Vietnam exit strategy: how easy is selling as foreigner?

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.

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.

How long must a foreigner have owned a property in Vietnam before being allowed to resell it?

Vietnam law does not impose any minimum ownership period for foreigners to resell their property.

As of September 2025, foreigners can sell their Vietnamese real estate immediately after purchase, provided the initial legal procedures were completed correctly and all documentation is valid.

The key requirement is that the original purchase must have been conducted legally with proper documentation, including the Sales & Purchase Agreement, valid ownership certificates, and compliance with foreign ownership quotas.

This flexibility makes Vietnam attractive for foreign investors who may need quick liquidity or want to capitalize on short-term market opportunities.

What is the average resale timeline from listing to closing for apartments or houses in Ho Chi Minh City and Hanoi?

The average resale timeline for foreign-owned properties in Vietnam's major cities is 30-60 days from listing to closing.

In Ho Chi Minh City, most successful transactions complete within 45-60 days, while Hanoi typically sees slightly faster timelines of 30-45 days due to more streamlined administrative processes.

The timeline depends on several factors including buyer verification procedures, document preparation and translation, banking processes for fund repatriation, and developer confirmation procedures.

Most successful transactions are completed within 2-3 months, with well-documented properties in prime locations typically selling faster than older units or those with incomplete paperwork.

What percentage of foreigners successfully sell their property within the first year of listing?

While comprehensive published data on foreign seller success rates is limited, market observations suggest most properly priced and documented properties sell within the first year.

Properties in well-located developments with complete documentation typically achieve absorption rates up to 61% for new launches, significantly higher than the overall market absorption rate of around 23%.

Success rates are heavily influenced by pricing strategy, property location, documentation completeness, and market conditions at the time of listing.

Foreign-owned properties in prime areas of Ho Chi Minh City and Hanoi generally perform better than units in secondary locations or older developments.

What taxes, fees, and transaction costs apply to foreigners when selling real estate in Vietnam, and what do they amount to as a percentage of the sale price?

Cost Type	Rate	Description
Capital Gains/Transfer Tax	2%	Of total sale price for foreigners
Real Estate Agent Commission	1-2%	Standard market rate
Notary/Legal Fees	0.5-1%	Document verification and processing
Translation/Notarization	0.2-0.5%	Required document preparation
Bank Transfer Fees	0.1-0.3%	For fund repatriation
Administrative Costs	0.2-0.5%	Various processing fees
Total Expected Costs	3.5-5%	Of sale price

Are there restrictions on who you can sell to, such as limitations on selling to other foreigners versus Vietnamese citizens?

Foreigners can sell their Vietnamese property to both Vietnamese citizens and other eligible foreigners without restrictions.

The only limitation applies to foreign buyers, as Vietnam maintains a 30% foreign ownership cap per building or complex.

If the foreign ownership quota in a particular development has already been reached, foreign buyers cannot purchase units in that building, but Vietnamese citizens can always buy from foreign sellers.

This means selling to Vietnamese citizens is always possible, while selling to other foreigners depends on whether the building's foreign ownership limit has been exceeded.

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

How do property values typically appreciate or depreciate in Vietnam over a 5- or 10-year holding period for foreigners?

Vietnam's property market has shown strong appreciation in prime locations over the past decade.

In Hanoi and Ho Chi Minh City, apartments in prime locations have typically gained 26-44% over 5-year periods, representing annual appreciation rates of 5-8%.

Over 10-year holding periods, well-managed properties in growth areas may see cumulative increases exceeding 60-80%, though this varies significantly by location and property type.

Some older units or properties in saturated markets may experience slower growth or modest depreciation, depending on local demand, infrastructure development, and economic conditions.

Foreign-owned properties tend to perform similarly to locally-owned units in the same developments, with location and timing being the primary value drivers.

What role do local real estate agents and lawyers play in a foreigner's exit strategy, and what are their typical service fees?

Local real estate agents play a crucial role in marketing properties, screening buyers, and managing transfer paperwork for foreign sellers.

Agents typically charge 1-2% commission of the sale price and provide services including market analysis, buyer qualification, negotiation support, and transaction coordination.

Lawyers ensure legal compliance, document verification, translation services, and closing support, typically charging 0.5-1% of the sale price.

Both professionals are essential for foreign sellers due to language barriers, complex documentation requirements, and the need for proper legal compliance throughout the transaction process.

