Are property scams common 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.

What types of property scams are most common in Vietnam?

Six major property scams dominate the Vietnamese real estate market as of September 2025.

Fake listings and bait-and-switch tactics represent the most frequent scam type, where fraudulent agents advertise non-existent properties at below-market prices to attract buyers, then switch them to overpriced or substandard alternatives. Disappearing deposit scams follow closely, with fake landlords or agents collecting deposits to "hold" properties before vanishing completely.

Forged ownership certificates pose a serious threat, particularly fake Red Books (land use rights certificates) and Pink Books (apartment ownership certificates) that appear legitimate but lack proper government authentication. Unlicensed agents operating without credentials or company affiliation represent another common fraud, taking payments before disappearing without delivering promised services.

False development projects targeting buyers in developing areas advertise non-existent or unapproved constructions, often on government land where private development is prohibited. The "Ký Gửi" multiple listing system creates price discrepancies and detail confusion that scammers exploit to hide fraudulent activities.

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

How can I identify a potential property scam in Vietnam?

Several red flags consistently indicate property scams in the Vietnamese market.

Prices substantially below market rates serve as the primary warning sign, often 20-30% below comparable properties in the same area. Pressure for urgent decisions or immediate deposits without proper legal documentation represents another critical red flag, particularly when sellers refuse to provide time for due diligence.

Reluctance to show verified property documents, especially original Red Books or Pink Books, indicates potential fraud. Contracts presented only in Vietnamese with pressure to sign quickly without translation or legal review suggest scammer tactics. Agents lacking verifiable office addresses, business licenses, or proper credentials should raise immediate concerns.

Ownership certificates that appear tampered, printed on unusual paper, or missing critical government stamps and security features indicate document forgery. Properties advertised with vague location descriptions or unwillingness to arrange physical inspections often signal fake listings.

Cash-only payment demands, especially before legal paperwork completion, represent standard scammer operating procedures in the Vietnamese market.

Are property scams more prevalent in certain regions of Vietnam?

Property scams concentrate heavily in specific Vietnamese regions, with clear risk patterns.

Ho Chi Minh City leads scam prevalence due to its high property values and large foreign buyer population, followed closely by Hanoi where diplomatic and expatriate communities create attractive targets. Da Nang experiences significant fraud activity as a major tourist and investment destination with rapid development.

Rapidly developing tourist areas like Phu Quoc and Nha Trang see elevated scam rates due to speculative investments and limited government oversight. Outlying districts of major cities and new urban development areas face increased fraudulent activity because of reduced public awareness and regulatory monitoring.

Border provinces and emerging economic zones experience heightened risks as scammers exploit unclear land ownership regulations and limited local buyer knowledge. Rural areas converting to urban development face particular vulnerability to false project scams and forged land rights documents.

Coastal provinces with tourism development potential attract sophisticated international scams targeting foreign retirement and investment communities.

What legal protections are in place for property buyers in Vietnam?

Vietnamese property laws provide substantial buyer protections, significantly strengthened in 2025.

Legal Protection	Coverage	Enforcement Authority
Land Law & Housing Law	Property transactions, foreign ownership limits	Ministry of Natural Resources
Red/Pink Book Requirements	Legal ownership recognition	Local DONRE Offices
Real Estate Business Law 2025	Enhanced documentation, deposit caps	Ministry of Construction
Bank Guarantee Requirements	Off-plan purchase protection	State Bank of Vietnam
Criminal Fraud Penalties	Property fraud prosecution	Police & Court System
Civil Remedies	Contract dispute resolution	People's Courts
Foreign Investment Protection	International buyer rights	Investment Ministry

How can foreigners avoid property scams in Vietnam?

Foreign buyers must follow specific protocols to avoid property scams in Vietnam.

Always inspect original Red Books or Pink Books in person and verify their authenticity at the local Department of Natural Resources and Environment (DONRE) before any financial commitment. Engage only licensed real estate agencies with verified office addresses and government registration, avoiding individual agents without proper credentials.

Employ local lawyers specializing in Vietnamese property law to review all documents and contracts before signing, ensuring complete understanding of legal obligations and restrictions. Never pay deposits or sign contracts before viewing properties physically and verifying ownership documents through official channels.

Cross-check property details with multiple agencies, particularly in high-risk regions like Ho Chi Minh City and Da Nang, to identify price discrepancies or inconsistent information. Regularly consult official government registries through local DONRE offices or online databases where available.

Understand foreign ownership limitations clearly, including the 30% foreign ownership cap in condominiums and restrictions on land ownership, to avoid scams exploiting legal ignorance. Maintain communication records and document all interactions with agents and sellers for potential legal proceedings.

What role do local authorities play in preventing property scams?

Vietnamese local authorities actively combat property scams through multiple enforcement mechanisms.

Local governments regularly issue public warnings about fraudulent projects, particularly in developing areas where speculative scams target uninformed buyers. Municipal authorities cancel illegal property listings and shut down unlicensed real estate operations, while provincial governments oversee land registry systems to prevent document forgery.

Police departments and DONRE offices process fraud complaints and investigate property crimes, with specialized units in major cities handling complex international scam cases. Court systems impose severe penalties on convicted fraudsters, including asset seizure and lengthy prison sentences.

National and local task forces conduct regular crackdowns on trade fraud, coordinating between multiple agencies to identify and prosecute sophisticated scam operations. Ward-level People's Committees monitor local real estate activities and report suspicious transactions to higher authorities.

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

What are the typical red flags when dealing with a real estate agent in Vietnam?

Several warning signs indicate potentially fraudulent real estate agents in Vietnam.

