Where do expats 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

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.

What are the most popular cities for expats to buy property in Vietnam?

Ho Chi Minh City remains the top choice for expat property buyers, accounting for approximately 40% of foreign property purchases in Vietnam as of September 2025.

Hanoi follows as the second most popular destination, particularly attractive to expats working in government relations, international organizations, and those seeking Vietnam's cultural capital. The city offers more affordable property prices compared to HCMC while maintaining strong infrastructure and international amenities.

Da Nang has emerged as a major expat hotspot, especially popular among digital nomads and retirees seeking beachfront living with modern city conveniences. The city's central location, international airport, and growing expat community make it increasingly attractive for property investment.

Nha Trang rounds out the top four, drawing expats interested in coastal living and tourism-related investments. The city's established tourism infrastructure and beachfront properties offer strong rental yield potential for investors.

Other emerging destinations include Phu Quoc island, Vung Tau, and Da Lat, which are gaining traction among expats seeking alternative investment opportunities and lifestyle destinations.

What are the key factors that influence expats when choosing a location to buy property in Vietnam?

1. **Proximity to international amenities**: Access to international schools, healthcare facilities, and Western-style shopping centers significantly influences expat location choices.2. **Infrastructure quality**: Reliable internet connectivity, modern transportation networks, and consistent utilities are essential considerations for most expat buyers.3. **Safety and security**: Well-established expat communities, low crime rates, and stable local governance play crucial roles in location selection.4. **Investment potential**: Rental yield prospects, property appreciation potential, and ease of resale influence financially-motivated buyers.5. **Quality of life factors**: Air quality, recreational opportunities, cultural integration possibilities, and climate preferences shape lifestyle-focused decisions.

What is the price range of properties in these popular locations?

Property prices in Vietnam's expat-friendly cities vary significantly, with Ho Chi Minh City commanding the highest prices due to demand and limited land availability.

In HCMC, apartment prices average VND 76 million per square meter ($3,000 USD), while houses reach approximately VND 171 million per square meter ($6,683 USD). Premium locations like Thao Dien and An Phu can command prices 30-50% above city averages.

Hanoi offers slightly more affordable options, with apartment prices averaging VND 72 million per square meter ($2,836 USD) and houses at VND 102 million per square meter ($4,013 USD). Luxury properties in Tay Ho district can reach VND 200 million per square meter ($8,400+ USD).

Da Nang and Nha Trang present more accessible entry points, with prices ranging from VND 35-50 million per square meter ($1,385-$1,978 USD). Beachfront properties in these cities typically command 20-40% premiums over city center locations.

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

Are there specific neighborhoods or areas known to be more expat-friendly?

Thao Dien and An Phu in Ho Chi Minh City's District 2 represent the most established expat communities in Vietnam, offering international schools, Western restaurants, and English-speaking services.

City	Expat-Friendly Neighborhood	Key Features
Ho Chi Minh City	Thao Dien, An Phu, Binh Thanh	International schools, Western amenities, river views
Hanoi	Tay Ho, Ba Dinh	Lake views, diplomatic quarter, green spaces
Da Nang	My Khe Beach, Hai Chau District	Beachfront living, modern infrastructure, clean environment
Nha Trang	Tran Phu Beach area, City Center	Tourism infrastructure, beachfront properties
Phu Quoc	Duong Dong, Ong Lang Beach	Resort-style living, airport proximity

What are the legal requirements for expats buying property in Vietnam?

Foreign nationals must meet several specific legal requirements to purchase property in Vietnam, with documentation and quota compliance being the primary considerations.

Valid passport and entry visa or residence card represent the basic documentation requirements, with no need for a work permit as tourist visa suffices for property purchase. Buyers must also provide proof of legal entry into Vietnam and maintain valid immigration status throughout the purchase process.

Foreign ownership quotas restrict purchases to projects with available foreign allocation, typically limited to 30% of units in apartment buildings and 10% of houses in residential developments. Properties must be located in approved residential zones, excluding agricultural, forestry, or security-sensitive areas.

Background checks and legal verification processes are mandatory, requiring buyers to demonstrate clean criminal records and legitimate funding sources. All transactions must comply with Vietnamese foreign exchange regulations and anti-money laundering requirements.

Purchase agreements must be notarized and registered with local authorities, with ownership certificates issued for the approved lease term period.

Can expats buy land in Vietnam or only apartments?

Expats cannot purchase land outright in Vietnam but can acquire long-term leasehold rights for residential properties built on land.

The current legal framework permits foreigners to buy apartments, condominiums, villas, and select townhouses, but all ownership is subject to 50-year renewable leasehold terms rather than freehold ownership. Land ownership remains restricted to Vietnamese citizens and entities.

Apartment purchases represent the most straightforward option for expats, as these properties typically fall under condominium law and offer clearer ownership structures within the foreign quota system. Villas and townhouses require additional legal verification to ensure compliance with foreign ownership restrictions.

Leasehold renewal processes are generally straightforward for residential properties, though future policy changes could potentially affect renewal terms. Recent legal reforms have strengthened foreign ownership rights and improved resale liquidity for leasehold properties.

Alternative structures like long-term rental agreements or investment through Vietnamese entities exist but involve additional complexity and legal risks that require careful legal consultation.

What are the types of properties available for expats in these areas?

