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
Vietnam has become one of the most attractive real estate markets in Southeast Asia for foreign buyers, but the rules here work very differently from what you might expect.
The Housing Law 2023 and Land Law 2024, both now in full effect, have reshaped what foreigners can legally purchase and own in this fast-growing country.
We constantly update this blog post to reflect the latest regulations and market conditions in Vietnam.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Vietnam.
Do foreigners have the same rights as locals in Vietnam right now?
Can foreigners legally buy residential property in Vietnam in 2026?
As of early 2026, foreigners can legally buy residential property in Vietnam, but only specific types of housing located within approved commercial projects that are not in restricted defense or security zones.
The property types foreigners are allowed to purchase in Vietnam include apartments, condominiums, villas, and townhouses, but only when these homes are part of licensed residential developments that have been cleared for foreign ownership.
In practical terms, this means that apartments in high-rise buildings are by far the most accessible option for foreigners in Vietnam, while standalone "tube houses" or properties outside approved projects remain off-limits due to separate land-use restrictions.
Another important condition is that the foreign ownership quota in each building or ward must not be exceeded before you can complete your purchase, so you always need to verify availability with the developer first.
We cover all these things in length in our pack about the property market in Vietnam.
Do foreigners have the exact same ownership rights as locals in Vietnam in 2026?
As of early 2026, foreigners in Vietnam have meaningful property rights, but these rights are not identical to what Vietnamese citizens enjoy.
The single most significant difference is that foreign ownership in Vietnam is time-limited to approximately 50 years (with a possible one-time extension), whereas Vietnamese citizens can hold property indefinitely under the land-use-right system.
Where rights are equal, both foreigners and Vietnamese nationals can sell, lease, inherit, and use their property as collateral once they hold valid ownership certificates for eligible units in Vietnam.
Are there any foreigner-only restrictions in Vietnam in 2026?
As of early 2026, there are three main foreigner-only restrictions that affect property ownership in Vietnam: location limits in defense and security areas, ownership quotas per building and ward, and a time-limited ownership term.
The most impactful restrictions foreigners encounter in Vietnam are the ownership caps, which limit foreign buyers to 30% of units in any single apartment building and a maximum of 250 houses per ward-level administrative area.
The official rationale behind these restrictions in Vietnam is to balance attracting foreign investment while ensuring Vietnamese citizens retain majority access to housing and protecting areas deemed sensitive for national security.
The most common legal workaround foreigners use in Vietnam is simply to buy in newer developments where quota availability is confirmed upfront, rather than attempting complex nominee or corporate structures that carry significant legal risk.
Can foreigners buy property freely anywhere in Vietnam, or only specific areas in 2026?
As of early 2026, foreigners in Vietnam can only purchase property in approved commercial housing projects that are not located in restricted zones designated for national defense or security purposes.
The specific areas restricted or off-limits to foreign buyers in Vietnam include border regions, certain islands, land near military installations, and some coastal zones that require additional government approval for foreign sales.
The main reason certain areas in Vietnam are restricted to foreigners is national security, as the government aims to prevent foreign ownership in strategically sensitive locations while still welcoming investment in urban residential developments.
The most popular areas where foreigners commonly purchase property in Vietnam include Ho Chi Minh City neighborhoods like Thao Dien and An Phu in Thu Duc City, District 1, and Binh Thanh, as well as Tay Ho and Cau Giay in Hanoi, and the Son Tra and Ngu Hanh Son districts around Da Nang.
Can foreigners own property 100% under their own name in Vietnam in 2026?
As of early 2026, foreigners in Vietnam can hold property 100% under their own name, provided the unit is in an eligible project and the foreign ownership quota has not been exceeded.
The property types foreigners can register fully under their own name in Vietnam include apartments, condos, villas, and townhouses within approved commercial housing developments, with ownership documented on an official certificate commonly called the "pink book."
The registration process for a foreigner to hold property solely in their name in Vietnam requires a valid passport, proof of legal entry, a notarized sale contract, payment receipts, and submission to local authorities who then issue the ownership certificate after verifying quota compliance.
Is freehold ownership possible for foreigners in Vietnam right now in 2026?
As of early 2026, freehold ownership in the traditional "own the land forever" sense is not available to foreigners in Vietnam, because all land in the country is collectively owned by the people and managed by the State.
