Vietnam pink book for foreigners: how to get it?

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.

What exactly is a pink book in Vietnam and why is it important for property ownership?

The pink book is Vietnam's official Certificate of Land Use Rights, Ownership of Houses, and Other Assets Attached to Land issued by the government.

This document serves as legal proof that you own the property (not the land) and includes detailed information about the property specifications, owner identity, and any ownership restrictions that apply to your specific situation.

The pink book functions as your primary legal safeguard for property transactions in Vietnam. Without this certificate, you cannot legally sell your property, transfer ownership to another person, secure a mortgage against the property, or prove your ownership rights in any legal proceedings.

For foreign investors, the pink book provides crucial security of tenure confirmation. It protects you from potential disputes and ensures that your property investment has proper legal backing under Vietnamese law.

As of September 2025, the pink book remains the most important document for any property owner in Vietnam, whether Vietnamese or foreign.

Can foreigners legally own property in Vietnam, and under what restrictions?

Yes, foreigners can legally own property in Vietnam, but only under specific conditions and with significant restrictions.

Foreign buyers can purchase apartments, villas, and townhouses, but only within licensed commercial housing projects. You cannot buy land directly since all land in Vietnam remains state-owned, meaning your ownership is limited to leasehold rights on the property structure itself.

The key legal requirements include holding a valid passport and proper entry permit for Vietnam. If you're married to a Vietnamese citizen, you may qualify for different ownership terms, potentially including indefinite rights rather than the standard leasehold period.

Foreign ownership is subject to strict quota systems within each development project. These quotas ensure that Vietnamese citizens maintain majority ownership in residential developments while allowing controlled foreign investment in the real estate sector.

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

What types of properties are foreigners actually allowed to buy and get a pink book for?

Foreigners can obtain pink books for three main types of residential properties in Vietnam.

Property Type	Ownership Limit	Restrictions
Condominiums/Apartments	Maximum 30% of units per building	Must be in commercial housing projects only
Villas	Maximum 10% of total project units	Excluded from affordable housing developments
Townhouses	Maximum 10% of total project units	Cannot be in restricted security zones
Social Housing	Not permitted	Reserved for Vietnamese citizens only
Properties in Security Zones	Not permitted	National defense restrictions apply
Land Plots	Not permitted	All land remains state-owned
Rural Properties	Not permitted	Must be in designated commercial developments

How long can a foreigner legally own a property in Vietnam with a pink book?

Foreign property ownership in Vietnam operates on a 50-year leasehold system that can be renewed once for another 50 years.

This means you can potentially hold property ownership rights for up to 100 years total under current Vietnamese law. The initial 50-year period begins from the date your pink book is officially issued by the local land registration office.

If you marry a Vietnamese citizen during your ownership period, you may qualify for indefinite ownership rights, effectively converting your leasehold into a more permanent arrangement. This change requires proper documentation and approval from Vietnamese authorities.

The renewal process for the second 50-year term requires reapplying at the land registry office before your initial term expires. You must continue to meet all legal requirements that were in place when you first purchased the property.

As of September 2025, this 50+50 year system remains the standard framework for foreign property ownership across Vietnam.

What is the process step by step for a foreigner to apply for a pink book?

The pink book application follows a structured six-step process that typically takes 2-6 months to complete.

1. **Sign the purchase agreement** with an approved developer in a licensed commercial housing project that permits foreign ownership2. **Complete the property payment** and obtain all necessary tax receipts, payment confirmations, and official registration forms from the developer3. **Gather required documentation** including your passport, entry visa, proof of transaction, and any additional paperwork specific to your situation4. **Submit your application** to the local land registration office, typically the Department of Natural Resources and Environment in your property's district5. **Pay all registration fees** including the 0.5% government registration tax, notary fees, and administrative charges6. **Wait for review and issuance** while authorities verify your documents and process your application

Each step requires careful attention to detail since missing documentation or incorrect information can significantly delay the process. Most successful applications are processed within 3-4 months when all paperwork is properly prepared.

The local land registration office will contact you when your pink book is ready for collection, and you'll need to present valid identification to receive the official document.

What documents does a foreign buyer need to prepare to successfully apply?

Foreign buyers must prepare a comprehensive document package to ensure smooth pink book processing.

The core documents include your valid foreign passport with at least 6 months remaining validity, your current Vietnam entry visa or residence permit, and the signed purchase contract or sales agreement with the property developer.

Financial documentation requires proof of payment such as bank transfer receipts, payment confirmations from the developer, and any relevant tax payment receipts. You must also provide a written commitment stating that you will not claim diplomatic immunity regarding this property transaction.

If you're purchasing through a foreign company entity rather than as an individual, additional corporate documents including company registration certificates, authorized signatory documentation, and business licenses may be required.

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

How much does it typically cost to get a pink book, including government fees and taxes?

The total cost of obtaining a pink book includes several mandatory fees and taxes that foreign buyers must budget for.

The government registration tax amounts to 0.5% of the property's purchase price, which represents the largest single fee in the pink book process. For a $200,000 condo, this would equal $1,000 in registration taxes.

Administrative fees paid directly to the land registration office typically range from 2-5 million Vietnamese dong (approximately $80-200 USD) depending on the specific district and property type. Notary and legal service fees vary by location but generally add another $100-300 to the total cost.

For newly constructed properties, buyers must also pay 10% Value Added Tax (VAT) on the purchase price, though this is separate from the pink book issuance fees. Other potential costs include document translation fees if any paperwork requires certified Vietnamese translation.

