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
If you're a foreigner planning to buy property in Vietnam, you'll need to budget for more than just the purchase price because there are registration fees, notary costs, and sometimes VAT that can add up quickly.
Vietnam's property costs can range from under 2% to over 12% on top of your purchase price, and the difference depends mostly on whether you're buying a new apartment from a developer or a resale home.
We constantly update this blog post to reflect the latest regulations and market conditions 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.
Overall, how much extra should I budget on top of the purchase price in Vietnam in 2026?
How much are total buyer closing costs in Vietnam in 2026?
As of early 2026, most foreign buyers in Vietnam should expect total closing costs between 1.5% and 4% of the purchase price, which translates to roughly 75 million to 200 million VND (about 3,000 to 8,000 USD or 2,800 to 7,400 EUR) on a typical 5 billion VND apartment.
If you're buying a resale property and keeping things minimal, you can get away with closing costs as low as 1% to 1.8% of the price, covering just the mandatory registration fee of 0.5% plus notary and small admin charges.
However, if you're purchasing a new-build apartment where VAT is not included in the advertised price, your closing costs in Vietnam can jump to 10% to 14% or more because you'll face a potential 10% VAT charge plus a mandatory 2% apartment maintenance fund on top of registration fees.
The main factors that determine whether you land at the low or high end in Vietnam include whether you're buying new-build versus resale, whether the developer's price includes VAT, and whether the property is an apartment that requires the 2% maintenance fund contribution.
What's the usual total % of fees and taxes over the purchase price in Vietnam?
For most standard property transactions in Vietnam, the total fees and taxes typically fall between 1.5% and 4.5% of the purchase price, with resale homes sitting at the lower end and new-build apartments at the higher end.
The realistic range for Vietnam property transactions spans from about 1% for a bare-bones resale deal to potentially 12% or more when VAT surprises come into play on developer purchases.
Within that total, government-mandated costs like the 0.5% registration fee and the 2% PIT (if shifted to the buyer) make up the bulk, while professional service fees such as notary and legal support typically account for less than 0.5% combined in Vietnam.
By the way, you will find much more detailed data in our property pack covering the real estate market in Vietnam.
What costs are always mandatory when buying in Vietnam in 2026?
As of early 2026, every property buyer in Vietnam must pay the 0.5% registration fee to obtain ownership rights (the "pink book"), notarization fees for the transfer documents, and basic administrative charges for certification and document copies.
Beyond these, apartment buyers in Vietnam face a mandatory 2% maintenance fund contribution, and anyone buying from a developer may owe VAT if it's not already included in the quoted price.
Optional but highly recommended costs for foreign buyers in Vietnam include hiring an independent lawyer for due diligence, professional translation services for legal documents, and a property valuation if you're financing or want a price reality check.
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What taxes do I pay when buying a property in Vietnam in 2026?
What is the property transfer tax rate in Vietnam in 2026?
As of early 2026, Vietnam applies a 2% personal income tax (PIT) on property transfers, which is technically the seller's tax but often gets negotiated into the deal structure.
Foreigners buying property in Vietnam do not face any extra transfer taxes compared to Vietnamese citizens, though eligibility restrictions on which properties foreigners can purchase remain the bigger hurdle.
VAT on residential property purchases in Vietnam can apply at 10% on the portion considered "assets attached to land" when buying from a developer, but the land-use rights themselves are VAT-exempt, and resale transactions between individuals typically have no VAT.
Vietnam does not use stamp duty in the way countries like the UK or Singapore do, so the closest equivalent you'll budget for at purchase is the 0.5% registration fee to record your ownership in the pink book.
Are there tax exemptions or reduced rates for first-time buyers in Vietnam?
Vietnam does not offer a broad first-time buyer tax discount like some countries, though limited PIT exemptions exist for sellers transferring their only home under certain ownership conditions.
If you buy property through a company in Vietnam instead of as an individual, the tax mechanics shift to corporate income tax rules, where sellers are taxed on profits rather than the flat 2% on gross price that applies to individuals.
There is a meaningful tax difference between new-build and resale in Vietnam because new-build purchases may include VAT exposure and the 2% apartment maintenance fund, while resale transactions typically have a cleaner cost profile.
To qualify for any PIT exemption when selling in Vietnam, the property must typically be the seller's only residence and meet specific holding period requirements documented in Circular 92, so these exemptions rarely benefit buyers directly.
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 professional fees will I pay as a buyer in Vietnam in 2026?
How much does a notary or conveyancing lawyer cost in Vietnam in 2026?