The key difference between freehold and leasehold ownership for foreigners in Vietnam is that foreigners receive a time-limited ownership right (typically 50 years, extendable once) for the building structure, rather than permanent land ownership that Vietnamese citizens can effectively hold indefinitely.
The main alternative ownership structure foreigners use in Vietnam is the renewable leasehold, which grants up to 50 years of ownership with a one-time extension possible, giving a potential total of around 100 years depending on circumstances and approval.
Can foreigners buy land in Vietnam in 2026?
As of early 2026, foreigners in Vietnam cannot buy land outright, because the law does not permit private land ownership for any individual, whether Vietnamese or foreign.
In Vietnam, all land types, including residential, agricultural, commercial, and industrial land, are off-limits for direct foreign individual purchase, though foreigners can acquire the structures built on land within approved commercial housing projects.
The most common legal structure foreigners use to control land in Vietnam when direct ownership is restricted is through a properly structured foreign-invested company (FIC) that can lease land-use rights from the State for business or investment purposes, though this is not a simple substitute for buying a home to live in.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Vietnam. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Does my nationality or residency status change anything in Vietnam?
Does my nationality change what I can buy in Vietnam right now in 2026?
As of early 2026, your specific nationality generally does not change what you can buy in Vietnam, because the property ownership rules are based on your status as a foreigner rather than which country issued your passport.
Vietnam does not maintain a public list of banned nationalities for property purchases, though buyers from countries under international sanctions may face practical banking and transaction barriers.
Overseas Vietnamese (Viet Kieu) who can prove their Vietnamese origin receive significantly expanded rights under the 2024 Land Law, with ownership privileges nearly on par with domestic citizens, which represents a major advantage over other foreign buyers in Vietnam.
Do EU/US/UK citizens get easier property access in Vietnam?
EU, US, and UK citizens do not receive preferential legal treatment for property purchases in Vietnam, because the ownership framework is based on foreigner status rather than bilateral agreements with specific countries.
EU citizens in Vietnam have no formal advantages over other foreign buyers in terms of property rights, quotas, or ownership duration under Vietnamese housing and land laws.
US and UK citizens similarly receive no special legal privileges in Vietnam, though they may find practical advantages like easier banking relationships with international lenders such as HSBC or Standard Chartered and more familiar documentation processes in expat-heavy neighborhoods like Thao Dien or Tay Ho.
If you're American, we have a dedicated blog article about US citizens buying property in Vietnam.
Can I buy property in Vietnam without local residency?
Non-residents and tourist-visa holders can legally purchase property in Vietnam as long as they meet the basic eligibility requirements: a valid foreign passport and proof of legal entry into the country.
Residents with work permits or temporary residence cards in Vietnam have a significant practical advantage over non-residents because they can more easily access local bank mortgages, which typically require stable, verifiable income documented within the Vietnamese financial system.
Tourist-visa holders buying property in Vietnam must provide the same core documentation as any foreign buyer, including passport, entry stamp, sale contract, and payment proof, but they will almost certainly need to purchase with cash or arrange offshore financing since local banks rarely approve mortgages without resident-level income verification.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Vietnam here.
Buying real estate in Vietnam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What are the biggest legal grey areas for foreigners in Vietnam?
What are the biggest legal grey zones for foreigners in Vietnam in 2026?
As of early 2026, there are three main legal grey zones affecting foreign property buyers in Vietnam: uncertainty around quota status in older buildings, unclear boundaries of defense and security restricted areas, and mismatched expectations about what "ownership" actually means.
The single most risky grey zone foreigners encounter in Vietnam is buying a unit where the foreign quota has already been reached or nearly reached, because discovering this after signing a deposit agreement can leave you with no legal path to complete the purchase.
The best precaution a foreigner can take to avoid legal grey zones in Vietnam is to request written confirmation of quota availability from the developer or building management before signing anything, and to engage an independent Vietnamese lawyer to verify project eligibility and title status.
We have built our property pack about Vietnam with the intention to clarify all these things.
Can foreigners safely buy property using a local nominee in Vietnam?
Using a local nominee to hold property in Vietnam is widely considered a high-risk arrangement, because side agreements that conflict with mandatory ownership rules may be difficult or impossible to enforce when disputes arise.
