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How to make a good property investment in Vietnam

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Everything you need to know is included in our Vietnam Property Pack

Whether you're in the market for a riverside villa in Hoi An, a modern apartment in Hanoi, or a lucrative rental property in the bustling streets of Ho Chi Minh City, Vietnam presents diverse real estate options to cater to your investment preferences.

However, making a property investment in this country can be challenging, especially with all the new laws and regulations involved.

We're committed to breaking down everything you need to know in a way that's easy to grasp, making it simpler for you. If you have any lingering questions, please feel free to get in touch with us.

Also, for a more detailed analysis, you can download our property pack for Vietnam, made by our country expert and reviewed by locals.

How is investing in real estate in Vietnam?

Is Vietnam an attractive destination for property investment?

Vietnam has emerged as a highly attractive destination for property investment, drawing attention from global investors for several reasons.

The Vietnamese real estate market is known for its dynamic nature, characterized by rapid development and growth. A testament to this dynamism is a notable data point: Vietnam's real estate market has seen a significant increase in foreign direct investment (FDI), with the country attracting $14.22 billion in FDI for real estate projects in 2018 alone, as reported by the Ministry of Planning and Investment.

This surge in investment indicates a robust and appealing market for investors.

Historically, the real estate market in Vietnam has shown resilience and consistent growth. Despite facing challenges such as the global financial crisis in 2008 and occasional market corrections, the market has generally maintained an upward trajectory. This resilience is partly due to the government's efforts in stabilizing the economy and implementing policies favorable to foreign investment.

When it comes to types of investments, residential properties, especially in urban areas like Ho Chi Minh City and Hanoi, have been particularly lucrative. These cities are economic hubs attracting a large workforce and expatriate community, thereby driving demand for housing. Mid-range and luxury apartments in these areas tend to perform well.

Additionally, there's a growing interest in beachfront and resort properties in coastal regions like Da Nang and Nha Trang, which are popular with both domestic and international tourists.

One unique and positive aspect of Vietnamese property is the integration of modern amenities with traditional designs. Many properties, especially in cultural hubs like Hanoi, blend contemporary living spaces with elements of Vietnamese heritage. This fusion offers a unique living experience that is highly appealing to investors and residents seeking a blend of modernity and cultural richness.

Comparing with other countries, Vietnam is increasingly seen as a safe and stable environment for property investment. The government's commitment to economic reforms, coupled with a growing economy and a young, dynamic workforce, creates a favorable climate for investment.

Political stability and ongoing efforts to improve legal frameworks for foreign property ownership also contribute to this perception.

Regarding the language barrier, while it's advantageous to know the local language, it's not an absolute necessity for property investment. Many real estate agencies and legal firms offer services in English, and the growing expatriate community means that there's a substantial support network available for non-Vietnamese speakers.

However, having a basic understanding of Vietnamese can be beneficial in navigating the market and understanding the nuances of local real estate practices.

What are the trends forecasts for the real estate market in Vietnam?

Understanding the current trends and making forecasts for the real estate market in Vietnam requires a nuanced approach, considering various factors that influence the market.

Vietnam's real estate market has been experiencing robust growth, driven by a rapidly growing economy, increasing urbanization, and a rising middle class. The demand for both residential and commercial properties has been strong, especially in major cities like Ho Chi Minh City and Hanoi.

This growth trajectory suggests a continued upward trend in the near future.

Several specific points indicate that the real estate market in Vietnam could continue to rise.

Firstly, there's a significant increase in foreign direct investment (FDI) in the country, especially in the manufacturing and industrial sectors. This inflow not only boosts the economy but also creates a demand for commercial and residential real estate.

Secondly, the government's commitment to infrastructure development, such as new highways, airports, and urban transit systems, is enhancing connectivity and making more areas attractive for real estate development.

However, it's crucial to consider the potential impact of political and economic changes on property investments. Inflation, interest rate fluctuations, and global economic shifts can influence the real estate market significantly. For instance, if interest rates rise, the cost of borrowing for property investments increases, which can cool down the market.

