Vietnam foreign ownership quota: how to check a building?

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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.

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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 is the legal foreign ownership quota for apartments in Vietnamese buildings?

The legal foreign ownership quota for apartments in Vietnam is maximum 30% of total units in any condominium building.

This 30% limit applies to individual foreign nationals and is established under Vietnam's Housing Law 2014 and Decree 99/2015. The quota calculation is based on the total number of units in the building, not floor area like in some other countries.

For buildings with 100 units, foreigners can own maximum 30 apartments. Buildings with 50 units allow maximum 15 foreign-owned units. This quota applies to the entire building throughout its lifetime, regardless of when units are sold.

The quota restriction applies only to foreign individuals. Vietnamese citizens and Vietnamese companies can own the remaining 70% of units without quota limitations.

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

How can I find the total number of units in a specific Vietnamese building?

The total number of units in a Vietnamese building is documented in the construction permit and building completion certificate issued by the Department of Construction.

You can obtain this information directly from the developer during the sales process, as they must provide building specifications including total unit count. The construction permit clearly states the approved number of residential units for the project.

The local Department of Construction maintains records of all approved buildings with unit counts. You can request verification directly from this government office by providing the building address and project name.

Property management companies also maintain official records of total units, including detailed breakdowns by floor and unit type. Request this information in writing from the building management office.

How do I check how many units are already sold to foreigners?

You can check foreign-owned units by requesting an ownership status report from the Property Registration Office (Văn phòng Đăng ký Quyền sử dụng đất).

The developer or sales agent should provide a written statement showing current foreign ownership numbers and remaining quota availability. This document should include names of foreign owners and unit numbers they own.

Property Registration Offices maintain detailed records of all ownership transfers, including foreign ownership status for each unit. Request a comprehensive ownership report for the specific building address.

Building management boards can also provide current foreign ownership statistics, as they track all ownership changes for maintenance fee collection and building administration purposes.

Can I get official confirmation of remaining foreign quota availability?

Yes, you can and should request official written confirmation of remaining foreign quota availability before signing any purchase agreement.

Issuing Authority	Document Type	Validity Period
Developer/Sales Company	Quota availability certificate	30-60 days
Property Registration Office	Official ownership report	Current at issuance date
Department of Construction	Building registration status	Current record verification
Building Management Board	Foreign ownership statement	Monthly updates available
Legal representative	Due diligence report	Prepared for specific transaction

How often do developers update foreign ownership quota status?

Developers and building management should update foreign ownership quota status with each completed sale transaction involving foreign buyers.

Most professional developers provide quarterly quota status updates to potential buyers and real estate agents. Some high-end projects offer monthly updates, especially during active sales periods.

Property Registration Offices update ownership records immediately upon completion of legal ownership transfer procedures. These records reflect the most current foreign ownership status for any building.

Building management boards typically maintain current records and can provide updated quota status within 1-2 business days of your request, as they track all ownership changes for administrative purposes.

Is there a government registry to verify quota independently?

Yes, the Property Registration Office (Văn phòng Đăng ký Quyền sử dụng đất) maintains official government records of all property ownership including foreign quota status.

You can visit the Property Registration Office in the district where the building is located to request ownership verification documents. Bring the building address, project name, and specific unit number for fastest service.

The Department of Construction also maintains building registration records including approved foreign ownership quotas for each registered condominium project in their jurisdiction.

Online property databases are being developed in major cities like Ho Chi Minh City and Hanoi, though complete implementation varies by location as of September 2025.

Who should I contact to confirm current quota status?

Contact the Property Registration Office in the district where the building is located for the most authoritative quota status confirmation.

1. **Property Registration Office**: Official government records of all ownership transfers2. **Developer's sales office**: Current quota availability for new sales3. **Building Management Board**: Updated ownership records for completed buildings4. **Department of Construction**: Building registration and quota verification5. **Licensed real estate lawyer**: Independent verification and legal advice

Always request written confirmation rather than accepting verbal assurances about quota availability. Government offices typically charge small fees for official documentation.

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

Will my ownership be properly registered under the foreign quota?

Your ownership will be properly registered under the foreign quota if all documentation requirements are met and quota availability is confirmed before purchase.

The Property Registration Office issues a Certificate of Ownership (Giấy chứng nhận quyền sử dụng đất) that clearly indicates foreign ownership status when registration is completed correctly.

Your name will appear on the official ownership certificate with foreign national designation, providing legal protection under Vietnamese law for your property rights within the 30% quota.

Registration typically takes 15-30 days after submitting all required documents including purchase contract, foreign exchange certificates, and quota confirmation documents.

What documents prove the unit is within foreign quota before signing?

Request these essential documents before signing any purchase agreement to verify foreign quota eligibility.

1. **Written quota availability certificate** from developer or Property Registration Office2. **Current ownership status report** showing foreign-owned units in the building 3. **Building registration certificate** with total unit count from Department of Construction4. **Foreign exchange transaction certificates** proving overseas money transfer5. **Purchase agreement draft** specifying foreign quota registration commitment6. **Legal due diligence report** from independent lawyer verifying quota status

Never proceed without written confirmation that your specific unit falls within the available foreign ownership quota. Verbal promises are not legally binding in Vietnamese property transactions.

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What happens if the foreign quota is already full?

If the 30% foreign quota is full, you cannot purchase the unit as an individual foreign national under your own name.

You may consider purchasing through a Vietnamese company structure where foreign ownership is limited to below 49% of company shares, though this requires legal advice and ongoing compliance obligations.

Long-term lease arrangements up to 50 years are available for some properties, though this provides different rights compared to full ownership and may have restrictions on subletting or resale.

Some developers offer waiting lists for quota availability if current foreign owners decide to sell their units, creating new quota space for foreign buyers.

How can I verify recent foreign ownership transactions in the building?

Request recent transaction records from the Property Registration Office to confirm that foreign ownership registrations are still being processed for the building.

The developer or building management can provide examples of recent foreign ownership transfers, including approximate dates and unit numbers (without disclosing personal information).

Check with local real estate agents who specialize in the area, as they often maintain records of recent foreign buyer transactions and can verify ongoing foreign ownership activity.

Your legal representative can conduct official searches of recent ownership transfers at the Property Registration Office to confirm foreign ownership registrations are current and active.

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

How do I ensure quota information accuracy beyond verbal promises?

Always demand written documentation from official sources rather than accepting verbal assurances about foreign ownership quota availability.

Verification Method	Official Source	Documentation Required
Government record check	Property Registration Office	Official ownership report
Independent legal review	Licensed property lawyer	Due diligence report
Developer confirmation	Sales company/developer	Written quota certificate
Building records verification	Management board	Current ownership statistics
Construction department check	Department of Construction	Building registration status

Cross-reference information from multiple sources to identify any discrepancies. If different sources provide conflicting quota information, investigate further before proceeding with purchase.

Hire an independent licensed real estate lawyer to verify all quota-related documentation and provide written confirmation of foreign ownership eligibility for your specific unit.

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 Law Magazine - Housing Law 2014 Foreign Ownership
2. Viet Tonkin Legal - Decree 99/2015 Housing Ownership
3. Saigon Partners - Foreign Ownership Vietnam Real Estate
4. Indochine Counsel - Foreign Property Ownership Vietnam
5. Mana Partners - Vietnam Foreign Property Guide
6. DFDL - Vietnam Property Law Foreign Ownership
7. Apolat Legal - Vietnam Real Estate Regulations
8. Dezan Shira - Vietnam Foreign Property Ownership