As of early 2026, notary fees in Vietnam follow a progressive schedule and typically cost a few million VND (roughly 100 to 400 USD or 90 to 370 EUR) for standard residential transactions, with a legal cap that prevents runaway charges.
Notary fees in Vietnam are charged as a progressive percentage of the property value with defined bands and a maximum cap, not as a flat rate, which keeps costs reasonable even for higher-value homes.
Translation and interpreter services for foreign buyers in Vietnam typically run between 2 million and 6 million VND (80 to 240 USD or 75 to 220 EUR) for document translation, plus 1 million to 3 million VND per day for an interpreter during signings.
Most buyers in Vietnam with straightforward purchases skip a dedicated tax advisor, but if you want one for a consultation, expect to budget around 5 million to 20 million VND (200 to 800 USD or 185 to 740 EUR) depending on complexity.
We have a whole part dedicated to these topics in our our real estate pack about Vietnam.
What's the typical real estate agent fee in Vietnam in 2026?
As of early 2026, real estate agent fees in Vietnam are contractual and negotiable, with buyers on resale deals typically paying 0.5% to 2% of the purchase price if they hire their own agent, while new-build buyers often pay nothing directly because developers cover marketing costs.
Who pays the agent fee in Vietnam depends entirely on who hired the broker, meaning buyers may pay if they engage a buyer's agent, but in many transactions the seller or developer absorbs the commission.
The realistic range for agent fees in Vietnam spans from 0% (common in developer sales) to around 2% for buyer-side representation in the secondary market, with some agents willing to negotiate lower rates on higher-value properties.
How much do legal checks cost (title, liens, permits) in Vietnam?
Legal due diligence in Vietnam, including title verification, lien checks, and permits review, typically costs from a few million VND for a basic review up to 0.5% to 1% of the property price (roughly 25 million to 50 million VND or 1,000 to 2,000 USD or 920 to 1,850 EUR) for comprehensive service with contract drafting.
Property valuation fees in Vietnam, often required by banks for mortgage financing, generally range from a few million VND to around 10 million VND (roughly 150 to 400 USD or 140 to 370 EUR) depending on the city and property complexity.
The most critical legal check you should never skip in Vietnam is verifying the property's documentation status and project compliance, because the biggest risk is not unpaid taxes but incomplete or problematic land-use rights that can block your pink book registration.
Buying a property with hidden issues is something we mention in our list of risks and pitfalls people face when buying real estate in Vietnam.
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What hidden or surprise costs should I watch for in Vietnam right now?
What are the most common unexpected fees buyers discover in Vietnam?
The most common surprise fees in Vietnam include the 2% apartment maintenance fund collected at handover, discovering that the advertised price excludes VAT, and ongoing building management fees that weren't clearly disclosed during the sales process.
Unpaid property taxes in Vietnam are rarely a major risk since annual land-use taxes are typically small, but you should verify that all land-use obligations and project compliance documents are settled before transfer to avoid inheriting administrative problems.
Scams in Vietnam's property market include deposit pressure tactics, sellers without proper authorization, and unofficial "processing fees," so you should always use notarization, verify seller authority through formal channels, and never pay outside the documented transaction.
Fees that sellers and agents in Vietnam often fail to disclose upfront include the apartment maintenance fund amount, whether parking costs extra, monthly management fees, and crucially whether the quoted purchase price includes VAT.
In our property pack covering the property buying process in Vietnam, we go into details so you can avoid these pitfalls.
Are there extra fees if the property has a tenant in Vietnam?
If the property in Vietnam has a tenant, you may face extra costs for handover timing negotiations, compensation clauses if you want vacant possession, and paperwork for lease assignment or proper tenant registration with the building.
When buying a tenanted property in Vietnam, you inherit the existing lease agreement and cannot simply evict the tenant, meaning you must honor the lease terms until expiration unless you negotiate an early termination with compensation.
Terminating an existing lease immediately after purchase in Vietnam is generally not possible unless the lease allows it or you reach a mutual agreement with the tenant, so plan to either honor the lease or negotiate buyout terms before closing.
A sitting tenant in Vietnam can lower your negotiating leverage because it limits the buyer pool, but it can also be attractive if you want immediate rental income, with discounts of 5% to 10% sometimes achievable on tenanted properties.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Vietnam.
We have made this infographic to give you a quick and clear snapshot of the property market in Vietnam. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which fees are negotiable, and who really pays what in Vietnam?
Which closing costs are negotiable in Vietnam right now?