Upcoming legislation and government policies are also pivotal. Vietnam has been gradually opening up its real estate market to foreign investors, but there are still restrictions in place. Any changes in these regulations could either encourage or deter foreign investment in the sector.

Additionally, policies related to urban planning and land use can directly impact the real estate market by influencing where and how development occurs.

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What types of property can you buy in Vietnam? What are the prices and yields?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in Vietnam.

Investing in property in Vietnam offers various options, including residential, commercial, and industrial properties.

For most foreign investors, residential properties in major cities like Ho Chi Minh City and Hanoi are the most accessible and popular choice.

Building a property in Vietnam is indeed doable, but it comes with certain regulations and restrictions, especially for foreign investors. The process involves navigating through various legal and bureaucratic channels, and it's crucial to have local expertise or legal assistance.

Regarding the cost of residential properties, it varies widely depending on the city and the area within the city. In major urban centers, the average price for an apartment might range from $2,000 to $5,000 per square meter, whereas luxury properties can go much higher.

These prices are generally lower in smaller cities and towns.

The ratio of renters to owners in Vietnam's urban areas has been increasing, reflecting a growing trend towards renting, especially among the younger population and expatriates. Many investors buy properties with the intention to let them, capitalizing on this rental market.

The rental yield potential in cities like Ho Chi Minh City and Hanoi is quite attractive, often ranging from 6% to 8% annually. This is bolstered by a strong and growing demand for rental properties, fueled by urbanization, a growing middle class, and an influx of foreign workers and expatriates.

Tourism significantly impacts the property market, especially in tourist hotspots like Da Nang, Nha Trang, and Phu Quoc. These areas see a high demand for short-term rentals, leading to higher rental prices and potential for lucrative returns on investment.

However, this also means that these markets can be more volatile, influenced heavily by tourism trends.

Reselling property in Vietnam can be straightforward, but it largely depends on market conditions and the type of property. Generally, residential properties in prime locations are easier to resell.

Typical holding periods for investment properties range from 5 to 10 years, providing ample time for capital appreciation.

Capital gains prospects vary, but in thriving urban areas, annual property price increases can range from 5% to 10% or more, depending on the location and property type.

However, it's important to factor in market fluctuations and economic factors that can affect these projections.

Which regions in Vietnam offer the best investment opportunities?

Foreigners often look to Vietnam as an attractive destination for property investment for various reasons, including its growing economy, rich culture, and beautiful landscapes.

Different types of foreigners are drawn to Vietnam for property investment, including retirees, entrepreneurs, and expatriates working in Vietnam or neighboring countries.

In terms of budget-friendly and yet promising regions, areas like Da Nang and Nha Trang are popular.

Da Nang, known for its beautiful beaches and modern living standards, offers a balance between urban and beach lifestyles. It's attracting a mix of investors and people looking for a second home.

Nha Trang, another coastal city, is famous for its tourism and relatively lower cost of living, making it an attractive spot for smaller investments and holiday homes.

On the trendier side, Ho Chi Minh City and Hanoi are always in the spotlight. Ho Chi Minh City, the economic hub of Vietnam, is bustling with development and has a dynamic real estate market. Its Districts 2 and 7 are particularly popular among expatriates and affluent locals, offering high-end residential and commercial opportunities.

Hanoi, the capital, with its blend of historical and modern architecture, attracts those interested in a more culturally rich living experience.

The West Lake area and the districts around the Old Quarter are particularly appealing.

For future predictions, areas like Phu Quoc and Binh Duong show potential. Phu Quoc, an island district, is developing rapidly with numerous luxury resorts and is expected to become a major tourist destination.

This could drive both property prices and rental demand. Binh Duong, close to Ho Chi Minh City, is emerging as an industrial and education hub, suggesting potential for residential and commercial real estate growth.

However, there are regions to be cautious about. Areas prone to flooding, like certain parts of the Mekong Delta, or those with overdevelopment risks, like some coastal areas with numerous unsold resort projects, should be approached with caution. Overdevelopment can lead to a surplus of properties, impacting rental yields and resale values.

When considering property investment in Vietnam, it's important to understand the legalities as well.

Foreign ownership is subject to certain restrictions, and navigating these legal requirements is crucial.

