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
Vietnam has become one of the most popular destinations in Southeast Asia for foreigners looking to buy residential property, but the rules here are genuinely different from what you might expect.
In this guide, we break down exactly what you can and cannot own as a foreign individual in Vietnam in 2026, covering everything from ownership limits to closing costs.
We constantly update this blog post to reflect the latest regulations and housing prices in Vietnam, so you always have current information.
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.
Insights
- Foreign ownership in Vietnamese apartment buildings is capped at 30% of total units per building, meaning popular projects in Ho Chi Minh City and Hanoi often hit their quota within months of launch.
- Vietnam's ownership model means you can own the apartment or house, but not the land underneath it, which stays under state ownership with land-use rights held separately.
- Foreign property ownership in Vietnam is time-limited to around 50 years, though extensions are possible under certain conditions set by the Housing Law 2023.
- Closing costs for buying a new apartment from a developer in Vietnam can reach 10% to 12% of the purchase price, mainly because VAT is often quoted separately.
- Mortgage rates in Vietnam typically start with a teaser period around 5% to 8% per year, but jump to floating rates between 9% and 12.5% after the first one to two years.
- Annual property tax in Vietnam is surprisingly low for homeowners, often just 0.03% to 0.15% of the official land price, which is usually well below actual market value.
- Rental income tax for foreign landlords in Vietnam is straightforward at 10% of gross rent, split evenly between VAT and personal income tax.
- HSBC Vietnam and Vietcombank are among the few banks that actively market home loans to foreigners, though approval still depends heavily on having local income or residency status.
What can I legally buy and truly own as a foreigner in Vietnam?
What property types can foreigners legally buy in Vietnam right now?
As a foreign individual in Vietnam in 2026, you can legally buy condominiums, apartments, and landed houses like villas or townhouses, but only when they are located inside eligible commercial housing projects that have been approved for foreign ownership.
The most important legal condition is that foreign ownership quotas in each building or project must not be exceeded, which means you need to verify availability before committing to any purchase.
In practice, this means apartments in high-rise buildings are the most common and accessible option for foreigners, while standalone "tube houses" outside of approved projects are typically off-limits because of separate land-use-right restrictions.
If you are considering a villa or townhouse, the same project-based eligibility rules apply, and there is a separate cap of up to 250 foreign-owned houses within each ward-level administrative area.
Finally, please note that our pack about the property market in Vietnam is specifically tailored to foreigners.
Can I own land in my own name in Vietnam right now?
No, as a foreign individual in Vietnam, you generally cannot own land in your own name because all land in Vietnam is owned by the state, and private parties hold land-use rights rather than outright ownership.
However, foreigners can own the residential building or apartment itself, meaning you get an ownership certificate for the house or unit while the underlying land-use right remains separate and is not transferred to you the way it would be for a Vietnamese citizen.
This land-versus-building split is one of the most important concepts to understand before buying property in Vietnam, because it affects what you truly own and what happens at the end of your ownership term.
As of 2026, what other key foreign-ownership rules or limits should I know in Vietnam?
As of January 2026, the most important rule to understand is that foreign ownership in Vietnam is time-limited to approximately 50 years, with the possibility of extension, which is fundamentally different from freehold ownership in many other countries.
For apartments and condos in Vietnam, the quota rule allows a maximum of 30% of units in any single building to be owned by foreigners, and this percentage is calculated per building block in multi-tower projects.
Before completing a purchase, foreign buyers in Vietnam must register their ownership with local authorities, and developers are required to confirm quota availability in writing as part of the transaction process.
One notable change that took effect with the Housing Law 2023 and its implementing decrees is clearer guidance on how foreign ownership quotas are tracked and enforced, which has made the process somewhat more transparent than before.
If you're interested, we go much more into details about the foreign ownership rights in Vietnam here.
What's the biggest ownership mistake foreigners make in Vietnam right now?
The single biggest mistake foreigners make when buying property in Vietnam is purchasing a unit that looks like housing but cannot actually deliver the ownership certificate they need, often because the foreign quota is already full or the unit is not legally classified as residential.
If you make this mistake, you may end up paying for a property that you cannot legally register in your name, leaving you without enforceable ownership rights and very limited options to recover your investment.
Other classic pitfalls in Vietnam include assuming you are buying land when you are only getting a time-limited house ownership right, not getting written confirmation of quota availability before paying a deposit, and failing to verify that the project has all required legal approvals for foreign buyers.
