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 Southeast Asia's most attractive property markets for foreigners, but the rules here are genuinely different from what you might expect in Western countries.
We constantly update this blog post to reflect the latest regulations and real-world conditions in Vietnam's real estate market.
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.
How risky is buying property in Vietnam as a foreigner in 2026?
Can foreigners legally own properties in Vietnam in 2026?
As of early 2026, foreigners can legally own residential property in Vietnam, but only through a 50-year leasehold structure (renewable once for another 50 years) rather than the freehold ownership common in many Western countries.
The specific restrictions that apply include a 30% cap on foreign ownership in any single apartment building and a limit of 250 foreign-owned houses within each ward-level administrative area, plus properties must be located within approved commercial housing projects.
Since direct land ownership is not possible for anyone in Vietnam (land is collectively owned by the state), the legal structure foreigners use is to purchase the building itself while holding "land use rights" tied to that property, which is documented in the ownership certificate commonly called the "Pink Book."
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 when your ownership term expires.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Vietnam in 2026?
As of early 2026, foreign buyers in Vietnam have the right to purchase, sell, donate, and lease their property to other eligible parties during their ownership term, and they can use the property as collateral for bank loans at Vietnamese financial institutions.
If a seller breaches a contract in Vietnam, foreigners can enforce their rights through the civil court system, but the practical reality is that notarized contracts and proper registration are what give your claims weight, and court proceedings can be slow compared to countries like Singapore or Australia.
The most common buyer right that foreigners mistakenly assume they have in Vietnam is the ability to buy any residential property they like, when in reality you can only purchase units in approved commercial housing projects where the foreign ownership quota has not been reached.
How strong is contract enforcement in Vietnam right now?
Contract enforcement for real estate transactions in Vietnam is meaningfully stronger than a decade ago, but it still ranks in the middle tier globally, which means it is less predictable than Singapore, Australia, or the United States, but more functional than many emerging markets.
The main weakness foreigners should be aware of is that disputes involving project legality, missing permits, or "side deal" promises become slower and more uncertain to resolve, so your protection comes from paperwork discipline rather than from confident court outcomes.
By the way, we detail all the documents you need and what they mean in our property pack covering Vietnam.
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.
Which scams target foreign buyers in Vietnam right now?
Are scams against foreigners common in Vietnam right now?
Real estate scams targeting foreigners in Vietnam are common enough that you should assume you will encounter at least one questionable situation during your property search, especially if you look beyond the top-tier developers and established agencies.
The type of property transaction most frequently targeted by scammers in Vietnam is off-plan purchases and deposit-stage deals, where money changes hands before the project is legally ready to sell or before proper documentation is in place.
The profile of foreign buyer most commonly targeted is the newcomer who is unfamiliar with Vietnam's unique ownership rules, does not speak Vietnamese, and feels pressure to move quickly on a "hot deal" without completing proper verification.
The single biggest warning sign that a deal may be a scam in Vietnam is when the seller or agent pushes you to pay money quickly, outside of normal channels, or before you have verified the project's legal status and the foreign ownership quota availability in writing.
What are the top three scams foreigners face in Vietnam right now?
The top three scams foreigners face when buying property in Vietnam are: (1) the illegal project trap, where you pay a deposit on a unit that is not legally ready to be sold; (2) quota misrepresentation, where a broker sells you a unit without confirming that the foreign ownership cap has not been reached; and (3) certificate handling games, where documents are withheld, forged, or used as leverage to extract extra payments.
The most common scam typically unfolds like this: an agent shows you an attractive off-plan unit, pressures you to secure it with a "reservation fee" or "refundable deposit" paid to a personal account or through informal channels, and you later discover the project lacks proper approvals or the foreign quota is already full, leaving you stuck trying to recover your money.
The single most effective way to protect yourself from each of these scams is: for illegal projects, never pay any deposit without your lawyer confirming the project's legal status; for quota issues, get written confirmation that foreign quota is available for your specific unit; and for certificate games, make your contract contingent on certificate handover timelines with clear remedies.
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 do I verify the seller and ownership in Vietnam without getting fooled?
How do I confirm the seller is the real owner in Vietnam?
The standard verification process in Vietnam is to meet at a licensed notary office where the notary will check the seller's identity documents and legal capacity, and you should insist on seeing the original ownership certificate (the "Pink Book") to confirm the details match the seller and the unit you are buying.
The official document foreigners should check to verify ownership in Vietnam is the Certificate of Land Use Rights, Ownership of Houses and Other Land-Attached Assets (commonly called the Pink Book or Sổ Hồng), which records the owner's name, the property details, and any encumbrances.
The most common trick fake sellers use to appear legitimate in Vietnam is to show photos or scans of documents sent via Zalo or WhatsApp rather than presenting originals at a notary office, and this happens commonly enough that you should treat any refusal to meet formally as a red flag.
Where do I check liens or mortgages on a property in Vietnam?
In Vietnam, liens and mortgages are recorded on the ownership certificate and in the registration system managed by local land registration offices, so the practical approach is to require a clear statement about encumbrances in your notarized contract and have your lawyer verify the property's status through the relevant administrative channels.