Negotiable closing costs in Vietnam include who economically bears the 2% PIT transfer tax, agent or broker commissions, legal service scope and fees, and who pays for document translations and small administrative items.
Fixed costs that cannot be negotiated in Vietnam include the 0.5% registration fee set by government decree and the notary fee schedule established by the Ministry of Finance, though you can shop around for notaries within the regulated framework.
On negotiable fees in Vietnam, buyers can realistically achieve reductions of 10% to 30% on legal services and brokerage, and can often shift the economic burden of the 2% PIT to the seller by adjusting the agreed purchase price.
Can I ask the seller to cover some closing costs in Vietnam?
Asking sellers to cover some closing costs in Vietnam is common practice, and your success rate depends heavily on market conditions and how motivated the seller is to close the deal.
In Vietnam, sellers are most commonly willing to cover or absorb the 2% PIT transfer tax (since it's legally their tax anyway) and sometimes the brokerage fee if they engaged the broker originally.
Sellers in Vietnam are more likely to accept covering closing costs when the market is slow, when a property has been listed for a long time, or when the seller faces liquidity pressure, such as in certain Hanoi and Ho Chi Minh City developments with oversupply.
Is price bargaining common in Vietnam in 2026?
As of early 2026, price bargaining is a normal part of buying property in Vietnam, especially in the resale market, and sellers generally expect some negotiation rather than accepting the asking price immediately.
Buyers in Vietnam typically negotiate discounts of 2% to 6% below the asking price on resale properties, which translates to roughly 100 million to 300 million VND (4,000 to 12,000 USD or 3,700 to 11,000 EUR) on a 5 billion VND home, with larger discounts possible when sellers are motivated or properties have been on the market for a while.
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What monthly, quarterly or annual costs will I pay as an owner in Vietnam?
What's the realistic monthly owner budget in Vietnam right now?
A realistic monthly owner budget for an apartment in Vietnam's major cities like Hanoi or Ho Chi Minh City ranges from 2 million to 8 million VND (roughly 80 to 320 USD or 75 to 300 EUR) to cover building management fees, utilities, and parking.
The main recurring expenses in Vietnam include building management or service fees charged per square meter, electricity and water utilities, internet, and parking fees which are often billed separately from the management fee.
Monthly owner costs in Vietnam range from around 1.5 million VND (60 USD or 55 EUR) for a basic apartment with minimal services to over 10 million VND (400 USD or 370 EUR) for luxury buildings in districts like District 2 in Ho Chi Minh City or Tay Ho in Hanoi with premium amenities.
The building management fee tends to vary the most in Vietnam because it depends on the building's grade, amenities, and location, with luxury developments charging significantly higher per-square-meter rates than standard residential buildings.
You can see how this budget affect your gross and rental yields in Vietnam here.
What is the annual property tax amount in Vietnam in 2026?
As of early 2026, Vietnam does not impose a large Western-style annual property tax, but owners pay a non-agricultural land use tax that is typically very small for residential properties, often well under 1 million VND (roughly 40 USD or 37 EUR) per year for typical owner-occupiers.
The realistic range for annual land-use tax in Vietnam spans from negligible amounts for standard homes to a few million VND for properties with larger land areas, though most urban apartment owners find this cost almost insignificant compared to their monthly fees.
Vietnam's non-agricultural land use tax is calculated based on assessed land value and quota rules set at the provincial level, not on market value, which is why the amounts remain modest compared to property taxes in countries like the US or UK.
Certain exemptions or reductions may apply for agricultural land conversions or specific land categories in Vietnam, but for standard residential properties there are no major exemption programs that significantly reduce this already-low tax burden.
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.
If I rent it out, what extra taxes and fees apply in Vietnam in 2026?
What tax rate applies to rental income in Vietnam in 2026?
As of early 2026, individual landlords in Vietnam with annual rental revenue over 100 million VND (roughly 4,000 USD or 3,700 EUR) pay a combined tax of 10%, split between 5% VAT and 5% personal income tax on the gross rental amount.
Under Vietnam's simplified tax method for individuals, landlords generally cannot deduct expenses like maintenance or management fees because the tax is calculated on gross revenue rather than net profit, making the 10% essentially your effective rate once you cross the threshold.
The effective tax rate for landlords in Vietnam is either 0% if your annual rental income stays below 100 million VND, or a flat 10% on all rental income once you exceed that threshold, with no progressive rates or deduction-based variations.
Foreign property owners in Vietnam pay the same rental income tax rates as Vietnamese residents, with no additional surcharge, though you should confirm any tax treaty implications with your home country for overall tax efficiency.
