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
Yes, foreigners can get a mortgage in Vietnam, but approval depends heavily on your residency status and local income documentation.
Banks in Vietnam are selective, and most successful foreign borrowers are expats with work permits and stable local salaries.
We constantly update this blog post to reflect the latest rules and bank practices 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.
Can foreigners get a mortgage in Vietnam right now?
Can a foreigner get a residential mortgage in Vietnam right now?
Yes, foreigners can get a residential mortgage in Vietnam, but it is selective and depends on having both legal ownership rights and strong documentation to satisfy bank underwriting requirements.
Expats with a temporary residence card and a work permit typically have the easiest path to mortgage approval in Vietnam because banks view these documents as proof of stable, verifiable income.
The most common restriction banks impose on foreign applicants in Vietnam is requiring proof of local income, usually through Vietnam payroll deposits, since remote or foreign-only income is much harder for lenders to verify and trust.
By the way, we have a whole document dedicated to mortgages for foreigners in our property pack about Vietnam.
Can I get a mortgage in Vietnam without residency?
In most cases, no, you cannot get a mortgage in Vietnam without residency because mainstream banks require a legal presence in the country to ensure enforceability and income continuity.
The residency statuses that typically qualify for a mortgage in Vietnam include holders of a temporary residence card combined with a work permit, or long-stay visa holders who have established a local banking footprint.
For applicants without permanent residency in Vietnam, banks commonly impose additional requirements such as larger down payments, more extensive income documentation, and proof of a stable local bank account history.
By the way, we've written a blog article detailing residency and citizenship options that exist when you buy property in Vietnam.
Do banks require a local work contract in Vietnam right now?
In most successful foreigner mortgage cases in Vietnam, yes, banks effectively require a local work contract because they prioritize Vietnam payroll deposits and employer verification as proof of income stability.
If you do not have a local work contract, banks in Vietnam may accept alternative proof such as audited business financials, consistent foreign income transferred into a Vietnamese bank account, or substantial cash reserves, though approval becomes significantly harder.
When a local work contract is present, banks in Vietnam usually prefer to see at least 6 to 12 months of employment history to confirm income stability before approving a mortgage.
Can self-employed foreigners qualify for a mortgage in Vietnam?
Self-employed foreigners can qualify for a mortgage in Vietnam, but it is significantly harder because banks struggle to verify irregular or cross-border income as reliably as local payroll.
Banks in Vietnam typically require self-employed applicants to provide at least 12 to 24 months of audited or consistent income statements, along with a larger down payment and substantial cash reserves to compensate for the perceived risk.
Is foreign income accepted for mortgages in Vietnam right now?
Foreign income is sometimes accepted for mortgages in Vietnam, mostly by international banks or through specific programs, but your approval odds improve significantly if you route that income into a Vietnamese bank account regularly.
When an applicant earns income abroad, banks in Vietnam typically require additional documentation such as translated and notarized employment contracts, tax returns from the source country, and several months of bank statements showing consistent transfers into Vietnam.
Can I buy a primary home (and an investment property?) with a mortgage in Vietnam as a foreigner?
Yes, foreigners can generally obtain a mortgage for a primary home in Vietnam, and this is the most straightforward scenario because banks are more comfortable financing a property you will actually live in.
Getting a mortgage for an investment property in Vietnam as a foreigner is more difficult because banks view rental income as less reliable and consider investment purchases higher risk, often requiring larger down payments or declining such applications altogether.
If you're buying for investment, you might want to check our blog article about buying and renting out in Vietnam.
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.
What are the eligibility rules banks actually use in Vietnam?
What minimum monthly income do I need in Vietnam as of 2026?
As of early 2026, banks in Vietnam typically require a minimum monthly income of around 30 to 50 million VND (approximately 1,200 to 2,000 USD or 1,100 to 1,850 EUR) for mortgage approval, though this depends on the loan size you are seeking.
In practice, most approved foreign borrowers in Vietnam fall into an income range of 50 to 100 million VND per month (around 2,000 to 4,000 USD or 1,850 to 3,700 EUR), especially for properties in Hanoi or Ho Chi Minh City.
The minimum income requirement in Vietnam increases with the loan amount or property price because banks want to ensure your monthly payment stays within acceptable debt-to-income limits, typically 40 to 50 percent of your net income.