The specific information you should request when checking for liens in Vietnam includes whether the property is currently mortgaged, whether there are any pending court judgments or disputes attached to it, and whether the seller has the legal authority to transfer it free of encumbrances.
The type of encumbrance most commonly missed by foreign buyers in Vietnam is an existing mortgage that the seller has not disclosed or promises to clear "after closing," which can leave you stuck with a property you cannot properly register or resell until the issue is resolved.
It's one of the aspects we cover in our our pack about the real estate market in Vietnam.
How do I spot forged documents in Vietnam right now?
The most common type of forged document used in property scams in Vietnam is a fake or altered ownership certificate (Pink Book), and while outright forgeries are not extremely common, they happen often enough that you should never rely on photos or copies alone.
The specific red flags that indicate a document may be forged in Vietnam include inconsistencies in unit details (area, floor, unit number) across different documents, reluctance to show original documents at a notary office, and sellers who push for "quick signing" outside of formal verification channels.
The official verification method you should use to authenticate documents in Vietnam is to conduct all transactions through a licensed notary office, where the notary is responsible for verifying document authenticity and the parties' identities as part of the notarization process.
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 "grey-area" practices should I watch for in Vietnam?
What hidden costs surprise foreigners when buying a property in Vietnam?
The three most common hidden costs that foreigners overlook in Vietnam are: the 2% apartment maintenance fund (around 50 to 100 million VND or 2,000 to 4,000 USD or 1,800 to 3,700 EUR for a typical condo), the 10% VAT on new properties from developers, and various notary and administrative fees that can add another 5 to 15 million VND (200 to 600 USD or 180 to 550 EUR) depending on the transaction complexity.
The hidden cost most often deliberately concealed by sellers or agents in Vietnam is the full scope of outstanding building management fees or disputes, and this happens commonly enough that you should always request documentation of the property's fee payment history before committing.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Vietnam.
Are "cash under the table" requests common in Vietnam right now?
Cash under the table requests still happen in Vietnam's property market, though the more important point for early 2026 is that you do not need to participate to buy safely, and doing so makes you uniquely vulnerable if something goes wrong.
The typical reason sellers give for requesting undeclared cash payments in Vietnam is to reduce the official transaction value and therefore lower the taxes owed, often framed as a "discount for you" or "this is how things work here."
The legal risks foreigners face if they agree to an undeclared cash payment in Vietnam include losing your ability to prove the full amount you paid if a dispute arises, potential tax evasion penalties, and weakened legal standing if you need to take the seller to court.
Are side agreements used to bypass rules in Vietnam right now?
Side agreements are commonly used in Vietnam's property market, especially around deposits, reservation fees, and verbal promises about certificate timelines or "guaranteed returns" that never make it into the official contract.
The most common type of side agreement used to circumvent regulations in Vietnam is an informal "reservation agreement" that collects money from buyers before the project has met the legal conditions to sell, or promises about rental yields and buybacks that are not enforceable under the main contract.
The legal consequence foreigners face if a side agreement is discovered or disputed in Vietnam is that the agreement is likely unenforceable, meaning you cannot rely on the courts to make the seller honor promises that were not part of your notarized contract.
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.
Can I trust real estate agents in Vietnam in 2026?
Are real estate agents regulated in Vietnam in 2026?
As of early 2026, real estate agents in Vietnam are regulated under the Real Estate Business Law, which sets requirements for brokerage activities, though the practical reality is that enforcement is uneven and a long tail of informal brokers still operates outside the regulated framework.
A legitimate real estate agent in Vietnam should be working for a licensed real estate brokerage company that is properly registered with local authorities and complies with the Real Estate Business Law requirements that took effect from 1 January 2025.
Foreigners can verify whether an agent is properly licensed in Vietnam by asking to see the brokerage company's business registration certificate, checking whether the company has a physical office and established track record, and confirming that the agent is formally employed by that company rather than operating as a freelancer.
Please note that we have a list of contacts for you in our property pack about Vietnam.
What agent fee percentage is normal in Vietnam in 2026?
As of early 2026, the normal agent fee for residential property sales in Vietnam is around 1% to 2% of the transaction price, with most fees falling in this range for standard transactions.
The typical range of agent fee percentages that covers most transactions in Vietnam is 1% to 2%, with fees occasionally going higher (up to 3%) for more complex deals or premium properties, but anything significantly above this range should be questioned.
In Vietnam, the seller typically pays the agent fee (often built into the asking price), though if you hire a dedicated buyer's agent to represent your interests specifically, you would pay that agent directly, usually around 1% of the purchase price.
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 due diligence actually prevents disasters in Vietnam?
What structural inspection is standard in Vietnam right now?
The standard structural inspection process for property purchases in Vietnam is less formal than in Western countries, with many condo buyers relying on developer handover standards, though a proper inspection should include checks for waterproofing, electrical systems, plumbing, and HVAC functionality.
A qualified inspector in Vietnam should check foundations (for landed houses), walls and ceilings for cracks or moisture damage, bathroom and balcony waterproofing, electrical load capacity and wiring safety, and door/window alignment and sealing.