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 visa or residency status changes what I can do in Vietnam?
Do I need a specific visa to buy property in Vietnam right now?
In Vietnam, you do not need a specific "property buyer visa" to purchase real estate, and technically you can buy on a tourist visa as long as you can meet the documentation and administrative requirements of the transaction.
The most common administrative hurdle for buyers without local residency in Vietnam is the practical difficulty of opening a bank account, handling notarization, and managing paperwork when you are not physically present or do not have a work permit or temporary residence card.
You will typically need a tax identifier at some point in the process, whether for paying the registration fee, declaring rental income later, or handling taxes when you eventually sell the property.
Foreign buyers in Vietnam usually need to present a valid passport, proof of legal entry, and for resale purchases, confirmation that the unit is eligible for foreign ownership and that the quota is available.
Does buying property help me get residency and citizenship in Vietnam in 2026?
As of January 2026, buying property in Vietnam does not give you automatic residency rights or a pathway to citizenship, because the housing laws govern property ownership separately from immigration rules.
Vietnam does not currently offer a "golden visa" or investor visa program where purchasing real estate alone qualifies you for long-term residency.
If you want permanent residency in Vietnam, the more common pathways include marriage to a Vietnamese citizen, extended employment with a work permit, or investment through a business entity rather than personal property purchase.
We give you all the details you need about the different pathways to get residency and citizenship in Vietnam here.
Can I legally rent out property on my visa in Vietnam right now?
Your visa status in Vietnam does not directly prevent you from renting out a property you legally own, but you must treat the rental income as taxable and comply with local tax and registration requirements.
You do not need to live in Vietnam to rent out your property, and many foreign owners manage rentals remotely through property management agents who handle tenant registration and day-to-day operations.
The most important thing for foreign landlords in Vietnam is to declare rental income properly, which typically means paying 5% VAT and 5% personal income tax on your gross rental revenue once you exceed the applicable threshold.
We cover everything there is to know about buying and renting out in Vietnam here.
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How does the buying process actually work step-by-step in Vietnam?
What are the exact steps to buy property in Vietnam right now?
The standard sequence to buy property in Vietnam involves selecting an eligible property, paying a reservation deposit, conducting due diligence on ownership and quota status, signing a notarized sale and purchase agreement, paying statutory fees, and then registering your ownership to receive the certificate.
You do not have to be physically present for every step in Vietnam, because you can grant a power of attorney to a trusted representative for signing and notarization, though many first-time buyers prefer to attend key moments in person.
The deal typically becomes legally binding for both parties in Vietnam when you sign the notarized sale and purchase agreement and complete the initial payment according to the contract terms.
From accepted offer to final registration in Vietnam, the timeline usually ranges from two to four months for a straightforward resale transaction, though developer sales with staggered payment schedules can stretch longer.
We have a document entirely dedicated to the whole buying process our pack about properties in Vietnam.
Is it mandatory to get a lawyer or a notary to buy a property in Vietnam right now?
In Vietnam, notarization of the sale and purchase agreement is very commonly required for enforceable property transfers, so you will almost certainly need a notary as part of the buying process.
The key difference is that a notary in Vietnam authenticates and registers the contract according to regulated procedures, while a lawyer provides independent advice, conducts due diligence, and protects your interests throughout the transaction.
One essential item to include in any lawyer engagement for a Vietnam property purchase is verification that the unit is eligible for foreign ownership and that the foreign quota is available in that specific building or project.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Vietnam versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What checks should I run so I don't buy a problem property in Vietnam?
How do I verify title and ownership history in Vietnam right now?
To verify title and ownership history in Vietnam, you should work through the local Land Registration Office, which maintains the official records of property certificates and registered ownership.
The key document to request is the ownership certificate, commonly called the "pink book" in Vietnam, which shows the current registered owner and confirms that the property can be legally transferred.
A realistic look-back period for ownership history checks in Vietnam is typically five to ten years, focusing on whether transfers were properly registered and whether there are any gaps or irregularities in the chain of ownership.
One clear red flag that should pause or stop your purchase in Vietnam is finding that the seller's name does not match the certificate, that spousal consent is missing, or that there are unresolved disputes or claims noted in the registration records.
You will find here the list of classic mistakes people make when buying a property in Vietnam.
