Vietnam: Avoiding land scams and fake brokers

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 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.

Trustworthness 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 much does land in Vietnam usually cost per square meter, and how can I compare this with official government price tables?

As of September 2025, Vietnam land prices vary dramatically by location, with the national average for new residential properties reaching VND 74-79 million per square meter (approximately USD 3,110).

Prime locations in Hanoi and Ho Chi Minh City command significantly higher prices, with some plots reaching up to VND 695.3 million per square meter in central districts. However, government price tables used for official fees and taxes often list much lower prices than actual market rates.

To compare market prices with official tables, you need to obtain the current price list from your provincial Natural Resources and Environment Department. These official tables are updated annually under the 2013 Land Law, but they frequently undervalue land, especially agricultural properties. The gap between official and market prices can be substantial - sometimes 3-5 times lower than actual transaction prices.

Starting in 2026, Vietnam's new Land Law will gradually move government pricing closer to market valuations, which will significantly impact taxes and transaction fees. This change makes understanding both current market rates and official prices crucial for budget planning.

You can verify official prices by visiting your local People's Committee office or checking provincial government websites, then comparing these figures with actual property listings and recent sales data in your target area.

What documents must the seller provide to prove legal ownership, and how can I verify them at the local land office?

Every legitimate land seller in Vietnam must provide specific documents to prove legal ownership, with the most important being the Land Use Rights Certificate.

The seller must present the original Red Book (Giấy chứng nhận quyền sử dụng đất) for land parcels or Pink Book for properties with buildings, plus personal identification documents that match the certificate exactly. Additional required documents include share transfer contracts for co-owned land, receipts showing all taxes paid including land use tax and transfer tax, and any relevant court decisions if the property was inherited.

To verify these documents, visit the local land office (Văn phòng đăng ký đất đai) with the original certificates - never accept copies for verification. The land office staff will check the certificate's validity in their database, confirm the seller's identity matches the ownership records, and provide written confirmation of the property's legal status.

During verification, specifically request confirmation that the land has no liens, mortgages, or ongoing disputes. The land office can also verify that all taxes are current and provide a clear title confirmation document. This verification process typically takes 1-3 business days and costs a small administrative fee.

Always insist on seeing original documents before visiting the land office, as professional forgers can create convincing copies that only official verification will expose.

How do I check if the land has a "red book" or only a "pink book," and why does that matter?

The Red Book and Pink Book serve different legal purposes in Vietnam's property system, and understanding the difference is crucial for determining what rights you're actually purchasing.

A Red Book (Giấy chứng nhận quyền sử dụng đất) proves land use rights for vacant land or land with basic structures, while a Pink Book (Giấy chứng nhận quyền sở hữu nhà ở) combines both land use rights and ownership of buildings or houses attached to the land. Most urban properties with existing buildings require Pink Books.

The certificate type affects your ability to transfer, mortgage, or develop the property. Red Books are essential for land-only transactions and allow construction with proper permits, while Pink Books are required for properties with existing buildings and provide more comprehensive ownership rights. Some banks only accept Pink Books as collateral for mortgages.

To verify which certificate applies to your target property, examine the original document at the local land office and confirm it matches the property's actual condition. The certificate should clearly state the land area, building area (if applicable), and permitted land use purposes.

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

What steps can I take to confirm there are no disputes, unpaid taxes, or mortgages tied to the land?

Verification Type	Required Document	Verification Location
Clear Title Status	Written confirmation letter	Local land office
Tax Clearance	Tax payment receipts	Provincial tax department
Mortgage Check	Bank lien verification	Land office database
Dispute Status	Court records search	People's court office
Government Claims	Seizure status report	District People's Committee

How do I make sure the broker I'm dealing with is licensed and registered with the Ministry of Construction or a recognized real estate association?

Legitimate real estate brokers in Vietnam must hold a valid practicing certificate (Chứng chỉ hành nghề môi giới bất động sản) issued by the Ministry of Construction or authorized provincial departments.

Request to see the original practicing certificate, which should display the broker's full name, photo, license number, and expiration date. The certificate must be current - expired licenses are common red flags. Licensed brokers are also required to display their credentials prominently in their offices and provide copies to clients upon request.

Verify the broker's license through the Ministry of Construction's official online portal or by calling their regional office directly. You can also check membership in recognized real estate associations like the Vietnam Association of Realtors (VAR) or local real estate associations that maintain member directories.