The main legal risk of using a local nominee who is not a spouse in Vietnam is that the nominee becomes the legal owner on paper, and if they decide to sell, mortgage, or simply refuse to transfer the property back to you, Vietnamese courts may not enforce your private agreement.
Buying through a Vietnamese spouse can provide more legal protection if the marriage is genuine and the ownership structure is properly documented, but it introduces family-law and inheritance complexities that require careful planning with a qualified lawyer.
Buying property through a locally registered company in Vietnam is legally possible for certain investment purposes, but it triggers different compliance, tax, and exit requirements and is not a simple workaround for an individual wanting to buy a home to live in.
What happens if a foreigner dies owning property in Vietnam?
When a foreigner dies owning property in Vietnam, the inheritance process generally follows Vietnamese law, which means heirs will need to navigate local court procedures with notarized, legalized, and translated documentation proving their right to inherit.
Foreign heirs inheriting property in Vietnam must typically provide a death certificate, proof of heirship such as a will or family registry, and have all documents apostilled or consularly legalized and officially translated into Vietnamese before submitting to local authorities.
If the foreign heir also cannot legally own property in Vietnam under the Housing Law rules, they may inherit the asset but be required to sell it and receive the proceeds rather than hold it indefinitely.
The most common inheritance complication foreigners encounter in Vietnam is the lack of advance planning, so having a properly drafted will that addresses Vietnamese property specifically and engaging a local notary before any health issues arise can prevent costly delays and disputes.
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.
Can foreigners realistically get a mortgage in Vietnam in 2026?
Do banks give mortgages to foreigners in Vietnam in 2026?
As of early 2026, banks in Vietnam do offer mortgages to foreigners, but approval is selective and typically limited to those who can document stable income, strong credit history, and legal residency, with loan amounts often reaching up to 70% of property value (around 2 billion to 5 billion VND, or roughly 80,000 to 200,000 USD / 75,000 to 185,000 EUR for typical apartments).
The main eligibility requirements banks impose on foreign mortgage applicants in Vietnam include proof of legal residency or work permit, verifiable income (ideally paid into a Vietnamese bank account), a clean credit profile, and full documentation of the property's legal status including quota confirmation.
You can also read our latest update about mortgage and interest rates in Vietnam.
Are mortgage approvals harder for non-residents in Vietnam in 2026?
As of early 2026, mortgage approvals in Vietnam are significantly harder for non-residents compared to residents, with our estimate suggesting non-residents have roughly a 10 to 20% chance of approval from a Vietnamese bank unless they have an exceptional relationship with an international lender.
The typical difference in loan terms between residents and non-residents in Vietnam is that residents may access up to 70% loan-to-value (requiring a 30% down payment of around 1.5 billion VND or 60,000 USD / 55,000 EUR on a 5 billion VND property), while non-residents often face stricter requirements or outright denial.
Non-residents in Vietnam must typically provide additional documentation that residents do not, including proof of offshore income sources, international credit reports, and sometimes a larger down payment or collateral outside of Vietnam to compensate for the bank's higher perceived risk.
We have a whole document dedicated to mortgages for foreigners in our Vietnam real estate pack.
Get fresh and reliable information about the market in Vietnam
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Are foreigners protected by the law in Vietnam during disputes?
Are foreigners legally protected like locals in Vietnam right now?
Foreigners in Vietnam have access to the same court system and dispute resolution mechanisms as Vietnamese citizens for property matters, meaning the law does not formally discriminate against foreign owners in housing disputes.
Both foreigners and locals in Vietnam share equal legal rights to file lawsuits, request court injunctions, and seek compensation for contract breaches or property damage under the Housing Law and Civil Procedure Code.
The main legal protection gap foreigners face in Vietnam is practical rather than formal: language barriers, unfamiliarity with local procedures, and the time and cost of navigating a court system designed around Vietnamese-language documentation can make enforcement more challenging for foreign owners.
The most important legal safeguard a foreigner should put in place before buying property in Vietnam is a bilingual, notarized sale contract reviewed by an independent Vietnamese lawyer, with clear clauses covering handover conditions, payment schedules, and dispute resolution mechanisms.
Do courts treat foreigners fairly in property disputes in Vietnam right now?
Vietnam's court system is law-based and does not formally discriminate against foreigners in property disputes, though practical outcomes depend heavily on the quality of your documentation and legal representation.