How do I confirm there are no liens in Vietnam right now?
The standard way to confirm there are no liens or encumbrances on a property in Vietnam is to have your lawyer or notary check the registration status at the Land Registration Office and review the seller's declarations about any outstanding obligations.
The most common type of lien to ask about in Vietnam is whether the property has been pledged as collateral for a mortgage, which would need to be fully paid off and released before the ownership can be transferred to you.
The best proof of lien status in Vietnam is a certificate or confirmation from the Land Registration Office showing that no encumbrances, pledges, or restrictions are currently recorded against the property.
How do I check zoning and permitted use in Vietnam right now?
To check zoning and permitted use for a property in Vietnam, you should verify the land-use purpose classification with the local Department of Natural Resources and Environment or through the project's approved planning documents.
The key document that confirms zoning classification in Vietnam is the land-use planning map and the project approval documentation, which specify whether the land is designated for residential, commercial, or mixed purposes.
A common zoning pitfall that foreign buyers frequently miss in Vietnam is purchasing a unit marketed as housing when it is actually classified as a commercial or hospitality product, like a condotel, which may not qualify for a residential ownership certificate.
Buying real estate in Vietnam can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Vietnam, and on what terms?
Do banks lend to foreigners for homes in Vietnam in 2026?
As of January 2026, yes, some banks in Vietnam do lend to foreigners for home purchases, but approval is selective and typically requires stronger residency status, local income, or employment ties than a tourist visa can provide.
Loan-to-value ratios for foreign borrowers in Vietnam are generally conservative, commonly ranging from 50% to 70% of the property value depending on the bank and your profile.
The single most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Vietnam is having a valid work permit or temporary residence card combined with verifiable income earned in Vietnam.
You can also read our latest update about mortgage and interest rates in Vietnam.
Which banks are most foreigner-friendly in Vietnam in 2026?
As of January 2026, the most foreigner-friendly banks for mortgages in Vietnam are HSBC Vietnam, Vietcombank, and Techcombank, which have experience processing applications from expats and foreign residents.
What makes these banks more foreigner-friendly in Vietnam is their familiarity with expat documentation, their English-language services, and their willingness to consider income from foreign employers with local contracts.
These banks generally require some form of local residency or work authorization in Vietnam, so pure non-residents without any local ties will find it much harder to qualify for a mortgage.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Vietnam.
What mortgage rates are foreigners offered in Vietnam in 2026?
As of January 2026, mortgage rates for foreigners in Vietnam typically start with a teaser rate between 5% and 8% per year for the first six to twenty-four months, then shift to a floating rate in the range of 9% to 12.5% per year.
Fixed-rate mortgages in Vietnam are rare beyond the initial promotional period, so most borrowers should plan for variable rates after the teaser period ends, which means your monthly payment can increase significantly once the introductory rate expires.
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 will taxes, fees, and ongoing costs look like in Vietnam?
What are the total closing costs as a percent in Vietnam in 2026?
Closing costs in Vietnam vary significantly depending on whether you are buying from a developer or purchasing a resale property, with developer purchases typically costing more due to VAT.
For a resale transaction in Vietnam, buyer-side closing costs typically range from 1% to 2.5% of the purchase price, while for a new developer sale where VAT is quoted separately, total costs can reach 10% to 12%.
The main fee categories that make up closing costs in Vietnam include the 0.5% registration fee, notarization fees that scale with contract value, and for new builds, the 10% VAT on the purchase price.
The single biggest contributor to closing costs in Vietnam is VAT on new developer sales, which at 10% dwarfs all other fees combined.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Vietnam.
What annual property tax should I budget in Vietnam in 2026?
As of January 2026, annual property tax for homeowners in Vietnam is surprisingly low, typically between 0.03% and 0.15% of the official land price, which translates to roughly 500,000 to 5,000,000 VND (about 20 to 200 USD or 18 to 185 EUR) for an average urban apartment.
Annual property tax in Vietnam is assessed on official government land price tables rather than market value, which is why the actual tax burden feels negligible compared to building management fees or other ongoing costs.
How is rental income taxed for foreigners in Vietnam in 2026?
As of January 2026, the typical effective tax rate on rental income for foreign landlords in Vietnam is 10% of gross rent, split between 5% VAT and 5% personal income tax.
The basic requirement for foreign owners in Vietnam is to declare rental income once it exceeds the applicable threshold, and taxes are typically handled through a simplified filing process or withheld with the help of a local tax agent.
