Can foreigners buy land 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.

Can foreigners legally purchase land in Vietnam?

No, foreigners cannot legally purchase land outright in Vietnam, but they can acquire land use rights for specific residential properties.

Vietnam's constitution establishes that all land belongs to the Vietnamese state and cannot be privately owned by non-citizens. However, the government allows foreigners to obtain long-term land use rights through leasehold agreements for apartments and houses within approved residential projects.

These land use rights typically last for 50 years and can be renewed for another 50 years, providing foreign buyers with substantial property control. The leasehold system gives foreigners the right to use, transfer, lease, mortgage, and inherit the property during the lease term.

As of September 2025, this legal framework remains the primary way for foreigners to acquire property rights in Vietnam's residential market.

Are there restrictions on the type of land foreigners can buy in Vietnam?

Yes, significant restrictions limit foreigners to specific property types within approved residential developments only.

Foreigners can only purchase apartments and houses that are part of government-approved commercial residential projects. Agricultural land, standalone plots, and undeveloped land are completely off-limits to foreign individual buyers.

Properties near national borders or in areas deemed sensitive for national security are also prohibited for foreign ownership. Traditional standalone houses that are not part of commercial developments cannot be purchased by foreigners under current regulations.

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

Commercial and industrial land access requires foreigners to establish a Vietnamese company or foreign-invested enterprise, which involves different legal procedures and requirements.

What is the maximum amount of land a foreigner can own in Vietnam?

Foreigners face strict ownership quotas that vary by property type and location within approved residential projects.

Property Type	Maximum Ownership Quota	Additional Details
Apartments	30% per building	No limit on number of buildings
Landed Houses	250 units per administrative ward	Approximately 10% per project
Condominiums	30% per building complex	Applies to entire development
Townhouses	250 units per ward	Within approved projects only
Villas	250 units per ward	Must be in commercial developments

Do foreigners need a Vietnamese partner to buy land?

No, foreigners do not need a Vietnamese partner for residential property purchases in approved projects, but they do for commercial land access.

For apartments and houses within government-approved residential developments, foreigners can purchase directly without requiring a local partner or joint venture structure. The transaction can be completed independently as long as ownership quotas are not exceeded.

However, accessing commercial or industrial land requires foreigners to form a joint venture with Vietnamese partners or establish a foreign-invested enterprise. Using nominee structures where property is purchased in another person's name is not legally protected and involves significant risks.

Individual foreign buyers can complete residential transactions through direct ownership of land use rights without local partnerships.

What are the legal requirements for foreigners to buy land in Vietnam?

Foreign buyers must meet specific legal requirements including valid documentation, approved project selection, and proper payment channels.

The primary requirement is possessing a valid foreign passport, as Vietnamese citizenship disqualifies buyers from foreign ownership quotas. Purchases must be made within government-approved projects designated for foreign ownership.

Payment must typically be processed through a Vietnamese bank account, and all transactions require proper documentation including notarized purchase contracts and proof of payment. The property must not exceed the ownership quotas for the specific building or administrative ward.

Foreign buyers must also ensure the selected property has clear title documentation and is not located in restricted areas near borders or sensitive zones.

Legal compliance includes registering land use rights and obtaining the official ownership certificate known as the "Pink Book."

Do foreigners need to live in Vietnam to buy land?

No, foreigners do not need to reside in Vietnam or hold any specific visa or residency status to purchase property.

Vietnamese property laws allow foreign buyers to purchase land use rights regardless of their residency status, provided they have a valid foreign passport and comply with ownership quotas. There are no requirements for minimum stay periods, work permits, or long-term visas.

Non-resident foreigners can complete property transactions from abroad through proper legal representation and banking channels. The purchase process does not require physical presence in Vietnam for the entire transaction, though some steps may be more efficient with local presence.

This policy makes Vietnam accessible to international property investors who may not plan to relocate but want to invest in Vietnamese real estate markets.

What types of properties can foreigners buy in Vietnam?

Foreigners can purchase apartments, condominiums, and houses within commercial residential developments, but not agricultural or standalone properties.

