Can I rent out my property 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.

Do foreigners legally own property in Vietnam or is it only leasehold ownership?

Foreigners cannot own land directly in Vietnam but can acquire property through 50-year leasehold arrangements.

The Vietnamese government restricts foreign property ownership to leasehold structures only, with foreigners obtaining Land Use Rights (LUR) linked to the building but not the underlying land. These leasehold rights are valid for 50 years and can be renewed once, providing up to 100 years of property use.

Foreign ownership is limited to specific quotas within each development. In apartment buildings, foreigners can own up to 30% of total units, while in villa or house projects, the limit is 10% of available properties. These quotas apply at the district or ward level, meaning popular areas may reach their foreign ownership limits quickly.

Property acquisition is only possible through licensed commercial housing projects that have received approval for foreign sales. Individual private sales between Vietnamese citizens and foreigners are not permitted under current regulations.

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

What type of visa or residency status do I need to legally rent out my property in Vietnam?

Any valid Vietnamese visa allows foreigners to rent out their legally owned property.

Vietnam does not require specific visa types, residency permits, or investor status for property rental activities. Tourist visas, business visas, work permits, and temporary residence cards all provide sufficient legal status to engage in rental operations, as long as the property ownership is legitimate.

The key requirement is maintaining valid visa status throughout the rental period and ensuring proper property ownership documentation is in place. Your visa type does not restrict or enhance your ability to collect rental income or manage tenants.

However, visa validity affects your ability to physically manage the property and conduct necessary administrative tasks like tax registration and police reporting, which require presence in Vietnam.

Are there specific districts or cities in Vietnam where foreigners are allowed to rent out their property?

Foreigners can rent out property in any location where foreign ownership is permitted, excluding defense and security-sensitive areas.

Major rental markets for foreign-owned properties include Ho Chi Minh City's Districts 1, 2, 7, and Binh Thanh, Hanoi's Ba Dinh, Dong Da, and Cau Giay districts, plus popular destinations like Da Nang and Phu Quoc Island. These cities offer the highest rental demand and most established foreign ownership frameworks.

Location restrictions primarily apply to areas near military installations, government facilities, and border regions where foreign ownership is prohibited entirely. Most commercial residential developments approved for foreign sales are located in areas where rental activities are permitted.

Local regulations may impose additional restrictions on short-term rentals or specific building bylaws that limit rental frequency, but these vary by individual projects rather than citywide policies.

Do I need to register the property with local authorities before I can legally rent it out?

Property must be registered under foreign ownership and rental activities require separate business registration with district authorities.

Registration Type	Authority	Timeline
Property Ownership	Department of Natural Resources and Environment	During purchase process
Business Registration	District Business Registration Office	Before starting rental activity
Tax Registration	Local Tax Department	Within 10 days of business registration
Tenant Registration	Local Police Station	Within 12-24 hours of occupancy
Fire Safety Certificate	Fire Prevention Department	Before rental commencement

What taxes apply when renting out property in Vietnam, and what are the current rates for personal income tax and VAT on rental income?

Foreign property owners pay a combined 10% tax rate on gross rental income exceeding VND 100 million annually.

As of September 2025, the tax structure consists of 5% Personal Income Tax (PIT) and 5% Value Added Tax (VAT) applied to gross rental receipts. This 10% total rate applies to all rental income above the VND 100 million threshold, approximately $4,000 USD per year.

Tax registration must be completed at the local tax office within 10 days of commencing rental activities. Monthly or quarterly tax payments are required depending on income levels, with penalties for late payments ranging from 0.03% to 0.05% per day of the outstanding amount.

Additional costs include business registration fees (typically VND 1-2 million) and potential accounting service fees if you hire professionals to manage tax compliance, which most foreign owners do to ensure accuracy.

Income below VND 100 million annually may be exempt from formal tax registration but still requires proper documentation and may be subject to alternative tax arrangements depending on local authority interpretation.

Am I required to obtain a business license or operate as a registered company to rent out my property long term or short term?

Property rental activities are classified as conditional business requiring business registration with district authorities.

Both long-term and short-term rental activities require business registration certificates from the district-level Department of Planning and Investment or Business Registration Office. This applies regardless of rental duration or frequency, as Vietnamese law treats all rental income as business activity.

Short-term rentals through platforms like Airbnb may require additional hospitality business licenses or tourist accommodation permits, depending on the city and building regulations. Ho Chi Minh City and Hanoi have specific requirements for short-term rental operations that exceed standard long-term rental registration.

The business registration process typically takes 7-14 working days and costs VND 1-3 million in fees. Required documents include property ownership certificates, passport copies, visa documentation, and completed application forms in Vietnamese.

Operating without proper business registration can result in fines ranging from VND 10-30 million and forced cessation of rental activities until compliance is achieved.

What are the legal requirements for signing a rental contract with tenants in Vietnam, and must it be notarized or registered?

Rental contracts must be in writing with detailed terms, but notarization is recommended rather than legally mandatory.

Vietnamese rental contracts must include specific provisions covering rental amounts, payment schedules, deposit terms, maintenance responsibilities, utility arrangements, and termination conditions. Contracts should specify the rental period, renewal options, and any restrictions on property use.

