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Vietnam's property laws allow foreigners to own condos and landed houses under specific conditions and time limits.
As of September 2025, foreign investors can purchase condominiums with 50-year leasehold ownership that can potentially be extended for another 50 years. However, land ownership remains strictly prohibited for non-Vietnamese citizens, who can only acquire land use rights through long-term lease agreements.
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.
Foreigners can own condos in Vietnam for 50 years with possible extension, while land ownership is prohibited.
Foreign ownership is capped at 30% of condo units and 10% of landed houses in any residential development.
| Property Type | Ownership Duration | Foreign Ownership Limit |
|---|---|---|
| Condominium | 50 years (extendable) | 30% of total units |
| Landed House | 50 years (extendable) | 10% or max 250 units per development |
| Land | Lease only (50 years) | Land use rights only |
| Additional Costs | N/A | 12-15% of purchase price |
| Financing | N/A | Cash payment required |
| Inheritance Rights | Allowed with registration | Same terms as original owner |
| Resale Rights | Permitted | Subject to foreign ownership quota |
Can foreigners legally own condos in Vietnam and for how long?
Yes, foreigners can legally own condominiums in Vietnam under a 50-year leasehold arrangement.
This ownership period can be extended for an additional 50 years, subject to approval from local authorities and compliance with current regulations at the time of extension. The Vietnamese government introduced these ownership rights in 2015 to attract foreign investment in the real estate sector.
Foreign condo owners receive a legitimate property certificate (pink book or red book) that proves their legal ownership rights for the specified period. The ownership includes full rights to use, lease out, sell, or transfer the property during the leasehold period.
As of September 2025, this remains the standard framework for foreign property ownership in Vietnam's residential market.
It's something we develop in our Vietnam property pack.
What percentage of condo units can be sold to foreigners?
Vietnamese law limits foreign ownership to maximum 30% of total units in any condominium building.
This quota applies to each individual building, meaning that once 30% of units are owned by foreigners, no additional units in that specific building can be sold to foreign buyers. The restriction aims to maintain Vietnamese majority ownership in residential developments.
Developers must track and report foreign ownership percentages to local authorities throughout the sales process. Some premium projects in major cities like Ho Chi Minh City and Hanoi reach this 30% foreign ownership limit quickly due to high international demand.
Buyers should verify the current foreign ownership percentage before making purchase decisions, as this information affects both immediate availability and future resale potential to other foreign buyers.
Can foreigners own land directly in Vietnam?
No, foreigners cannot own land directly in Vietnam under any circumstances.
Vietnamese law reserves land ownership exclusively for the state, with Vietnamese citizens and organizations receiving land use rights rather than outright ownership. Foreign individuals and companies can only obtain land use rights through long-term lease agreements.
These lease arrangements provide similar practical benefits to ownership, including the right to construct buildings, lease to others, and transfer the land use rights. However, the underlying land remains state property throughout the lease period.
Foreign investors seeking landed properties must work within this leasehold framework, which applies to all residential, commercial, and industrial land acquisitions.
What is the maximum lease term for foreigners wanting landed houses?
The maximum lease term for foreigners purchasing landed houses is 50 years, with potential for one 50-year extension.
| Lease Term | Duration | Extension Possibility |
|---|---|---|
| Initial Lease | 50 years | Guaranteed upon purchase |
| First Extension | Additional 50 years | Subject to government approval |
| Total Possible Term | 100 years maximum | Depends on regulations at extension time |
| Renewal Process | Before lease expiry | Requires application and fees |
| Extension Criteria | Compliance with current laws | Government discretion |
| Documentation | Updated property certificate | New registration required |
| Associated Costs | Extension fees apply | Varies by location and property value |
Does property ownership revert to the state after lease expiry?
Yes, property rights revert to the Vietnamese state when the lease expires unless an extension is successfully secured.
This reversion includes both the land use rights and any buildings constructed on the property. Foreign leaseholders lose all ownership claims once the lease term ends without renewal.
Property owners must apply for lease extensions before the expiration date, typically 6-12 months in advance depending on local requirements. The extension process involves fees, paperwork, and compliance verification with current regulations.
Extensions are not automatically granted and depend on government approval, current foreign ownership policies, and the property's compliance with zoning and development regulations. Some investors factor potential non-renewal risk into their investment calculations.
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Are there restrictions on landed house types foreigners can buy?
Foreigners can purchase villas, townhouses, and semi-detached homes, but only within approved residential development projects.
Individual standalone houses outside of organized developments are generally prohibited for foreign ownership. The properties must be part of designated residential projects that have received government approval for foreign sales.
Projects in areas deemed sensitive to national security or defense are completely off-limits to foreign buyers. Local authorities maintain lists of approved developments where foreign ownership is permitted.
The 10% foreign ownership quota (or maximum 250 units) applies to each individual residential development project, not per property type within the project.
