Can foreigners own more than one property 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 own property in Vietnam at all?

Yes, foreigners can legally own property in Vietnam under the current Housing Law regulations.

Foreign nationals are permitted to purchase apartments in condominium buildings and individual houses within approved residential developments. This ownership applies to any foreigner legally entering Vietnam, regardless of visa type, including tourists, business visitors, or residents.

However, ownership comes with significant restrictions regarding the type of property, quantity limits, and lease duration. All foreign property ownership operates under a leasehold system rather than freehold ownership, with land remaining under state control.

As of September 2025, these regulations remain stable, providing foreign investors with clear legal pathways to property ownership in Vietnam's growing real estate market.

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

What are the specific restrictions for foreign property ownership in Vietnam?

Foreign property ownership in Vietnam operates under strict quota systems and property type limitations.

The primary restrictions include percentage caps on foreign ownership within each development, geographical limitations by administrative ward, and prohibition of direct land ownership. Foreigners cannot own agricultural land, standalone land plots, or properties outside designated residential projects.

All foreign-owned properties operate under 50-year renewable leases rather than permanent ownership. The Vietnamese government maintains control over land use rights, meaning foreigners acquire building ownership but not the underlying land.

Property transfers and sales require government approval, and foreign owners must comply with annual tax filings for rental income or capital gains. These restrictions ensure Vietnamese nationals maintain primary access to the domestic property market while allowing controlled foreign investment.

How much of a building or development can be owned by foreigners?

Foreign ownership is capped at 30% of total units in any condominium building or block.

This 30% limit applies to each individual building within a larger development, not the entire project. For example, if a development contains five buildings with 100 units each, foreigners can own up to 30 units in each building, totaling 150 units across the project.

The quota is calculated based on completed and registered units, not units under construction. Developers must track foreign ownership percentages and cannot sell additional units to foreigners once the 30% threshold is reached in any building.

This restriction ensures Vietnamese citizens maintain majority ownership in residential developments while allowing significant foreign investment to support the construction and real estate sectors.

Are there limits to how many properties a foreigner can own?

There is no specific limit on the total number of properties a single foreigner can own across Vietnam.

However, practical limitations exist through the quota systems for each property type and location. For condominiums, foreigners are restricted by the 30% limit per building, meaning ownership depends on available quota in each development. For landed houses, the limit is 250 foreign-owned units per administrative ward across all residential projects in that area.

A wealthy foreign investor could theoretically own multiple properties in different wards, different buildings, or different cities, as long as each purchase complies with local quota restrictions. The constraints are geographical and project-specific rather than individual ownership caps.

These regulations allow substantial foreign investment while preventing any single nationality or individual from dominating local property markets. Foreign companies operating in Vietnam may have different ownership rights based on their investment certificates.

Can a foreigner buy land in Vietnam?

No, foreigners cannot directly purchase or own land in Vietnam under current law.

All land in Vietnam remains state-owned, and foreigners are prohibited from acquiring land use rights independently. Foreign property ownership is limited to buildings and structures on leased land within approved residential developments.

When foreigners purchase apartments or houses, they acquire building ownership rights with an attached 50-year land use lease. This lease can typically be renewed for additional 50-year periods, but the land itself never transfers to foreign ownership.

The only exception applies to overseas Vietnamese nationals and foreigners married to Vietnamese citizens, who may gain expanded ownership rights similar to local citizens. For all other foreigners, property investment must focus on buildings rather than land acquisition.

What are the requirements for a foreigner to purchase property in Vietnam?

Requirement Category	Specific Requirement	Documentation Needed
Legal Status	Valid entry to Vietnam	Passport with valid visa or entry stamp
Property Type	Approved residential project only	Developer's sales permit and project approval
Ownership Quota	Within foreign ownership limits	Building/ward ownership percentage verification
Financial Proof	Ability to pay purchase price	Bank statements or financing pre-approval
Legal Compliance	Property purchase contract	Notarized sales agreement in Vietnamese
Registration	Property ownership certificate	Application to local housing authority
Tax Registration	VAT and fee payment	Tax payment receipts and registration

Do foreigners need a special visa or permit to buy property?

No special investment visa or residence permit is required for foreigners to purchase property in Vietnam.

Any foreigner legally entering Vietnam can buy property, including tourists on visitor visas, business travelers, or long-term residents. The Vietnamese government does not require minimum investment amounts or specific visa categories for property ownership.