While notarization is not required by law, it provides stronger legal protection in dispute cases and is highly recommended for foreign landlords. Notarized contracts carry more weight in Vietnamese courts and with local authorities during any compliance checks.

Contract copies must be retained for police registration purposes when tenants move in, and Vietnamese translation is required if the original contract is in English. Both parties should receive signed copies with clear signatures and contact information.

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

Can I rent my property on short-term platforms like Airbnb, or are there restrictions and permits required for that?

Short-term rental platforms are subject to additional restrictions and may require hospitality business licenses depending on location and building rules.

1. **Platform Registration Requirements**: Airbnb and similar platforms require hosts to provide business registration certificates and tax identification numbers before listing approval2. **Building Bylaws Restrictions**: Many condominium projects prohibit or limit short-term rentals through building management rules and homeowner association agreements 3. **City-Specific Permits**: Ho Chi Minh City requires tourist accommodation permits for rentals under 30 days, while Hanoi has similar hospitality licensing requirements4. **Fire Safety Compliance**: Short-term rentals often require additional fire safety certificates and emergency evacuation plans not needed for long-term rentals5. **Insurance Requirements**: Some cities mandate specific liability insurance coverage for short-term rental operations to protect both guests and property owners

Violation of short-term rental regulations can result in platform delisting, fines up to VND 50 million, and temporary suspension of rental activities. Building management companies may also impose their own penalties for unauthorized short-term operations.

What reporting obligations do I have to local police or authorities when I have tenants moving in?

Landlords must register tenant temporary residence with local police within 12-24 hours of occupancy for all tenants, especially foreigners.

The temporary residence registration process requires submitting tenant identification documents, rental contracts, and completed police forms to the ward or commune police station. This applies to both Vietnamese and foreign tenants, with stricter enforcement for international occupants.

Required documents include tenant passport copies, visa pages, entry stamps, rental agreement copies, and property ownership certificates. Police registration fees typically range from VND 50,000 to 200,000 per registration depending on the locality.

Failure to complete police registration within the specified timeframe can result in administrative fines of VND 3-5 million for landlords and potential visa complications for foreign tenants. Repeat violations may lead to restrictions on future rental activities.

When tenants vacate the property, landlords must also notify police of the residence change within 24 hours to maintain accurate occupancy records.

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.

Are there limits on the length of lease contracts I can sign with tenants in Vietnam?

No strict maximum lease term limits exist for foreign landlords beyond their leasehold ownership period and building regulations.

Lease agreements can extend up to the remaining duration of your 50-year leasehold rights, though practical considerations typically limit residential leases to 1-3 years with renewal options. Commercial leases may extend longer depending on property type and tenant requirements.

Building management bylaws may impose their own restrictions on lease terms, particularly for short-term arrangements or specific tenant types. Some condominium projects limit lease durations to prevent excessive tenant turnover or maintain community stability.

Long-term leases exceeding 5 years may require additional documentation or local authority approval in certain districts, though this varies by location and property type.

How do I handle rental income transfers if I'm a foreign owner living outside of Vietnam, and are there restrictions on repatriating profits abroad?

Rental income can be repatriated abroad through registered bank transfers after completing all Vietnamese tax obligations.

The repatriation process requires maintaining proper tax payment records, business registration documentation, and bank transfer receipts as proof of compliance with Vietnamese regulations. Banks typically require tax clearance certificates for large transfers exceeding $50,000 annually.

Transfer fees range from 0.1% to 0.5% of the transfer amount plus fixed charges of $10-50 per transaction, depending on the receiving country and bank relationships. Processing times vary from 2-7 business days for most international destinations.

Currency exchange rates and timing can significantly impact net proceeds, with Vietnamese dong typically experiencing gradual depreciation against major currencies like USD, EUR, and SGD over recent years.

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

What penalties or risks could I face if I rent out my property without complying with Vietnamese regulations?

Non-compliance risks include administrative fines, tax penalties, business license suspension, and restrictions on property use and income repatriation.

Violation Type	Penalty Range	Additional Consequences
Unregistered Business Activity	VND 10-30 million fine	Forced cessation of rental operations
Tax Evasion	200% of unpaid tax amount	Criminal charges for amounts over VND 500 million
Police Registration Violation	VND 3-5 million per incident	Tenant visa complications, repeat offense restrictions
Contract Documentation Issues	VND 1-3 million warning fines	Reduced legal protection in disputes
Unlicensed Short-term Rental	VND 20-50 million fine	Platform delisting, temporary activity suspension
Income Transfer Violations	Transfer blocking, investigation	Bank account restrictions, audit requirements

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. InvestVietnam - How Foreigners Can Buy Property in Vietnam 2025 Guide
2. Veles Club - Vietnam Property Investment Guide
3. Realtique - Vietnam Property Ownership Laws for Foreigners
4. Life Abroad Hero - Vietnam Real Estate Guide for Foreigners
5. Global Property Guide - Vietnam Buying Guide
6. BambooRoutes - Vietnam Foreign Property Ownership
7. Visreal - Can Foreigners Buy Property in Vietnam Latest Regulations
8. 456.com.vn - Documents for Foreigners Renting Apartments in Vietnam