As of September 2025, foreign buyers should budget approximately 0.6-0.8% of their property's purchase price for all pink book-related fees and taxes combined.

How long does it usually take for the authorities to issue a pink book to a foreign buyer?

The pink book issuance timeline for foreign buyers typically ranges from 2 to 6 months after submitting a complete application.

Processing time varies significantly based on the local land registration office's workload, the complexity of your specific case, and whether all required documentation is properly prepared and submitted initially. Ho Chi Minh City and Hanoi offices generally process applications faster due to higher volumes and more streamlined procedures.

Applications with missing documents, incorrect information, or complex ownership structures may take 6-8 months or longer to resolve. The most common delays occur when buyers submit incomplete payment proof, expired passport copies, or improperly translated documents.

Some districts offer expedited processing for additional fees, potentially reducing the timeline to 1-2 months for straightforward applications. However, this expedited service is not available in all locations and typically costs 2-3 times the standard processing fees.

As of September 2025, the average processing time across major Vietnamese cities remains approximately 3-4 months for well-prepared foreign buyer applications.

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.

Which government office or authority in Vietnam handles pink book applications?

The local Land Registration Office, typically operating under the Department of Natural Resources and Environment (DONRE), handles all pink book applications for foreign buyers.

Each district has its own land registration office, so you must apply at the office that has jurisdiction over your property's specific location. For example, if you buy a condo in District 1 of Ho Chi Minh City, you apply at the District 1 Land Registration Office.

These offices operate under the Ministry of Natural Resources and Environment at the national level but handle day-to-day applications locally. Office hours typically run from 7:30 AM to 4:30 PM Monday through Friday, with some locations offering Saturday morning services.

Some larger cities have established one-stop service centers that combine multiple government services including land registration, making the process more convenient for foreign buyers. These centers often provide English-speaking staff and clearer guidance for international applicants.

You can identify your correct local office by checking the property address and confirming the responsible district through the developer or a local real estate agent.

What are the most common mistakes foreigners make when applying for a pink book, and how to avoid them?

The most frequent mistakes foreign buyers make can be easily avoided with proper preparation and understanding of the requirements.

1. **Attempting to purchase restricted properties** - Many foreigners try to buy in social housing projects, rural areas, or national security zones where foreign ownership is prohibited2. **Exceeding ownership quotas** - Buyers fail to verify available foreign ownership slots in their chosen building or project before signing contracts3. **Submitting incomplete documentation** - Missing payment receipts, expired passport copies, or improperly certified translations cause significant delays4. **Incorrect passport information** - Name spelling differences between passport and purchase contract create processing complications5. **Insufficient payment proof** - Failing to obtain proper bank transfer receipts or developer payment confirmations6. **Wrong application office** - Submitting applications to incorrect district offices based on misunderstanding property locations7. **Missing diplomatic immunity waiver** - Forgetting to include the required written commitment about diplomatic immunity status

To avoid these issues, work with experienced local real estate agents, verify all ownership quotas before purchase, double-check document accuracy, and ensure complete paperwork preparation before submission.

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

Can a foreigner transfer, renew, or extend their ownership once the pink book is issued?

Yes, foreigners can transfer, renew, and extend their property ownership rights after receiving a pink book, subject to specific procedures and requirements.

Property transfers are permitted to both Vietnamese citizens and other qualified foreigners through registered sales, gifts, or inheritance. All transfers must be officially registered with the land registration office, and the new owner receives an updated pink book reflecting the ownership change.

Ownership renewal becomes available as your 50-year leasehold period approaches expiration. You can extend for one additional 50-year term by reapplying at the land registry office before your current term expires, provided you continue meeting all legal requirements that existed when you first purchased.

The renewal process requires updated documentation including current passport information, proof of continued legal residence status in Vietnam, and payment of applicable renewal fees. Some foreign owners choose to sell their properties rather than renew due to changing personal circumstances or market conditions.

As of September 2025, the renewal system provides foreign owners with potential 100-year total ownership periods, offering substantial long-term investment security.

If a foreigner wants to sell or pass on their property, how does the pink book affect that process?

The pink book enables foreign owners to sell, gift, or bequeath their Vietnamese property during their leasehold period through official registered transactions.

For property sales, the pink book serves as essential proof of ownership that buyers require before completing any transaction. The transfer process involves both parties signing a sales agreement, registering the transaction with the local land office, and issuing a new pink book to reflect the new owner's details.

Foreign owners can sell to Vietnamese citizens, other qualified foreigners, or foreign companies that meet ownership requirements. However, sales to foreigners must still comply with the original project's foreign ownership quotas, meaning new foreign buyers can only purchase if the quota hasn't been exceeded.

For inheritance purposes, the pink book allows property to pass to heirs according to Vietnamese succession laws or valid wills. Foreign heirs must meet the same eligibility requirements as original purchasers to maintain ownership, otherwise the property may need to be sold to qualified buyers.

Gift transfers follow similar registration procedures as sales but may have different tax implications for both the giver and recipient under Vietnamese tax law.

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. Realtique - What is the Pink Book: A Complete Guide
2. Homebase - Comprehensive Guide to Property Titles and Ownership
3. Veles Club - Foreign Property Ownership Guide
4. Mitou - Can Foreigners Purchase Real Estate in Vietnam 2025
5. Visreal - Latest Regulations on Foreign Property Purchase
6. BambooRoutes - Vietnam Foreign Property Ownership
7. LQ Ltd - Pink Book vs Red Book for Foreigners
8. Vietnam Briefing - Housing Law Guidelines on Foreign Ownership