Can Chinese citizens buy property in Vietnam?

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

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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.

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 Chinese citizens legally buy property in Vietnam right now?

Yes, Chinese citizens can legally buy property in Vietnam as of September 2025.

The Vietnamese Housing Law allows all foreign nationals, including Chinese citizens, to purchase residential property under specific conditions. These purchases are legal and protected under Vietnamese property law, with foreigners receiving the same "Pink Book" ownership certificate as Vietnamese nationals.

However, foreign ownership is limited to leasehold arrangements only. Chinese buyers cannot own land outright - they can only hold property rights for a maximum of 50 years, renewable for another 50 years. This means Chinese citizens get legal ownership of the building structure but not the underlying land, which remains state property.

The legal framework underwent significant updates in August 2024, improving transparency and allowing foreigners to resell their properties to other foreigners in the secondary market. Chinese citizens must comply with all Vietnamese property regulations, including quota limitations and geographic restrictions.

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

What types of property are foreigners, specifically Chinese citizens, allowed to buy in Vietnam?

Chinese citizens can purchase apartments, condominiums, villas, and townhouses in licensed commercial housing projects.

All eligible properties must be part of officially approved commercial housing developments that have received proper licensing from Vietnamese authorities. Independent houses or properties outside of these approved projects are not available for foreign purchase.

The specific property types available include high-rise apartment units, low-rise condominium complexes, detached villas within gated communities, and townhouses in approved residential projects. These properties can be new constructions or existing units being resold by previous owners, including other foreigners.

Chinese buyers can purchase both completed properties ready for immediate occupancy and off-plan properties still under construction, provided the developer has all necessary permits and licenses. The key requirement is that the property must be classified as "commercial housing" rather than social housing or other restricted categories.

All purchases must be in Vietnamese dong or through official currency conversion channels approved by Vietnamese banks.

Are Chinese citizens allowed to buy land in Vietnam, or only apartments and condos?

Chinese citizens cannot buy land in Vietnam - only the buildings and structures on the land.

Vietnamese law strictly prohibits foreign ownership of land, which remains state property under the socialist system. Chinese buyers receive leasehold rights to use the land for residential purposes, but the land itself cannot be owned outright by any foreigner.

This means Chinese citizens can legally own apartments, condos, villas, and townhouses, but only the physical structures. The land beneath these properties remains under state ownership, and foreigners hold renewable 50-year land use rights rather than freehold ownership.

When purchasing a villa or townhouse, Chinese buyers receive ownership of the building itself plus exclusive use rights to the land plot for the duration of their lease term. This arrangement provides practical control over the property while maintaining Vietnam's legal framework regarding land ownership.

The distinction is important for inheritance and resale purposes, as heirs or buyers are acquiring leasehold property rights rather than absolute ownership of the land.

How long is the property ownership term for Chinese citizens in Vietnam, and can it be renewed?

The initial ownership term for Chinese citizens is 50 years, renewable for an additional 50 years.

Upon purchasing property, Chinese buyers receive a 50-year leasehold term starting from the date of receiving their Pink Book ownership certificate. This provides nearly half a century of exclusive ownership and use rights for the property.

Renewal for a second 50-year term is possible but requires formal application to the relevant Provincial People's Committee at least three months before the original term expires. The renewal process involves submitting required documentation, paying applicable fees, and meeting any updated legal requirements in effect at the time of renewal.

The total potential ownership period can reach 100 years across both terms, making Vietnamese property ownership attractive for long-term investment strategies. However, there is no guarantee that renewal will be automatic - each application is reviewed based on current regulations and policies.

Chinese citizens married to Vietnamese nationals can potentially obtain indefinite ownership rights, but this requires meeting additional legal criteria and documentation requirements.

Is there a maximum percentage of apartments in a single building that can be sold to foreign buyers?

Yes, there is a strict 30% cap on foreign ownership in any single apartment building or condominium project.