What insurance is common and how much in Vietnam in 2026?
As of January 2026, annual home insurance premiums in Vietnam typically range from 500,000 to 3,000,000 VND (about 20 to 120 USD or 18 to 110 EUR) for standard contents and liability coverage on an apartment.
The most common type of property insurance that owners carry in Vietnam is fire and explosion coverage, which is often compulsory at the building level for condominiums and is typically included in your building management fees.
The biggest factor that makes insurance premiums higher or lower for the same property type in Vietnam is the insured value you choose and the building's risk classification, with high-rise apartments in newer developments generally costing less to insure than older or mixed-use properties.
Get the full checklist for your due diligence in Vietnam
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 |
|---|---|---|
| Housing Law 2023 (Law No. 27/2023/QH15) | It's the core statute defining what foreigners can own in Vietnam. | We used it to define what foreigners can buy and the time limits on ownership. We also used it to frame key restrictions like project eligibility and ownership caps. |
| Decree 95/2024/ND-CP | It's the government decree that makes the Housing Law practical in real transactions. | We used it to validate how foreign ownership quotas are applied in buildings and projects. We also confirmed the paperwork mechanics tied to foreign ownership. |
| Land Law 2024 (Law No. 31/2024/QH15) | It's the foundational law explaining why foreigners cannot hold land-use rights directly. | We used it to explain the land-versus-building ownership split. We also anchored the "what you truly own" section in this framework. |
| PwC Vietnam Land Law 2024 Summary | PwC is a major advisory firm providing structured legal analysis. | We used it to cross-check effective dates and practical interpretation for foreigners. We also triangulated how certificates are handled for foreign house owners. |
| Law on Real Estate Business 2023 | It's the statute governing real estate transactions and developer rules. | We used it to frame how primary and secondary sales work in Vietnam. We also supported the step-by-step purchase flow with this framework. |
| Decree 10/2022/ND-CP on Registration Fees | It's the legal basis for the 0.5% registration fee at title registration. | We used it to quantify buyer-side statutory costs at registration. We kept closing cost estimates grounded in actual fee rules. |
| Circular 257/2016/TT-BTC (Notarization Fees) | It's the Ministry of Finance schedule for notarization charges. | We used it to estimate notarization costs as part of closing costs. We explained why notarization fees scale with contract value. |
| Circular 40/2021/TT-BTC (VAT and PIT on Rentals) | It's the circular setting the 5% VAT plus 5% PIT on rental revenue. | We used it to quantify rental income tax for individual landlords. We built the "if your rent exceeds threshold, here's what you pay" rule from this. |
| KPMG Vietnam Tax Alert on Circular 40 | KPMG provides clear practitioner explanations of tax rules. | We used it to cross-check the practical application of VAT and PIT on rental income. We triangulated to reduce the risk of misreading the circular. |
| Decree 23/2018/ND-CP (Fire Insurance) | It's the regulation behind compulsory fire and explosion insurance. | We used it to explain when building-level compulsory insurance exists in condos. We anchored the insurance section in real regulation. |
| HSBC Vietnam Home Loans | It's a primary bank source showing mortgages are actively marketed in Vietnam. | We used it to confirm that some banks offer home loans to foreigners. We framed typical documentation expectations from this source. |
| Vietcombank Home Loan Promotion | Vietcombank is a major state-linked bank publishing its own loan information. | We used it to triangulate the teaser rate reality in Vietnam. We kept our 2026 mortgage rate estimates realistic based on this. |
| Techcombank Interest Rates | It's a major Vietnamese bank publishing rate reference documents. | We used it as a cross-check that banks publish base and average lending references. We avoided using informal rate tables as our primary basis. |
| Savills Vietnam Market Report | Savills is a global real estate consultancy with a formal research practice. | We used it to confirm what's common in Vietnam's residential market. We kept the property types section market-realistic based on their data. |
| CBRE Vietnam Market Outlook 2025 | CBRE is a global consultancy with structured market outlooks. | We used it to triangulate market structure and product segmentation. We ensured we were not over-weighting one city's product mix. |
| Russin and Vecchi Property Taxes Guide | They are legal practitioners providing a summary of property tax rules. | We used it to triangulate annual property tax rate ranges. We translated official-price-table taxes into market-value equivalents. |
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.