The typical duration for a foreigner to resolve a property dispute through Vietnamese courts ranges from 6 months to 2 years for first-instance proceedings, with costs including court fees (around 5% of disputed value) and legal representation fees that can range from 50 million to 200 million VND (roughly 2,000 to 8,000 USD / 1,850 to 7,400 EUR) depending on complexity.
The most common type of property dispute foreigners bring to court in Vietnam involves developer delays in handing over units or issuing ownership certificates, followed by disagreements over construction quality and contract terms.
Alternative dispute resolution options for foreigners in Vietnam include commercial arbitration through the Vietnam International Arbitration Center (VIAC) and the newly established International Arbitration Centre within the International Financial Centre in Ho Chi Minh City and Da Nang, which offers a more internationally familiar process for qualifying disputes.
We cover all these things in our list of risks and pitfalls people face when buying property in Vietnam.
We made this infographic to show you how property prices in Vietnam compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What do foreigners say after buying in Vietnam in 2026?
Do foreigners feel treated differently during buying in Vietnam right now?
Based on market feedback and our research, an estimated 40 to 50% of foreign buyers in Vietnam report feeling treated somewhat differently during the purchasing process, mostly due to additional documentation requirements and longer processing times rather than outright discrimination.
The most commonly reported way foreigners feel treated differently by sellers or agents in Vietnam is being steered exclusively toward projects with confirmed foreign quota availability, which can limit choices but also protects buyers from legal complications down the line.
The most commonly reported positive experience foreigners have during the buying process in Vietnam is working with professional developers in expat-heavy areas like Thao Dien, Tay Ho, or Da Nang who have streamlined English-language sales processes and dedicated foreign buyer support teams.
Find more real-life feedbacks in our our pack covering the property buying process in Vietnam.
Do foreigners overpay compared to locals in Vietnam in 2026?
As of early 2026, foreign buyers who do not negotiate carefully in Vietnam can realistically overpay by around 3 to 8% compared to well-informed local buyers for similar units, which translates to roughly 150 million to 400 million VND (about 6,000 to 16,000 USD / 5,500 to 14,800 EUR) on a typical 5 billion VND apartment.
The main reason foreigners end up paying more than locals in Vietnam is not language barrier alone, but the concentration of foreign demand in quota-limited projects where developers and agents can charge a "convenience premium" for handling the additional compliance steps and English-language paperwork.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Vietnam, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Vietnam Government Legal Portal (Decree 95/2024) | Official government portal publishing binding legal texts. | We used it to confirm the current implementing decree and its effective date. We anchored all foreign ownership quota and duration rules to this official source. |
| Vietnam Government Legal Portal (Land Law 31/2024) | Official record for a law passed by the National Assembly. | We used it to ground the key principle that land is not privately owned in Vietnam. We mapped this to what foreigners can and cannot "own" in practice. |
| Thu Vien Phap Luat (Housing Law English) | One of Vietnam's most widely used legal databases with English versions. | We used it to corroborate English phrasing of ownership rules. We cross-referenced foreign-related articles on areas, transactions, and disputes. |
| LuatVietnam (Decree 95/2024 English) | Professional legal translation source commonly used by investors. | We used it to triangulate what Decree 95 says in practice for foreigners. We aligned quota details and duration extension procedures with official sources. |
| HSBC Vietnam | Global bank with local operations and publicly stated products. | We used it to support the claim that major banks actively market mortgages to qualifying foreigners. We treated it as evidence of availability, not universal approval. |
| Standard Chartered Vietnam | Major international bank with formal credit process disclosures. | We used it to explain why non-residents typically struggle with mortgage approval. We referenced their documentation-heavy underwriting process. |
| CBRE Vietnam | Leading global real estate consultancy with consistent research methodology. | We used it to reflect where foreigners commonly buy in Vietnam. We relied on it for market behavior context, not legal definitions. |
| Savills Vietnam | Top-tier global brokerage with published periodic reports. | We used it to triangulate popular foreign buyer neighborhoods and pricing patterns. We treated it as market texture, not legal authority. |
| Global Property Guide | Independent research platform covering residential markets worldwide. | We used it for mortgage rate trends and lending practice insights. We cross-checked their findings with bank product pages. |
| Law.Asia | Legal publication covering arbitration developments across Asia. | We used it to explain dispute resolution options for foreigners in Vietnam. We relied on their analysis of the 2025 court system reforms. |
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.