Yes, banks in Vietnam generally allow combining household incomes from multiple applicants, such as spouses, to meet the minimum income threshold, which can make qualifying for a larger loan much easier.
What debt-to-income limit do banks use in Vietnam right now?
Banks in Vietnam typically allow a maximum debt-to-income ratio of 40 to 50 percent of your verifiable net monthly income, though aiming for 35 percent or lower gives you a much faster path to approval.
When calculating your debt-to-income ratio, banks in Vietnam include all existing debts such as credit card balances, car loans, personal loans, and any other mortgage payments you are currently making.
Do I need a local credit score in Vietnam right now?
You do not need a credit score in the traditional Western sense, but you do need a clean record in Vietnam's Credit Information Center (CIC), which is the shared database banks use to check your borrowing history in the country.
Banks in Vietnam may accept a foreign credit report as supporting evidence of your financial reliability, but it rarely replaces the need for a clean CIC record and an established Vietnamese banking history.
Do banks require a local guarantor in Vietnam right now?
For most foreign borrowers in Vietnam, a local guarantor is not the standard requirement because banks prefer to rely on stronger collateral, higher down payments, and cleaner income documentation instead.
Banks in Vietnam are most likely to request a guarantor when the applicant has a thin local credit history, is self-employed with hard-to-verify income, or has a debt-to-income ratio that is borderline acceptable.
If a guarantor is required, they typically must be a Vietnamese resident with stable income and a clean credit record, able to demonstrate they can cover the loan payments if you default.
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How much cash do I need upfront in Vietnam as of 2026?
What's the minimum down payment in Vietnam right now?
For foreign buyers in Vietnam, the minimum down payment is typically 30 to 40 percent of the property price, which is higher than what local buyers often pay because banks apply stricter lending limits to foreigners.
Across different banks and buyer profiles in Vietnam, down payment requirements realistically range from 25 percent for the strongest applicants to 40 percent or more for non-residents or self-employed buyers with complex income.
You might secure a lower down payment in Vietnam if you have a temporary residence card with a work permit, a long history of stable local income, and are buying in a well-established project where the bank already has internal approval checklists.
What loan terms can I realistically get in Vietnam as of 2026?
What mortgage interest rates are typical in Vietnam as of 2026?
As of early 2026, mortgage interest rates for foreigners in Vietnam typically range from about 7.9 to 8.1 percent during an initial promotional period (usually 12 to 36 months), then rise to around 9 to 11 percent once the floating rate kicks in.
The factors that most significantly influence your interest rate in Vietnam include your income stability, the size of your down payment, your relationship with the bank, and whether you qualify for any promotional packages.
Foreigners in Vietnam do not necessarily receive higher interest rates than local residents for the same loan product, but they often end up with slightly higher effective rates because they qualify for fewer promotional discounts and may need to accept shorter fixed-rate periods.
The interest rate is one of the factors we look at when assessing whether now is a good time to buy a property in Vietnam.
Are fixed-rate mortgages available in Vietnam right now?
Yes, fixed-rate mortgages are available to foreigners in Vietnam, but they are typically fixed only for an initial period of 12, 24, or 36 months, after which the loan converts to a floating rate tied to the bank's base rate plus a margin.
Unlike in some Western countries, Vietnam does not commonly offer mortgages fixed for 15 or 30 years, so you should plan your budget around the post-promotional floating rate rather than just the initial fixed rate.
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.
How do I maximize approval chances in Vietnam right now?
What financial profile gets "yes" fastest in Vietnam right now?
The ideal financial profile for fast mortgage approval in Vietnam is a foreign applicant with a temporary residence card and work permit, stable Vietnam-based income deposited into a local bank account for at least 6 to 12 months, and a clean CIC credit record.
Banks in Vietnam consider an income of at least 50 to 100 million VND per month (around 2,000 to 4,000 USD or 1,850 to 3,700 EUR) with a debt-to-income ratio of 35 percent or lower as ideal for fast approval.
The employment type most favored by banks in Vietnam is a salaried position with a local employer, verified through payroll deposits and a work permit, with at least 6 to 12 months of continuous employment history.
A down payment of 30 to 40 percent typically signals a strong applicant profile in Vietnam because it reduces the bank's risk and shows you have substantial financial reserves.