Partnering with a local real estate expert or legal advisor is often a wise decision to ensure compliance and make informed choices.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for Vietnam.

Area Description Key Considerations
Da Nang Known for beautiful beaches and modern living standards, offering a balance between urban and beach lifestyles. Popular among investors and those seeking a second home.
Nha Trang Famous for tourism and a lower cost of living; attractive for smaller investments and holiday homes. Good for budget-friendly investments.
Ho Chi Minh City The economic hub with a dynamic real estate market. Districts 2 and 7 are popular among expatriates and affluent locals. Offers high-end residential and commercial opportunities.
Hanoi Blend of historical and modern architecture, appealing for a culturally rich living experience. West Lake and Old Quarter districts are notable. Attracts culturally inclined investors.
Phu Quoc An island district developing rapidly with luxury resorts, expected to become a major tourist destination. Potential for growth in property prices and rental demand.
Binh Duong Close to Ho Chi Minh City, emerging as an industrial and education hub. Potential for residential and commercial real estate growth.
Mekong Delta Regions prone to flooding. Investment should be approached with caution.
Coastal Areas Some areas with overdevelopment risks and numerous unsold resort projects. Risks of surplus properties affecting rental yields and resale values.

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Who can invest in real estate in Vietnam?

Investing in property as a foreigner in Vietnam

Investing in housing property in Vietnam as a foreigner is quite different from the rights of local citizens, especially regarding land ownership.

Firstly, it's important to understand that as a foreigner, you cannot own land in Vietnam. The land in Vietnam is collectively owned by the people and managed by the state, so the concept of land ownership for foreigners doesn't apply as it might in other countries.

However, foreigners can own property, specifically apartments or houses, but this ownership comes with certain conditions and limitations.

For instance, when you buy a house or an apartment in Vietnam, what you actually get is a leasehold interest for a period, typically 50 years, with the possibility to renew. This means you can use and benefit from the property, but you do not own the land on which it stands.

Your nationality doesn't generally make a difference in your ability to purchase property in Vietnam. Most foreigners, regardless of their country of origin, face similar regulations. There's no requirement for you to live in Vietnam to own property; you don't need a residence permit for the purchase.

A tourist visa can be enough to complete the transaction, making it relatively accessible for non-residents.

As for the duration of property ownership, as mentioned earlier, it's usually limited to 50 years, but this can be extended under certain conditions.

The property can be passed on to heirs, and it can also be sold to another foreigner or a local without additional restrictions. This provides a degree of flexibility in managing your property investment.

Regarding documentation, you will need a valid passport and a notarized sales contract. A Tax ID may be required for ongoing tax obligations.

It's not typically necessary to have a specific authorization from a governmental institution for the purchase itself, but you should be aware of and comply with all local laws and regulations related to property ownership and transactions.

Having a local bank account is not strictly necessary, but it can make the process of purchasing and maintaining the property easier, especially when it comes to paying for utilities, taxes, and other fees.

While some transactions can be made in foreign currencies, it's usually more straightforward to deal in Vietnamese Dong, the local currency.

In terms of taxes, foreigners are generally subject to the same tax rates as locals when it comes to property. This includes taxes on rental income if you decide to rent out your property, as well as taxes related to the sale of the property.

It's advisable to consult with a local tax expert to understand all your tax obligations fully.

Residency and investment in Vietnam

Vietnam does not offer a residency-by-investment program directly tied to real estate purchases.

This means that simply buying property in Vietnam won't automatically grant you residency status.

However, there are still pathways for foreigners to become residents, albeit through different means.

Foreigners can acquire property in Vietnam, but there are certain restrictions. For instance, you can buy a condominium, but you can't own land.

The land on which the property sits is usually leased for a long term (up to 50 years, often with an option to renew). It's important to understand that owning property doesn't directly lead to residency.

To become a resident, you typically have two main pathways: through employment or through establishing a business in Vietnam.

If you're employed by a Vietnamese company or a foreign company operating in Vietnam, you can apply for a work permit and then a temporary residence card. The process involves getting a job offer, obtaining a work permit, and then applying for a temporary residence card, which is usually valid for the duration of your work permit.