However, foreigners must maintain legal status in Vietnam during the purchase process and property ownership period. This means keeping valid visa status and complying with immigration requirements, though the property purchase itself does not grant any immigration benefits.

The accessible visa requirements make Vietnam attractive for international property investors compared to countries requiring significant investment visa commitments or residency programs.

What is the maximum percentage of foreign ownership allowed in a property development?

The maximum foreign ownership percentage varies by property type within each development.

For condominium buildings, foreign ownership is capped at 30% of total units in each individual building or block. For landed houses within residential developments, the limit is 250 foreign-owned units per administrative ward, which typically encompasses multiple projects.

These percentages are calculated based on completed and registered units, not total planned development. Each building in a multi-building project has its own 30% foreign ownership quota, allowing higher overall foreign participation in large mixed developments.

Developers must track and report foreign ownership levels to local authorities and cannot exceed these limits regardless of market demand. Once quotas are filled, additional units can only be sold to Vietnamese citizens.

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

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 different rules for condominiums versus landed property?

Yes, condominiums and landed properties operate under different foreign ownership rules and restrictions.

Condominium apartments have a 30% foreign ownership limit per building, calculated by unit count rather than floor area. This allows clear tracking and enforcement of foreign ownership quotas within each residential tower or building block.

Landed houses, including villas and townhouses, face a 250-unit limit per administrative ward across all residential projects in that geographical area. This ward-based restriction means foreign ownership of houses is cumulative across different developments within the same neighborhood.

Both property types operate under 50-year renewable leases and face identical tax structures, but the quota calculation methods create different investment opportunities and constraints for foreign buyers in each property category.

What taxes or fees are associated with purchasing property as a foreigner?

1. **Value Added Tax (VAT):** 10% of the property purchase price for new properties2. **Registration Fee:** 0.5% of the property value paid to local housing authorities3. **Notary and Administrative Fees:** 0.05% to 0.1% of property value plus various processing charges4. **Legal and Translation Costs:** Approximately $200 to $500 for contract translation and legal review5. **Annual Land Use Tax:** 0.03% of property value per year (very minimal for residential properties)

Are there restrictions on selling property owned by foreigners?

Foreigners can sell their Vietnamese properties to both Vietnamese nationals and other eligible foreigners.

Property sales require government approval through local housing authorities and must comply with prevailing foreign ownership quotas. When selling to another foreigner, the buyer must fit within the 30% building quota for condominiums or 250-unit ward limit for houses.

Sales to Vietnamese citizens face fewer restrictions and help free up foreign ownership quota for other international buyers. The seller must pay 2% personal income tax on the sale proceeds, calculated on the transaction value.

Property transfers typically take 15-30 days for processing and require updated ownership certificates. Foreign sellers must maintain legal status in Vietnam during the sale process or appoint a local legal representative.

Can foreigners rent out the property they own in Vietnam?

Yes, foreigners can legally rent out their Vietnamese properties for rental income.

Foreign property owners must register their rental activities with local tax authorities and obtain necessary business licenses for commercial rental operations. Rental income is subject to Vietnamese personal income tax at progressive rates from 5% to 35%.

Short-term rental platforms like Airbnb require additional permits and compliance with tourism regulations in major cities like Ho Chi Minh City and Hanoi. Long-term residential rentals face fewer regulatory requirements but still require proper tax registration.

Annual tax filings are mandatory for all rental income, and foreign owners should maintain detailed records of rental receipts and expenses. Proper compliance ensures legal rental operations and protects the property investment.

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 Property Ownership Laws for Foreigners - Everything You Need to Know
2. Unlocking Property Ownership: A Comprehensive Guide to Vietnam's Foreign Property Laws
3. Foreign Ownership Limits Set for Vietnamese Property Market
4. Foreign Ownership Guide - Best Real Estate HCM
5. Draft Decree Sets Foreign Ownership Limit at Apartment Buildings
6. Foreign Ownership Limit in Public Companies Involving Real Estate Business in Vietnam
7. Clarifying Rules on Foreign Property Ownership
8. Vietnam Housing Law: Draft Decree Guidelines on Foreign Property Ownership
9. Vietnam Foreign Property Ownership - InvestAsian
10. Legal Requirements for Foreign Investors Buying Property in Vietnam