We give more detailed tips in our pack covering the property buying process in Vietnam.
What mistakes make foreigners get rejected in Vietnam right now?
The most common mistake that leads to mortgage rejection for foreigners in Vietnam is buying a property in a project with unclear title status or tight foreign ownership quotas, which makes banks unwilling to accept the collateral regardless of how strong your income is.
The financial red flag that most often disqualifies foreign applicants in Vietnam is having late payments or unresolved debts on their CIC record, because this negative history follows you across all banks and signals repayment risk.
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Which banks say yes to foreigners in Vietnam right now?
Which banks are most foreigner-friendly in Vietnam as of 2026?
As of early 2026, the banks considered most foreigner-friendly for mortgages in Vietnam include Standard Chartered Vietnam, Shinhan Bank Vietnam, and HSBC Vietnam, all of which have established processes for handling expat applications.
What makes these banks more accessible to foreign applicants in Vietnam is their experience with international documentation, English-language support, and clear published mortgage parameters that help you understand exactly what is required before you apply.
Which banks accept non-resident borrowers in Vietnam right now?
Very few banks in Vietnam accept truly non-resident borrowers for mortgages, and those that do typically require exceptionally strong assets, extensive documentation, and an existing deep relationship with the bank.
For the rare cases where a non-resident might be considered, banks in Vietnam impose additional requirements such as much larger down payments (often 50 percent or more), proof of substantial liquid assets, and a property in a legally straightforward project with clear foreign ownership status.
Do international banks lend more easily in Vietnam right now?
Yes, international banks in Vietnam often lend more easily to foreigners than local banks because they are accustomed to processing expat files and can interpret foreign documentation more smoothly.
The international banks with a presence offering mortgages to foreigners in Vietnam include Standard Chartered, Shinhan Bank, and HSBC, all of which have dedicated home loan products for the Vietnamese market.
The main advantage of using an international bank for a mortgage in Vietnam is their familiarity with foreign applicants, clearer internal playbooks for expat documentation, and often better English-language customer service throughout the process.
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 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 Housing Law 27/2023/QH15 | Primary legislation from Vietnam's National Assembly governing housing ownership. | We used it to define what foreigners can legally own in Vietnam. We also referenced it to explain buyer obligations that affect mortgage eligibility. |
| Decree 95/2024/ND-CP | Government decree implementing the Housing Law with practical details. | We used it to understand foreign ownership quotas and documentation requirements. We then translated these into lender collateral acceptability rules. |
| SBV Circular 39/2016/TT-NHNN | State Bank of Vietnam's official lending framework for all banks. | We used it to frame what banks can require in underwriting. We also referenced it to explain why proof of income and residency status matter so much. |
| Standard Chartered Vietnam | Direct product page from a licensed international bank in Vietnam. | We used it for concrete loan parameters like LTV and response timelines. We then explained which parts are realistic for foreigners versus headline maxima. |
| Shinhan Bank Vietnam | Product disclosure from a major foreign bank operating in Vietnam. | We used it to cite fixed-period pricing examples for early 2026. We also referenced it to illustrate Vietnam's typical "short fixed, then floating" mortgage structure. |
| Vietcombank | Product page from one of Vietnam's largest state-linked commercial banks. | We used it to anchor what big domestic banks advertise for tenors and processes. We then explained how foreign borrowers typically need additional documentation. |
| Techcombank | Published lending rate bulletin from a major Vietnamese bank. | We used it to triangulate where bank lending rates were sitting around January 2026. We referenced it to avoid made-up rate ranges when summarizing typical mortgage pricing. |
| Vietnam Government News | Government news outlet reporting official SBV and CIC statements. | We used it to confirm CIC's role in Vietnam's credit system. We also referenced it to explain why a clean local credit record matters for mortgage approval. |
| Circular 13/2022/TT-BTC | Ministry of Finance guidance on registration fee calculations. | We used it to support the 0.5% registration fee rate for property transactions. We then folded that into the practical cash buffer foreign buyers should plan for. |
| Vietnam Government Portal | Official government information portal on work permits. | We used it to explain what a work permit is and why banks treat it as a credibility signal. We connected immigration status to payroll stability and mortgage approval odds. |
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