Do foreigners need to register with local authorities when buying property?
Yes, all foreign property purchases require mandatory registration with local authorities and submission of specific documentation.
- Valid passport with entry stamps proving legal entry to Vietnam
- Temporary residence permit or appropriate visa documentation
- Proof of funds and source of purchase money
- Property purchase contract and developer documentation
- Completed registration forms as required by local authorities
The registration process typically takes 15-30 days and involves multiple government departments including housing authorities and foreign affairs offices. Registration must be completed before the property certificate can be issued.
It's something we develop in our Vietnam property pack.
Are there specific cities where foreigners are more likely to be allowed to buy?
Yes, major cities like Ho Chi Minh City and Hanoi have more approved developments for foreign ownership compared to smaller cities and rural areas.
Ho Chi Minh City has approved 17 housing projects for foreign ownership as of 2024, while Hanoi and Da Nang also maintain substantial lists of eligible developments. Each city publishes and updates its approved project lists periodically.
Coastal cities like Da Nang, Nha Trang, and Phu Quoc Island offer numerous foreign-friendly developments, particularly in resort and luxury residential segments. These locations benefit from tourism-driven demand and government incentives for foreign investment.
Rural areas and smaller cities have fewer approved projects, and some provinces maintain more restrictive policies regarding foreign property ownership.
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 much additional cost should foreigners expect when buying property?
Foreigners should budget an additional 12-15% on top of the property purchase price for taxes, fees, and legal costs.
| Cost Category | Percentage | Description |
|---|---|---|
| VAT (Value Added Tax) | 10% | Applied to most property purchases |
| Registration Fee | 0.5% | Paid to local authorities for property certificate |
| Legal Services | 1-2% | Lawyer fees for contract review and registration |
| Service Charges | 0.5-1% | Developer administrative and processing fees |
| Capital Gains Tax (on resale) | 2% | Applied when selling to another party |
| Property Management Setup | Variable | Initial setup for building management |
| Total Additional Costs | 12-15% | Combined expenses beyond purchase price |
Is financing available for foreigners in Vietnam?
Financing options for foreign property buyers in Vietnam are extremely limited, with most purchases requiring full cash payment upfront.
Vietnamese banks rarely offer mortgages to foreign nationals due to regulatory restrictions and risk management policies. International banks operating in Vietnam may provide limited financing to high-net-worth clients, but terms are typically restrictive.
Some developers offer payment plans allowing buyers to pay in installments during construction, but this is not traditional mortgage financing. These arrangements require significant upfront deposits, often 30-50% of the property value.
Foreign buyers should plan for complete cash transactions and ensure funds are legally transferred into Vietnam through proper banking channels with appropriate documentation.
Can foreigners transfer or resell their property to other buyers?
Yes, foreigners can resell their condos and landed houses to other foreigners or Vietnamese citizens, subject to foreign ownership quota restrictions.
When selling to another foreigner, the building or development must not exceed the 30% foreign ownership limit for condos or 10% limit for landed houses. If the quota is already filled, sales must be made to Vietnamese buyers only.
The resale process requires similar registration and documentation as the original purchase, including buyer qualification verification and local authority approval. Transfer of ownership typically takes 15-30 days to complete.
Capital gains tax of 2% applies to all property resales, regardless of the buyer's nationality. The seller is responsible for this tax payment.
It's something we develop in our Vietnam property pack.
What happens if the foreign owner passes away?
Foreign heirs can inherit Vietnamese real estate under the same leasehold terms as the original owner, but must meet eligibility and registration requirements.
Inheritance rights apply to spouses, children, and other legal heirs as defined by Vietnamese succession law or the deceased's will. However, heirs must possess valid passports and appropriate visas to complete the inheritance process.
The inheritance process requires application for title transfer and registration with local authorities, similar to a regular property purchase. This includes submitting death certificates, inheritance documents, and proof of relationship to the deceased.
If heirs cannot meet the eligibility requirements or choose not to inherit, the property may need to be sold to qualified buyers or could potentially revert to the state depending on specific circumstances.
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 offers foreigners legitimate property ownership opportunities through its 50-year leasehold system for both condos and landed houses.
Success requires understanding quota limitations, registration requirements, and the cash-based purchase process that characterizes Vietnam's foreign property investment landscape.
Sources
- EmerHub - How to Buy a Condo in Vietnam
- Global Referral Group - Property Ownership Laws in Vietnam
- Vietnam Law Magazine - Cap on Foreign Ownership
- LinkedIn - Real Estate Ownership Facts
- Vis Real - Latest Property Regulations
- Homebase - Foreign Real Estate Purchase
- BambooRoutes - Foreigners Buy Condo Vietnam
- EmerHub - Buying Property in Vietnam
- Vietnam Briefing - Housing Law Guidelines
- Savills - Foreign Real Estate Purchase