How liquid is the property market in Vietnam for foreigners compared to locals, especially in major cities?

Market liquidity for foreigners is generally lower than for Vietnamese citizens due to additional documentation requirements and fund repatriation procedures.

New launches and prime developments in Ho Chi Minh City and Hanoi show higher absorption rates, with some projects achieving up to 61% absorption for new units.

Older projects and secondary locations may be less liquid for foreign-held units, as the buyer pool is more limited and administrative processes are more complex.

Foreign sellers typically face longer marketing periods and may need to price more competitively compared to local sellers offering similar properties.

The liquidity gap is most pronounced in secondary cities and rural areas, where foreign ownership is less common and local expertise is limited.

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.

What is the legal process step by step for a foreigner to sell a property, and how long does each stage usually take?

1. **Document Preparation (5-10 days)**: Gather and prepare all required documentation including Sales & Purchase Agreement, passport, marital certificates, proof of ownership, with all documents translated and notarized into Vietnamese.2. **Find Buyer and Secure Deposit (10-30 days)**: Market the property, screen qualified buyers, negotiate terms, and collect 5-10% deposit from the buyer while finalizing all documentation.3. **Notary Office Signing (1-2 days)**: Both parties meet at the notary office to sign the transfer agreement, buyer pays the remaining balance, and ownership transfer is officially validated.4. **Tax Payment and Clearance (7-14 days)**: Seller pays the required 2% transfer tax to Vietnamese tax authorities and obtains official tax clearance certificates.5. **Developer/Management Confirmation (7-10 days)**: Buyer presents completed paperwork to the building developer or management company for final ownership record updates and transfer confirmation.6. **Fund Repatriation Process (7-21 days)**: Transfer sale proceeds through Vietnamese banking system to foreign accounts, providing all required sale documentation, tax receipts, and ownership transfer proof.

Are there currency controls or restrictions when transferring sale proceeds out of Vietnam, and what is the maximum you can repatriate?

Vietnam permits repatriation of property sale proceeds provided proper documentation is presented to Vietnamese banks.

All proceeds must be transferred through the Vietnamese banking system, and banks require comprehensive documentation including sale contracts, tax payment receipts, and ownership transfer confirmations.

There is no publicly stated hard currency maximum for repatriation, but transfers are typically capped at the net amount shown in official contracts and tax invoices for each specific transaction.

Vietnamese law requires local tax clearance before international transfers are permitted, and banks may request additional verification for large transactions.

The repatriation process typically takes 7-21 business days once all required documentation is submitted and approved by the transferring bank.

What common pitfalls do foreigners face when trying to sell their property, and what percentage of deals fall through?

The most common pitfalls include missing or incomplete vital documents such as the Pink Book, original Sales & Purchase Agreement, or properly notarized marital status certificates.

Many transactions fail due to incomplete translations or notarizations that don't meet Vietnamese legal standards, creating delays or complete transaction failures.

Problems with developer paperwork, unpaid building management fees, or outstanding tax obligations can also derail sales at the final stages.

Based on market observations, approximately 10-20% of foreign property sales contracts fail due to administrative issues, legal complications, or non-compliant buyers.

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

What documents and permits must be in place before a foreigner can list a property for sale in Vietnam?

- **Sales & Purchase Agreement (SPA)** from original purchase with official stamps and signatures- **Valid passport** with current visa status and entry/exit stamps- **Marriage or single certificate** to establish legal ownership status (joint or sole ownership)- **Notarized and translated copies** of all documents in Vietnamese language- **Original purchase invoices and receipts** showing payment history and tax compliance- **Transfer request forms** and property ownership documentation from developer or previous seller- **Pink Book ownership certificate** (if available) or developer-issued ownership confirmation- **Building management clearance** showing no outstanding fees or violations- **Tax clearance certificate** from original purchase transaction

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. Realtique - How to Resell Your Apartment in Vietnam as a Foreigner
2. Apolat Legal - Foreigners Purchasing Resale Condominium Apartments in Vietnam
3. BambooRoutes - Foreigners Buy Condo Vietnam
4. Global Property Guide - Vietnam Price History
5. Own Property Abroad - Selling Property in Vietnam Guide
6. VietnamNet - Foreign Capital Reshapes Hanoi's Real Estate
7. Vietnam Briefing - Vietnam Housing Law Guidelines on Foreign Property Ownership
8. Global Law Experts - Rights of Foreign Individuals to Real Estate in Vietnam