1. **No business license or physical office presence** - Legitimate agents must display government-issued licenses and maintain verifiable business addresses.2. **Reluctance to provide documentation in English** - Professional agents serving foreign clients should offer translated contracts and property documents.3. **Pressure for immediate cash payments** - Legitimate transactions require formal payment structures and legal documentation before money exchange.4. **Unwillingness to arrange property inspections** - Professional agents encourage thorough property viewing and due diligence processes.5. **Evasive answers about property ownership** - Legitimate agents provide clear ownership documentation and encourage verification through official channels.6. **Multiple conflicting property descriptions** - Professional agents maintain consistent, accurate property information across all communications.7. **Refusal to work with buyer's legal representation** - Legitimate agents welcome lawyer involvement and legal review processes.

Are there any reliable resources or websites to verify property ownership in Vietnam?

Several official resources provide property ownership verification in Vietnam.

Local Department of Natural Resources and Environment (DONRE) offices offer the most reliable in-person verification services for Red Books and Pink Books, providing official confirmation of ownership status and document authenticity. These offices maintain comprehensive property registries accessible to potential buyers with proper identification.

Online property registries operate in major cities and provinces, offering digital access to ownership records for specific areas. Licensed real estate agencies with government accreditation maintain access to official databases and can assist with verification processes.

Provincial land offices provide supplementary verification services, particularly for rural or developing area properties where local DONRE coverage may be limited. Municipal websites in major cities like Ho Chi Minh City and Hanoi offer limited online property information access.

Professional legal firms specializing in Vietnamese property law maintain connections to official registries and can conduct comprehensive ownership verification as part of due diligence services.

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.

How can I check if a property's title is legitimate in Vietnam?

Property title verification requires a systematic approach using official Vietnamese government resources.

Visit the local DONRE office with the property's Red Book or Pink Book to verify document authenticity through their official registry system. DONRE officials can confirm whether the certificate matches their records and identify any irregularities in stamps, seals, or document features.

Examine the physical document for security features including watermarks, official seals, and proper government formatting that indicate legitimate issuance. Fake documents often lack sophisticated security elements or contain spelling errors and formatting inconsistencies.

Cross-reference the property address and parcel number with municipal planning documents to ensure the location exists and matches zoning regulations. Request the seller to provide the original certificate rather than copies, as legitimate owners maintain originals for official transactions.

Engage a qualified Vietnamese property lawyer to conduct comprehensive title searches and verify the chain of ownership through official channels, ensuring no outstanding liens or legal disputes affect the property.

What should I do if I suspect I've encountered a property scam in Vietnam?

Immediate action protects your interests when encountering suspected property scams in Vietnam.

Consult immediately with a licensed Vietnamese property lawyer to assess the situation and gather documented evidence of fraudulent activity, including all communications, contracts, and payment records. Stop all financial transactions and refuse to sign additional agreements with suspected scammers.

File formal complaints with local police departments, providing detailed evidence and documentation of the suspected fraud. Submit complaints to the relevant DONRE office where the property is located, as they handle land-related fraud investigations.

Notify the ward-level People's Committee in the property's location, as they monitor local real estate activities and can coordinate with higher authorities. Contact your embassy or consulate if you're a foreign national, as they can provide assistance with legal proceedings and documentation.

Document all interactions with photographs, written records, and witness statements to support potential legal action. Preserve all original documents and avoid returning them to suspected scammers even under pressure.

How does the Vietnamese property market differ from other countries in terms of scam risk?

The Vietnamese property market presents unique scam risks compared to developed international markets.

Opaque ownership systems create vulnerability through complex documentation requirements and language barriers that scammers exploit to confuse foreign buyers. Rapid market development in tourist areas outpaces regulatory oversight, creating opportunities for fraudulent projects and fake development schemes.

Foreign ownership restrictions specific to Vietnam create specialized scam opportunities targeting buyers unfamiliar with legal limitations on land ownership and condominium purchase caps. The absence of exclusive agent agreements allows multiple listing confusion that sophisticated scammers use to hide fraudulent activities.

However, strict new legislation effective January 2025 introduces enhanced buyer protections including mandatory bank guarantees for off-plan purchases and stricter developer financial requirements. These reforms aim to align Vietnamese property market security with international standards.

Compared to neighboring countries, Vietnam's centralized land registry system provides better verification opportunities than some regional markets, though implementation varies by province and city.

What are the penalties for those caught committing property fraud in Vietnam?

Vietnamese law imposes severe penalties for property fraud, ranging from community service to life imprisonment.

Minor fraud cases result in 3 years of community service and financial fines proportional to the damage caused. Moderate fraud involving substantial financial losses carries prison sentences of 3-7 years plus asset forfeiture and compensation orders.

Large-scale fraud operations face 7-15 years imprisonment with complete asset seizure and heavy financial penalties. Repeat offenders and organized fraud rings receive 15-20 years or life imprisonment, depending on the scale and impact of their crimes.

Recent high-profile cases demonstrate enforcement severity, with property fraud convictions resulting in death sentences for billion-dollar schemes that damaged the financial system. Asset forfeiture extends to all properties and financial accounts connected to fraudulent activities.

Civil penalties include mandatory compensation to victims, business license revocation, and permanent bans from real estate industry participation. International cooperation agreements allow prosecution of cross-border fraud cases involving foreign victims.

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 Pitfalls
2. MVP Vietnam - Rent Scams
3. VietnamNet - Real Estate Scams
4. Indochine Counsel - Legal Risks
5. JHouse Vietnam - Rental Scams
6. Invest Vietnam - Red Book vs Pink Book
7. Apolo Legal - Property Ownership
8. Vietnam Briefing - New Real Estate Law
9. LawNet - Property Fraud Penalties
10. MySLaw - Legal Repercussions