Do I pay tax on short-term rentals in Vietnam in 2026?
As of early 2026, short-term rental income in Vietnam is taxed the same way as long-term rental income, meaning you owe the combined 5% VAT plus 5% PIT once your annual revenue exceeds 100 million VND.
There is no special tax rate or separate category for short-term rentals like Airbnb in Vietnam, though your practical compliance risk may be higher because short-term rentals often face stricter building rules, local registration requirements, and enforcement in popular tourist areas like District 1 in Ho Chi Minh City or Hoan Kiem in Hanoi.
If you want to optimize your rental strategy, you can read our complete guide on how to buy and rent out in Vietnam.
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If I sell later, what taxes and fees will I pay in Vietnam in 2026?
What's the total cost of selling as a % of price in Vietnam in 2026?
As of early 2026, total selling costs in Vietnam typically run between 2% and 5% of the sale price, depending mainly on whether you use a real estate agent and how you structure the transaction.
The realistic range for selling costs in Vietnam spans from around 2% if you sell privately and handle paperwork yourself, to 5% or more if you engage a full-service agent and cover all notary and administrative fees.
Selling costs in Vietnam typically include the 2% personal income tax on the transfer, agent commission (if used), notary and documentation fees, and potentially early mortgage repayment charges if you have outstanding financing.
The single largest selling cost in Vietnam is usually the 2% PIT on the sale price, which is legally the seller's obligation and cannot be avoided except in narrow exemption cases.
What capital gains tax applies when selling in Vietnam in 2026?
As of early 2026, Vietnam taxes individual property sales at a flat 2% of the transfer price rather than calculating tax on actual capital gains, which means you pay 2% whether you made a profit or not.
Limited exemptions to this 2% PIT exist in Vietnam, most notably when the property is the seller's only residence and certain ownership duration conditions are met, though these exemptions are narrowly defined and rarely apply to foreign owners with multiple investments.
Foreigners selling property in Vietnam pay the same 2% PIT rate as Vietnamese citizens, with no additional surcharge or discriminatory tax, making the exit tax burden straightforward to calculate.
Unlike countries that tax actual capital gains (sale price minus purchase price minus improvements), Vietnam simply applies 2% to the gross sale price for individuals, which simplifies calculations but means you cannot reduce your tax by documenting renovation costs or inflation adjustments.
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 |
|---|---|---|
| Decree 10/2022/ND-CP | Official Vietnamese government decree setting registration fees | We used this to confirm the 0.5% registration fee rate. We also referenced it to explain why fees can be based on provincial price tables. |
| Circular 92/2015/TT-BTC | Government portal publication for Vietnamese tax regulations | We used this to ground the 2% PIT on property transfers. We also referenced it for exemption conditions and who legally owes the tax. |
| Circular 257/2016/TT-BTC | Ministry of Finance circular specifying notary fee schedules | We used this to estimate notarization costs across price bands. We also highlighted the progressive structure and caps. |
| Circular 40/2021/TT-BTC | Official text setting rental income tax rates and thresholds | We used this to confirm the 5% VAT plus 5% PIT rental tax structure. We also referenced the 100 million VND threshold. |
| Law 48/2010/QH12 | National Assembly law establishing land use tax system | We used this to explain Vietnam's annual property tax equivalent. We referenced it to show why amounts are typically small for homeowners. |
| Savills Vietnam | Major international real estate firm with Vietnam expertise | We used this to explain the 2% apartment maintenance fund requirement. We also referenced their breakdown of service fees versus maintenance fees. |
| MultiLaw Vietnam Guide | Legal reference guide verified by member law firms | We used this to explain VAT treatment on new-build versus resale purchases. We referenced it for the land-use rights exemption from VAT. |
| PwC Vietnam Pocket Tax Book 2024 | Top-tier audit firm's formal tax summary document | We used this as a cross-check on overall VAT and PIT frameworks. We ensured our terminology matched professional standards. |
| Global Property Guide | Well-known comparative housing market reference | We used this as a benchmark to sanity-check our total cost estimates. We also referenced it for foreigner treatment confirmation. |
| Law on Real Estate Business 2023 | National law governing real estate transactions and brokerage | We used this to confirm that brokerage fees are contractual and negotiable. We referenced it to explain who typically pays agent commissions. |
| Hanoi Decision 33/2025/QĐ-UBND | Official Hanoi provincial decision on building management fees | We used this to show that monthly fees can have local frameworks. We referenced it to justify realistic monthly budget ranges. |
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