Starting a business in Vietnam is another option. You can establish a company and apply for a temporary residence card as an investor. The requirements for this include a significant investment (the exact amount can vary depending on the type of business and location), a business plan, and following the legal procedures for company registration.

The duration of residency depends on the type of residency card you obtain. Temporary residence cards can be valid for one to five years and can be renewed.

Permanent residency is more challenging to obtain, typically requiring several years of continuous temporary residency, a stable income in Vietnam, and contributions to the country in some form.

Regarding citizenship, holding residency in Vietnam doesn’t directly lead to citizenship. Vietnamese citizenship requires a separate application process, involving stringent requirements including proficiency in the Vietnamese language, a clear criminal record, and a long-term permanent residence in the country.

It's important to note that regulations can change, and the specifics can vary depending on individual circumstances.

For the most accurate and up-to-date information, consulting with a legal expert in Vietnamese immigration law is advisable.

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How to get started to invest in real estate in Vietnam?

What is the step-by-step process to buy property in Vietnam?

We'll give her a brief overview. However, there is a detailed and dedicated document to the buying process in our property pack for Vietnam.

Buying a property in Vietnam involves several steps, and the process can vary depending on whether you are a local or a foreigner. It's not particularly difficult, but there are certain complexities and unique aspects you should be aware of.

Firstly, when you find a property you like, the initial step is to make an offer. Once the offer is accepted, a deposit is usually required to secure the deal. This is a straightforward process, similar to many other countries.

However, the negotiation phase can be intricate, often influenced by cultural norms and the local market situation.

The next step is to conduct due diligence. This involves checking the legal status of the property, ensuring there are no outstanding disputes or liens. It's crucial and can be complicated due to the legal system and property laws in Vietnam, which might be different from what you're used to. This step is where you might encounter language barriers if you're not fluent in Vietnamese. Engaging a local lawyer or a real estate agent who speaks English can be immensely helpful.

Following this, you'll enter into a sale contract. The contract is legally binding and outlines the terms of the sale, including payment schedules. Pay attention to this part, as the legal framework and contract laws can be different from those in Western countries.

An unusual aspect of buying property in Vietnam is the involvement of public notaries in the transaction. They play a more significant role compared to many other countries, overseeing the contract signing and ensuring all legal requirements are met. This step adds an extra layer of formality to the process.

After signing the contract, the payment process begins. Payments are typically staged, and the final payment is made once the property transfer is completed. This part of the process is time-consuming, as it involves several bureaucratic steps, such as obtaining tax clearance certificates and registering the transfer with the local authorities.

One of the most error-prone steps is the property registration. The Vietnamese property registration system can be complex, and errors in documentation can lead to delays. Ensuring that all documents are correctly filled out and submitted on time is crucial. Again, this is where having a local expert can be invaluable.

The entire process, from finding a property to obtaining full ownership, can take several months. The duration largely depends on the efficiency of the bureaucracy and the complexity of the transaction. The most time-consuming aspects are often the legal checks and the property registration.

Regarding language, while not absolutely necessary, knowing Vietnamese or having a translator is highly beneficial.

Many legal documents and procedures are in Vietnamese, and having a language barrier can complicate the process.

Culturally, relationships and trust play a significant role in Vietnam. Building a good rapport with sellers and local authorities can facilitate a smoother process.

However, be cautious and ensure all agreements are formally documented to avoid misunderstandings.

Looking for property in Vietnam

Please note that there is a list of contacts (real estate agencies, lawyers, notaries, etc.) and websites in our pack of documents related to the real estate market in Vietnam.

In Vietnam, finding a house usually involves a mix of online and offline methods.

Housing portals are popular and widely used. These platforms offer a range of listings, from apartments and houses to land plots. Some of the prominent online portals include,, and These sites are user-friendly and offer various filters to narrow down your search based on location, price, and property type.

Real estate agents also play a significant role in the property market in Vietnam. Many people prefer working with agents due to their expertise and knowledge of the local market.

Agents often have exclusive listings that are not available on online platforms. They can provide valuable insights into different neighborhoods, legal procedures, and can negotiate on your behalf.