1. **Apartments and condominiums**: The most accessible property type for foreigners, representing 70% of expat purchases due to clear ownership structures and quota availability.2. **Villas in gated communities**: Premium properties typically starting at $300,000, offering private amenities and security but subject to stricter foreign ownership quotas.3. **Townhouses**: Limited availability for foreigners in select developments, often requiring pre-approval for foreign ownership eligibility.4. **Serviced apartments**: Hybrid residential-commercial properties popular in business districts, offering hotel-style services with residential ownership rights.5. **Condotels and officetels**: Mixed-use properties combining residential and commercial elements, though ownership structures can be more complex than traditional apartments.

What is the general process for purchasing property as an expat in Vietnam?

The property purchase process in Vietnam typically takes 60-90 days from initial agreement to final registration, requiring careful attention to legal compliance and documentation.

Initial property selection involves verifying foreign ownership quota availability within the chosen project or development. Buyers must confirm that the property falls within the allowable 30% foreign ownership limit for apartments or 10% limit for houses before proceeding.

Reservation agreements and initial deposits (typically 5-10% of purchase price) secure the property while conducting due diligence on legal documentation, ownership history, and development approvals. This stage includes background checks on both buyer and seller.

Final purchase contracts require notarization and specify payment schedules, with most transactions completed through cash payment or developer financing arrangements. Property registration with local authorities follows contract execution, resulting in issuance of ownership certificates valid for the leasehold term.

Total transaction costs including taxes, fees, and legal expenses typically range from 12-15% of the property purchase price, payable during the registration process.

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 do property taxes work for expats in Vietnam?

Property taxes for expats in Vietnam follow the same structure as for Vietnamese citizens, with several tax components applying to purchase and ongoing ownership.

Value Added Tax (VAT) of 10% applies to all property purchases, calculated on the total purchase price and payable during the transaction. Registration tax of 0.5% of property value is also required for ownership transfer and certificate issuance.

Annual land use fees represent ongoing property taxes, calculated at 0.03% of assessed land value for residential properties. These fees are typically modest compared to Western property tax rates but must be paid annually to maintain ownership rights.

Rental income taxation applies progressive rates from 5% to 35% for residents and a flat 20% rate for non-residents. Property owners must register for tax purposes and file annual returns if generating rental income from their Vietnamese properties.

Capital gains taxes may apply upon property sale, though recent reforms have simplified the calculation and reduced rates for long-term holdings exceeding two years.

What financing options are available for expats looking to buy property in Vietnam?

Financing options for expat property purchases in Vietnam remain limited, with cash payments representing the most common transaction method.

Local bank mortgages for foreigners are rare and typically require permanent residency status, substantial local income documentation, and significant down payments of 50-70%. Major Vietnamese banks like Vietcombank and BIDV occasionally offer foreign national loans but with restrictive terms and higher interest rates.

Developer financing arrangements provide the most accessible alternative, with many projects offering payment plans allowing purchases through installments over 12-24 months. These arrangements typically require 30-50% down payments with the balance payable in scheduled installments.

International banking solutions include overseas mortgages secured against foreign assets or personal loans from international banks with Vietnamese operations. However, these options often involve higher interest rates and complex cross-border documentation requirements.

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

Are there any restrictions on foreigners owning property in certain regions of Vietnam?

Regional restrictions on foreign property ownership in Vietnam primarily focus on border areas, military zones, and strategically sensitive locations throughout the country.

Border provinces including those adjacent to China, Laos, and Cambodia may have additional approval requirements or complete restrictions on foreign property ownership within specified distances from international boundaries. Coastal areas near naval installations and airports also face enhanced scrutiny for foreign purchases.

Foreign ownership quotas vary by project and location, with some popular expat areas approaching or reaching the 30% foreign ownership limit for apartments. Prime locations in HCMC and Hanoi may have exhausted foreign quotas in certain developments, limiting available inventory for international buyers.

Agricultural and forestry zones remain completely off-limits to foreign ownership, regardless of the intended use or development plans. Industrial zones may permit foreign ownership within specific parameters related to business operations and investment commitments.

Recent policy changes have generally liberalized foreign ownership rights, though individual provinces retain authority to implement additional restrictions based on local security or development considerations.

What are the potential risks for expats when buying property in Vietnam?

Legal and regulatory risks represent the primary concerns for expat property buyers, particularly regarding leasehold renewal and ownership verification.

Fraudulent projects and unclear ownership rights pose significant risks, especially in developing areas where land titles may be disputed or development approvals incomplete. Due diligence on developer credentials, project approvals, and land use rights is essential to avoid investment losses.

Currency fluctuation risks affect property values and rental income for foreign investors, with the Vietnamese dong's stability important for long-term investment returns. Market volatility in Vietnam's developing property sector can result in significant value fluctuations over short periods.

Limited resale liquidity represents a practical challenge, though recent legal reforms have improved the ability to sell properties to other foreigners. Exit strategy planning remains crucial given potential quota restrictions and market conditions affecting resale timing.

Financing constraints and limited mortgage availability can complicate exit strategies, requiring cash buyers for most transactions. Language barriers and complex legal procedures increase the importance of qualified legal representation throughout the purchase process.

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. Vietnam Real Estate - Best Cities Guide
2. Own Property Abroad - Vietnam Guide
3. Find A Way Abroad - HCMC Neighborhoods
4. VisReal - Foreign Property Regulations
5. Invest Vietnam - 2025 Property Guide
6. Rent Apartment VN - Foreign Buyers Guide
7. EmerHub - Condo Buying Guide
8. Global Property Guide - Vietnam Prices
9. ASEAN Briefing - Vietnam Taxation
10. Vietnam Briefing - Tax Obligations