Property Type	Foreign Ownership Limit	Additional Restrictions
Apartments/Condos	30% of total units	All nationalities combined
Villas/Townhouses	10% of project units	Maximum 250 houses per ward
Mixed-Use Buildings	30% of residential units	Commercial areas excluded
Luxury Developments	Same 30% limit applies	No special exemptions
Secondary Market	Must stay within quota	Foreigners can sell to foreigners

Are there any geographic restrictions on where Chinese citizens can buy property in Vietnam?

Yes, Chinese citizens face geographic restrictions and cannot purchase property in certain sensitive areas.

Properties near military installations, defense facilities, government buildings, and border areas are strictly off-limits to all foreign buyers, including Chinese citizens. These restrictions are enforced at the provincial and local levels, with specific boundaries determined by the Department of Construction in each locality.

Coastal areas may have additional restrictions, particularly in strategic locations or areas deemed sensitive for national security reasons. Some provinces along the Chinese border may have enhanced scrutiny or additional limitations on Chinese buyers specifically.

Each province maintains updated lists of approved housing projects eligible for foreign purchase, which are published on local Department of Construction websites. Chinese buyers should verify project eligibility before making any purchase commitments.

Urban areas like Ho Chi Minh City, Hanoi, and Da Nang generally have more available projects for foreign purchase, while remote or border provinces may have fewer options or additional restrictions.

What are the exact legal steps and documents required for a Chinese citizen to buy property in Vietnam?

Chinese citizens must complete a detailed documentation and registration process to legally purchase property in Vietnam.

The required documents include:1. Valid Chinese passport with at least 6 months validity2. Valid Vietnamese visa or residence card proving legal entry3. Non-diplomatic status declaration4. Proof of financial capacity (bank statements, income certification)5. Sales and Purchase Agreement signed with the seller6. Notarized purchase contract in Vietnamese7. Payment receipts showing funds transferred through Vietnamese banks8. Application form for Pink Book issuance

The legal process involves signing the initial Sales and Purchase Agreement, completing due diligence on the property title, transferring the full purchase amount through official Vietnamese banking channels, and submitting all documents to the local Department of Natural Resources and Environment.

After document submission and fee payment, the Pink Book ownership certificate is issued within 15-30 business days. This certificate serves as official proof of ownership and must be kept secure for any future transactions or renewals.

All contracts and legal documents must be in Vietnamese, with certified translations required for any Chinese-language supporting documents. Legal representation through a qualified Vietnamese law firm is strongly recommended throughout the process.

How much property tax, registration fees, and maintenance costs should a Chinese buyer expect to pay?

Chinese buyers should budget approximately 12-13% of the property value for various taxes and fees during the purchase process.

The major cost components include 10% VAT on new properties, 0.5% registration fee for the Pink Book, 2% apartment maintenance fee at handover, and 0.05-0.1% notarization fees. These upfront costs are unavoidable and must be paid in Vietnamese dong.

Ongoing costs include annual property tax ranging from 0.03% to 0.15% of assessed value, quarterly or annual rental income tax of 10% if the property is rented out, and building management fees typically ranging from $50-200 per month depending on the development's amenities.

When selling the property, Chinese owners face a 2% capital gains tax on the total sale price, regardless of profit or loss. This tax is collected at closing and cannot be avoided.

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

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 Chinese citizens need to set up a local company in Vietnam to buy property, or can they buy as individuals?

Chinese citizens can buy property in Vietnam as individuals without setting up a local company.

The Vietnamese Housing Law specifically allows foreign individuals to purchase residential property directly in their personal name. There is no requirement to establish a Vietnamese company, appoint local directors, or create complex corporate structures for residential property purchases.

Individual purchases are actually simpler and more cost-effective than corporate ownership, as they avoid ongoing company compliance costs, annual filing requirements, and complex corporate tax obligations. The Pink Book ownership certificate can be issued directly in the Chinese buyer's personal name.