Social media platforms, especially Facebook, are increasingly becoming popular for property listings in Vietnam. There are numerous Facebook groups where sellers post their properties, and potential buyers can directly contact them. These groups also serve as forums where you can ask for advice and share experiences.

Unique to Vietnam, local forums and word-of-mouth also play a significant role in the property search process. Websites like Webtretho and VnExpress have sections dedicated to real estate, where users discuss and share listings and advice.

Working with a real estate agent is generally recommended, especially if you're not familiar with the local market or don't speak Vietnamese. However, not all agents are reliable. It's important to work with a reputable agent or agency. Look for agents with good reviews, a professional demeanor, and a clear understanding of your needs.

Red flags to watch out for include agents who are pushy, unwilling to provide detailed information, or seem to avoid answering direct questions. Be cautious of agents who insist on high upfront fees or those who don’t have a good track record.

Buyers can access property listings directly, but agents often provide a curated list of properties that match the buyer's criteria. This can save time and streamline the process, especially for buyers unfamiliar with the market.

In Vietnam, the role of a buyer’s agent and a seller’s agent can overlap, but generally, a buyer’s agent works on behalf of the buyer to find suitable properties and negotiate terms, while a seller’s agent focuses on marketing and selling the property on behalf of the seller.

Real estate agent commissions are not standardized in Vietnam and can vary. The commission rate is usually negotiable and depends on the property's value and the deal's complexity. Typically, the seller pays the agent's commission, but this can vary depending on the agreement between the parties.

When negotiating with real estate agents, it’s important to be clear about your needs and budget. Don't hesitate to ask questions and seek clarification on any points you're unsure about. It's also a good strategy to compare properties and prices from different sources to ensure you're getting a fair deal.

Buying property in Vietnam

Negotiation is quite common in the Vietnamese property market, and it's often expected in the process of buying a house. The amount you can negotiate off the selling price varies based on several factors, including the property's location, condition, and how long it has been on the market.

Generally, buyers might aim to negotiate anywhere from 5% to 10% off the listed price, but this can vary widely. It's important to research the local market to understand what might be reasonable. A local real estate agent can provide valuable insights here.

Conducting due diligence is a critical part of buying property in Vietnam. This involves ensuring the property is legally compliant and the seller has clear title ownership. The process includes verifying the property's legal status, checking for any outstanding disputes or liens, and ensuring all building permits and land use rights are in order.

A title search is essential to confirm the seller's right to sell the property. This involves checking the property’s “Pink Book” (the Red Book or “Sổ Đỏ” in the North), which is the official document showing ownership. It's also vital to ensure the property isn't subject to any disputes or legal issues that could affect your ownership.

While hiring a lawyer or a notary isn't mandatory, it's highly recommended, especially for foreign buyers or those not familiar with the Vietnamese legal system. A lawyer can help navigate the legal aspects, while a notary is required for the sale contract and transfer of ownership. The cost for these services varies depending on the complexity of the transaction and the property's value, but it's a worthwhile investment for peace of mind.

Several specific documents are required for the purchase. These include the property’s Pink Book, the seller’s proof of identity, and tax documents. The sale contract, which needs to be notarized, is also crucial. To obtain these, you'll need to work with the seller and possibly local authorities. It’s important to ensure all documents are accurate and up-to-date.

The final step in transferring property ownership is registering with the government. After the sale contract is signed and notarized, you must register the transfer at the local Department of Land Management. This involves submitting the required documents, including the notarized sale contract, the Pink Book, and proof of payment. The Department will then issue a new Pink Book with your name as the property owner, officially completing the transfer.

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Financing a property in Vietnam

Financing property investments in Vietnam as a foreign investor can be more challenging than for locals.

Traditionally, most foreign buyers have relied on funds from their home country or other sources outside of Vietnam, as getting a loan from a Vietnamese bank can be quite difficult due to strict regulations and eligibility criteria.

When it comes to paying for the property, typically, a deposit is paid first, followed by the full price later. The deposit is usually paid upon agreeing to the terms and before signing the official purchase agreement. This acts as a commitment to the transaction and can range from 1% to 10% of the total sale value.