Professional brokers will provide business registration documents, maintain proper offices with clear signage, and offer written service agreements outlining their responsibilities and fees. They should also carry professional insurance and be able to provide references from previous clients.

Avoid brokers who refuse to show credentials, operate only through mobile phones without fixed addresses, or pressure you to sign agreements immediately without proper documentation review.

What is the best way to confirm that the land is zoned for the purpose I want, such as residential, agricultural, or commercial use?

Land zoning in Vietnam is strictly regulated, and using land for purposes other than its designated zoning can result in fines, forced demolition, or property seizure.

Obtain official zoning confirmation in writing from the local Natural Resources and Environment Department (Sở Tài nguyên và Môi trường). Request the latest zoning map (Quy hoạch sử dụng đất) for your specific area and verify that your target land parcel appears with the correct use classification code.

Vietnam uses specific land use codes: residential land (đất ở), agricultural land (đất nông nghiệp), commercial land (đất thương mại dịch vụ), and industrial land (đất công nghiệp). Each category has different restrictions, development rights, and conversion requirements. The zoning certificate should clearly state permitted activities and any restrictions.

If you need to change the land's designated use, understand that conversion requires government approval, additional fees, and can take 6-18 months. Agricultural to residential conversions are particularly complex and expensive, often requiring infrastructure contributions and community approval.

Always verify zoning information through official channels rather than relying on broker representations, as zoning violations can void your investment and result in legal penalties.

How do I find out whether the land is in an area planned for government projects like new roads, airports, or industrial zones that could affect its value?

Government infrastructure projects can dramatically impact land values, either positively through development or negatively through forced acquisition for public use.

Request planning documents from the district office "Phòng Quản lý đô thị" and review the local master development plan (quy hoạch tổng thể) which outlines major infrastructure projects for the next 10-20 years. These documents show planned roads, public facilities, industrial zones, and other developments that could affect your property.

Check the Ministry of Transport's public infrastructure plans and the provincial People's Committee announcements for major projects like highways, airports, or railway expansions. The government publishes these plans online, though Vietnamese language skills or professional translation may be necessary.

Pay particular attention to land acquisition plans (kế hoạch thu hồi đất) which identify properties that may be compulsorily purchased for public projects. While compensation is legally required, it's often below market rates and the process can be lengthy and contentious.

Professional real estate consultants can help interpret planning documents and assess how proposed projects might impact your land's value, development potential, and long-term investment viability. This analysis is particularly important for large land purchases or development projects.

What independent local experts—lawyers, notaries, or surveyors—should I hire to double-check the deal before signing anything?

Independent professional verification is essential for protecting your interests in Vietnam land transactions, as local expertise can identify issues that foreign investors typically miss.

1. **Licensed Vietnamese lawyers** specializing in real estate law can review all legal documents, verify contract terms comply with Vietnamese law, and ensure your rights are properly protected. Choose lawyers with specific experience in foreign property investment and good English communication skills.2. **Official notaries** (công chứng viên) will notarize your sale contract and verify all parties' identities, but they don't provide legal advice. Use state-licensed notaries rather than private services for maximum legal protection.3. **Licensed surveyors** can measure the actual land area versus the certificate description, identify boundary disputes, and confirm that physical conditions match official documents. This is crucial as area discrepancies are common scam indicators.4. **Independent property valuers** can assess whether the asking price reflects fair market value and identify potential overpricing that might indicate fraud.5. **Tax advisors** familiar with foreign investment rules can explain your tax obligations, help structure the purchase efficiently, and ensure compliance with Vietnamese tax law.

Budget approximately 2-5% of the purchase price for professional fees, and always hire experts independently rather than accepting seller-recommended professionals who may have conflicts of interest.

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 can I verify the seller's identity and whether they are the real owner or just posing as a representative?

Identity fraud is a common element in Vietnam land scams, with criminals impersonating property owners or creating fake power-of-attorney documents to sell land they don't own.

Demand to see the seller's national ID card (CMND or CCCD) and verify that the name, birth date, and address exactly match the information on the Red Book or Pink Book. Any discrepancies, even minor spelling differences, should raise immediate red flags. Take photos of both documents for your records.

If someone claims to represent the owner, they must provide a notarized power of attorney (ủy quyền công chứng) that specifically authorizes them to sell the property. This document must be recent, properly notarized, and include the original owner's signature. Contact the notary office directly to confirm the power of attorney's authenticity.