However, some Chinese buyers do choose to establish Vietnamese companies for business operational reasons or to potentially access different types of property investments. Company ownership may be required for certain commercial or industrial properties, but these fall outside residential property purchases.

Individual ownership also provides clearer inheritance pathways and simpler resale procedures compared to corporate ownership structures.

What financing options are available for Chinese citizens in Vietnam, and can they access local mortgages?

Financing options for Chinese citizens in Vietnam are extremely limited, with cash purchases being the standard requirement.

Vietnamese banks rarely offer mortgages to foreign property buyers, including Chinese citizens. The banking system prioritizes lending to Vietnamese nationals, and foreign mortgage products are virtually non-existent in the current market.

Some international banks with Vietnamese operations may offer limited offshore lending products, but these typically require substantial deposits, premium interest rates, and complex approval processes that can take several months to complete.

Chinese buyers should plan for 100% cash purchases and ensure they have sufficient funds available through legitimate banking channels before beginning their property search. All purchase funds must be transferred through official Vietnamese banking systems with proper documentation of the source of funds.

Alternative financing through Chinese banks for Vietnamese property purchases is generally not available due to capital controls and cross-border lending restrictions.

How does inheritance or transfer of property work for Chinese citizens who own real estate in Vietnam?

Chinese citizens can inherit and transfer Vietnamese property, but heirs must meet foreigner eligibility requirements to maintain ownership.

When a Chinese property owner passes away, their Vietnamese real estate can be inherited by eligible heirs according to Vietnamese inheritance law and the deceased's will. However, foreign heirs can only inherit the building structure and leasehold rights, not any land ownership.

If heirs are not Vietnamese citizens, they must meet the same foreign ownership requirements as original buyers, including having valid visas or residence status in Vietnam. Heirs who cannot meet these requirements must sell the property within a specified timeframe.

The inheritance process requires submitting death certificates, will documentation, proof of heir relationship, and heir identification documents to Vietnamese authorities. All documents must be properly translated and notarized.

Property transfers between living individuals follow similar procedures, with both parties required to complete legal documentation and pay applicable transfer taxes and fees. The 50-year lease term continues from the original purchase date regardless of ownership transfers.

What are the current risks or government policies that could affect Chinese citizens' property ownership in Vietnam in the coming years?

Several policy and market risks could impact Chinese property owners in Vietnam over the next few years.

Political tensions between China and Vietnam could lead to additional restrictions or enhanced scrutiny of Chinese property purchases, particularly in sensitive geographic areas or strategic development zones. Changes in bilateral relations may influence local implementation of property laws.

The renewal process for the second 50-year term remains untested, as the current foreign ownership framework is relatively new. There is uncertainty about whether renewal applications will be automatically approved or subject to stricter criteria in the future.

Rapid quota exhaustion in popular projects could limit Chinese buyers' access to desirable properties, especially in Ho Chi Minh City and Hanoi where foreign demand is highest. Premium developments may reach their 30% foreign ownership limits quickly.

Regulatory changes could affect property taxation, maintenance fee structures, or resale procedures. The Vietnamese government continues to refine foreign ownership regulations, and new requirements could emerge that impact existing owners.

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. InvestVietnam - How Foreigners Can Buy Property in Vietnam
2. BambooRoutes - Vietnam Foreign Property Ownership
3. Vietnam Briefing - Housing Law Guidelines on Foreign Property Ownership
4. VisReal - Can Foreigners Buy Property in Vietnam Latest Regulations
5. Vietnam Law Magazine - Cap on Foreign Ownership
6. VnEconomy - Foreign Ownership Limits Set for Vietnamese Property
7. iGuide - Foreigners Red Book Procedure Vietnam
8. Vietnam Real Estate - Property Taxes in Vietnam
9. Russin Vecchi - Property Taxes in Vietnam
10. EmerHub - Buying Property in Vietnam