Once the purchase agreement is signed and due diligence is completed, the full price is paid, often in stages as per the agreement terms.

In practice, it's relatively rare for foreigners to secure a loan from a Vietnamese bank for property investment. This is mainly due to the stringent requirements, including proving income and legal status in Vietnam. For those who do manage to get a loan, interest rates vary but are generally considered high compared to Western standards.

Closing costs and fees associated with buying property in Vietnam can add a significant amount to the overall cost. These include notary fees, registration fees for the transfer of ownership, and potentially agent fees if you're working with a real estate agent. The notary fees are usually around 0.5% to 1% of the property value. Registration fees vary but are typically around 0.5%.

Taxes are an important consideration too. When buying a property in Vietnam, you'll need to pay a registration tax, which is 0.5% of the property value. There's also a value-added tax (VAT) of 10% on new property purchases. Property tax rates are relatively low in Vietnam, usually around 0.03% to 0.15% of the property value annually, depending on the location and type of property.

Capital gains tax is another cost to consider if you plan to sell the property later. The tax rate for capital gains in Vietnam is generally 25% of the profit. However, calculating capital gains tax can be complex, and various deductions may apply.

Additional fees might include maintenance fees if you're buying in a managed building or development, and potentially management fees if you're buying as an investment to rent out.

What are the risks and pitfalls when buying property in Vietnam?

Property investment in Vietnam, like in any other country, comes with its own set of risks, especially for foreign investors who may not be fully aware of the local market dynamics and legal framework.

One of the primary risks is the security of property rights for foreigners. In Vietnam, while foreigners can buy and own property, there are restrictions. For example, foreign ownership is limited to 30% of the units in any condominium and 10% in a land subdivision project.

Also, the land in Vietnam is collectively owned by the people but governed by the state, meaning you can own the structure on the land but not the land itself. This arrangement is typically through a leasehold agreement with the government, usually for 50 years, which may be renewed. This can create uncertainty over long-term ownership rights.

There are specific pitfalls unique to the Vietnamese property market that foreign investors often overlook.

First, the complexity of property laws and regulations, which can change frequently and without widespread notification, poses a significant risk. This can lead to misunderstandings or non-compliance issues. Second, there's the risk of disputes over land use rights and property boundaries. Land disputes are relatively common due to unclear land legislation and inconsistent application of the law.

Environmental risks also play a role in property investment decisions. Vietnam is prone to natural disasters like flooding, particularly in the Mekong Delta and central coastal areas. Climate change implications, such as rising sea levels and increased severity of weather events, could affect property values in these regions. Investors need to consider these factors, particularly when investing in coastal or low-lying properties.

Case studies of foreign investment failures often revolve around inadequate due diligence, misunderstanding of legal procedures, or failure to secure proper ownership or land-use rights. For instance, there have been instances where foreign investors have entered into joint ventures with local partners without thoroughly vetting the partner's legal and financial status, leading to disputes and financial losses.

Insurance is an important consideration for mitigating some of these risks. Property insurance is available in Vietnam, and foreign property owners are advised to obtain comprehensive insurance coverage, including for natural disasters. Liability insurance is also recommended, especially if renting out the property, to protect against potential claims.

In terms of legal protections for foreign property buyers, Vietnam has been improving its legal framework to encourage foreign investment. The Law on Housing and the Law on Real Estate Business are two key legal documents that govern property transactions and foreign ownership in Vietnam. These laws outline the rights and obligations of foreign property buyers and provide some level of legal protection.

However, the effectiveness of these laws can sometimes be hindered by bureaucratic inefficiencies and the aforementioned frequent changes in regulations.

To mitigate these risks, foreign investors should conduct thorough due diligence, possibly with the help of local legal and real estate experts. Understanding the local market, the legal framework, and potential environmental risks is crucial. Additionally, staying informed about any changes in property laws and regulations is vital for long-term investment security.

In case of conflicts or disputes, foreign investors can seek recourse through the Vietnamese legal system, although this can be a lengthy and complex process. Alternative dispute resolution methods, such as arbitration, are also available and can be a more efficient way of resolving disputes.

However, it's important to have clear and well-drafted contracts in place to facilitate such processes.

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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.