Visit the local land office with the seller to independently confirm that their identity matches the ownership records in the government database. Land office staff can verify the person presenting documents is the legitimate owner listed in their system.

For additional security, consider requiring the seller to provide a recent utility bill or local residence confirmation that matches their ID address, and ask for contact information of neighbors or local officials who can vouch for their identity.

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

What should be included in the sale contract to protect me, and how do I ensure it is signed and notarized properly in Vietnam?

A comprehensive sale contract is your primary legal protection in Vietnam property transactions, and proper notarization is required by law for all real estate transfers.

The contract must include complete identification details for both buyer and seller, precise property description matching the land certificate, agreed purchase price and payment schedule, completion timeline, and specific conditions for title transfer. Include penalty clauses for contract violations, dispute resolution procedures, and clear statements about who pays taxes and fees.

Essential protective clauses should cover what happens if the seller cannot provide clear title, compensation for delays in transfer, and your right to void the contract if material misrepresentations are discovered. Specify that all government fees and taxes are the seller's responsibility unless otherwise agreed.

The contract must be notarized at an official state notary office (văn phòng công chứng) with all parties physically present and providing original identification documents. Private notary services exist but state notarization provides stronger legal protection. The notary will verify all parties' identities, witness signatures, and register the contract.

Before signing, have your independent lawyer review the Vietnamese contract text thoroughly, as translation errors or cultural legal differences could create unexpected vulnerabilities in your rights and obligations.

How can I safely transfer the money so that it only goes through after all documents are verified and notarized?

Safe money transfer procedures protect both parties and ensure payment only occurs after proper legal verification, which is crucial given Vietnam's developing banking and escrow systems.

Use only official bank transfers through licensed Vietnamese banks rather than cash payments, informal money changers, or cryptocurrency. Maintain detailed records of all transfers including bank receipts, transaction references, and currency exchange documentation. Vietnamese law requires large transactions to be properly documented for tax and reporting purposes.

Structure payments in stages tied to verification milestones: a small deposit upon signing the preliminary agreement, a larger payment after document verification at the land office, and final payment only after successful title registration in your name. This staged approach limits your exposure while providing seller confidence.

Consider using conditional banking arrangements where funds are held in a separate account and only released when specific legal conditions are met. While formal escrow services are limited in Vietnam, some international banks and legal firms can provide similar protection for large transactions.

Never transfer the full purchase amount before receiving the official title transfer confirmation from the land office, and always retain copies of all payment documentation for tax reporting and potential legal proceedings.

Consult with your Vietnamese lawyer about structuring payments to minimize tax implications while maintaining security throughout the transaction process.

What red flags should I look for in a broker's behavior, such as rushing me, offering unusually cheap land, or refusing to show original documents?

Recognizing broker red flags can save you from costly scams, as fraudulent brokers often use predictable tactics to pressure victims into hasty decisions.

**Warning signs include:**1. **Extreme time pressure** - Claims that other buyers are waiting, special prices expire immediately, or documents must be signed today without review time.2. **Below-market pricing** - Offers significantly cheaper than comparable properties in the area, which often indicates stolen land, legal problems, or outright fraud.3. **Document avoidance** - Refuses to show original certificates, provides only photocopies, or won't accompany you to the land office for verification.4. **Payment demands** - Requests large upfront payments, cash-only transactions, or payments to personal accounts rather than company accounts.5. **Vague explanations** - Cannot clearly explain land zoning, legal restrictions, or provides contradictory information about the property's history.6. **Unprofessional setup** - Operates only through mobile phones, meets only in coffee shops, or has no fixed business address or professional credentials.7. **High-pressure tactics** - Uses emotional manipulation, fear of missing out, or claims of special insider access to create urgency.

Legitimate brokers welcome thorough due diligence, provide time for proper verification, and maintain transparent communication throughout the process. Trust your instincts if something feels wrong, and always verify information independently.

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. Average Price Per Square Meter Vietnam - BambooRoutes
2. Vietnam's Housing Market Hit by Price and Policy Pressures - VietnamNet
3. Existing Land Price Lists in Force Until Late 2025 - The Saigon Times
4. Land Price Tables Set to Change - Vietnam.vn
5. New Land Price Regime from 2026 in Vietnam - Vietan Law
6. New Changes in Land Price Bracket in Vietnam - ASL Gate
7. Procedure for Specific Land Price Determination in Vietnam - LawNet
8. Vietnam Square Meter Prices - Global Property Guide