful short-term rental operations require careful property selection, thorough compliance planning, and ongoing regulatory monitoring in all three cities.
It's something we develop in our Vietnam property pack.
Sources
- Vietnam Law Magazine - HCMC Short-term Rental Ban
- VCI Legal - HCMC Airbnb Regulations
- Baker McKenzie - Vietnam Short-term Rental Scheme
- Airbtics - HCMC Airbnb Rules
- Airbtics - Da Nang Airbnb Revenue
- Own Property Abroad - Vietnam Airbnb Listing
- Vietnam Briefing - Foreign Property Ownership
- Vietnam Briefing - Rental Property Tax Obligations