1. **Eligible Properties:** - Apartments in high-rise buildings - Condominiums in approved complexes - Houses within commercial residential projects - Townhouses in approved developments - Villas in commercial residential projects2. **Prohibited Properties:** - Agricultural land of any type - Standalone houses not in commercial projects - Undeveloped land plots - Properties near national borders - Land in areas sensitive for national security3. **Commercial Properties:** - Office buildings (through company entity only) - Retail spaces (through Vietnamese entity) - Industrial land (foreign-invested enterprise required)

The key distinction is that eligible properties must be part of government-approved commercial residential developments rather than traditional individual properties.

Is there a specific process foreigners need to follow to buy land in Vietnam?

Yes, foreigners must follow a regulated process including project selection, due diligence, contract signing, payment, and registration.

The process begins with selecting an approved project and specific property that falls within foreign ownership quotas. Buyers must conduct thorough due diligence on both the developer's credentials and the property's title documentation to ensure legal compliance.

Contract signing requires notarization, and payment must be processed through a Vietnamese bank account with proper documentation. The final step involves registering land use rights with Vietnamese authorities and obtaining the official "Pink Book" ownership certificate.

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

Each step must be completed in sequence with proper legal documentation to ensure valid ownership transfer and compliance with Vietnamese property regulations.

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.

Are there specific taxes and fees for foreigners buying land in Vietnam?

Yes, foreign buyers face several taxes and fees that typically total 12-18% above the base property price.

Tax/Fee Type	Rate	Applied To
Value Added Tax (VAT)	10%	Property purchase price
Registration Tax	0.5%	Property purchase price
Annual Land Use Tax	0.03% - 0.15%	Property value (ongoing)
Administrative Fees	1.5% - 7.5%	Various transaction costs
Legal and Notary Fees	Variable	Contract processing

These costs are the same for both foreign and domestic buyers, with no additional penalties for foreign ownership.

What documentation do foreigners need when purchasing land in Vietnam?

Foreign buyers must provide specific documentation including passport verification, financial proof, and notarized agreements.

1. **Required Primary Documents:** - Valid foreign passport (original and certified copies) - Notarized sales agreement with developer - Proof of payment from Vietnamese bank account - Property title documents from seller - Certificate of foreign ownership eligibility2. **Financial Documentation:** - Bank statements showing fund sources - Foreign currency exchange records - Money transfer documentation into Vietnam - Tax compliance certificates from home country - Income verification documents3. **Legal Documentation:** - Power of attorney if using legal representation - Translated documents with certified translations - Property inspection and valuation reports - Developer's business registration certificates - Project approval documentation from authorities

Most transactions do not require proof of Vietnamese residency, work permits, or local tax registration for foreign buyers.

Are there financing options for foreigners buying land in Vietnam?

Mortgage options for foreigners are extremely limited, with most transactions requiring cash or overseas fund transfers.

Vietnamese banks primarily offer mortgages to residents, those with Vietnamese spouses, or through specialized offshore lending arrangements. Most foreign buyers complete transactions using cash or funds remitted from overseas accounts into Vietnamese banks.

Some international banks with Vietnamese operations may provide financing to high-net-worth clients, but these options typically require substantial down payments and higher interest rates than domestic mortgages.

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

Foreign buyers should plan for full cash transactions or arrange offshore financing through their home country banks before beginning the purchase process in Vietnam.

Can foreigners resell or lease land in Vietnam after purchasing?

Yes, foreigners can resell and lease properties acquired under leasehold agreements, provided they comply with ownership quotas and project regulations.

Foreign owners have the right to transfer their land use rights to other foreigners or Vietnamese citizens during the lease term. Resale transactions must ensure that foreign ownership quotas in the building or ward are not exceeded if selling to another foreigner.

Leasing rights allow foreign owners to rent their properties to both Vietnamese and foreign tenants for both short-term and long-term arrangements. Property management and rental income are fully permitted under Vietnamese law.

Upon expiration of the 50-year lease term, land use rights revert to the Vietnamese state unless renewal is approved and processed according to prevailing regulations at that time.

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. BambooRoutes - Buy Land Vietnam
2. VisReal - Can Foreigners Buy Property in Vietnam Latest Regulations
3. BambooRoutes - Vietnam Own Land Foreigners
4. BambooRoutes - Buying Land Vietnam Foreigner
5. VN Economy - Foreign Ownership Limits Set for Vietnamese Property
6. Vietnam Briefing - Vietnam Housing Law Draft Decree Guidelines
7. Move to Asia - Buy Land Foreigner
8. BambooRoutes - Vietnam Foreign Property Ownership