The type of professional qualified to perform structural inspections in Vietnam is a licensed civil engineer or a specialized property inspection company, though for apartments you may also use the developer's handover team with your own independent surveyor present.
The most common structural issues that inspections reveal in properties in Vietnam are waterproofing failures (especially in bathrooms and balconies), moisture and mold problems due to the humid climate, and unauthorized modifications that compromise structural integrity or violate building codes.
How do I confirm exact boundaries in Vietnam right now?
The standard process for confirming exact property boundaries in Vietnam is to treat it as a state-record question rather than a "walk the fence line" question, meaning you verify boundaries through the ownership certificate and cadastral registry records rather than relying on physical markers or informal assurances.
The official document that shows the legal boundaries of a property in Vietnam is the ownership certificate (Pink Book), which includes a diagram or reference to the cadastral map maintained by the local land registration office.
The most common boundary dispute that affects foreign buyers in Vietnam involves landed houses where actual usage does not match the registered boundaries, often discovered only when trying to sell or when neighbors dispute the property line.
The professional you should hire to physically verify boundaries on the ground in Vietnam is a licensed surveyor who can compare the actual property against the cadastral records and identify any discrepancies before you commit to the purchase.
What defects are commonly hidden in Vietnam right now?
The top three defects that sellers commonly conceal from buyers in Vietnam are waterproofing and moisture problems (especially after the first rainy season), unauthorized modifications (merged units, enclosed balconies, structural changes) that create legal and insurance issues, and paperwork defects where the certificate status is unclear or delayed, and these issues happen commonly enough that you should actively check for all three.
The inspection technique that helps uncover hidden defects in Vietnam is to visit the property during or after heavy rain to check for leaks, request documentation of any renovations or modifications, and make your purchase contingent on verification of clear certificate status and no outstanding disputes.
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.
What insider lessons do foreigners share after buying in Vietnam?
What do foreigners say they did wrong in Vietnam right now?
The most common mistake foreigners say they made when buying property in Vietnam is optimizing for the unit itself (location, views, finishes) instead of focusing first on the paperwork path (certificate timeline, quota availability, project legal status).
The top three regrets foreigners most frequently mention after buying in Vietnam are: trusting verbal promises about certificate timelines instead of getting written commitments, paying deposits too early before verification was complete, and not hiring an independent lawyer to review documents before signing.
The single piece of advice experienced foreign buyers most often give to newcomers in Vietnam is to treat the certificate status as the first question you ask, not an afterthought, because if the paperwork is not clean, nothing else about the property matters.
The mistake foreigners say cost them the most money or caused the most stress in Vietnam was buying "condotel" or resort-style units thinking they were regular residential apartments, only to discover later that these have different legal classifications, certification problems, and limited resale options.
What do locals do differently when buying in Vietnam right now?
The key difference in how locals approach buying property compared to foreigners in Vietnam is that Vietnamese buyers treat the certificate status as the very first filter, often walking away immediately if there is any ambiguity, while foreigners tend to fall in love with the unit first and hope the paperwork will sort itself out.
The verification step that locals routinely take but foreigners often skip in Vietnam is checking the developer's track record on certificate delivery for previous projects, which locals do through informal networks and word-of-mouth rather than relying solely on marketing materials.
The local knowledge that helps Vietnamese buyers get better deals is their awareness of which specific buildings or developers have a history of delays or disputes, access to "pre-launch" pricing through personal connections, and understanding of seasonal negotiation patterns when sellers are more flexible.
Neighborhood examples that foreigners commonly look at in Vietnam include: in Ho Chi Minh City, Thao Dien, An Phu (Thu Duc), and Phu My Hung (District 7); in Hanoi, Tay Ho (Quang An area), Cau Giay, and Nam Tu Liem (My Dinh zone); and in Da Nang, Son Tra and My An (Ngu Hanh Son area).
Don't buy the wrong property, in the wrong area of Vietnam
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| Housing Law No. 27/2023/QH15 | It's the actual law that sets what foreigners can and can't own in Vietnam. | We used it to state the legal ownership rights, quotas, and key constraints for foreigners. We cross-checked those quotas with government decree coverage. |
| Real Estate Business Law No. 29/2023/QH15 | It's the core statute governing real estate transactions and market rules. | We used it to explain buyer protections for off-plan sales and brokerage regulations. We triangulated it with law firm summaries to avoid misreading technical provisions. |
| Decree No. 95/2024/ND-CP | It's the Government's official implementation detail for the Housing Law. | We used it to support how foreign ownership limits are applied in practice. We cross-checked the same limits as reported by mainstream financial newspapers. |
| World Justice Project Rule of Law Index 2025 | It's one of the most widely used global datasets on rule of law. | We used it to anchor a practical view of contract enforcement quality in Vietnam versus peers. We avoided "vibes" and used index methodology as the benchmark. |
| Transparency International | It's the primary publisher of the Corruption Perceptions Index. | We used it to frame corruption risk as a background factor in property transactions. We cross-checked the latest CPI value with secondary data mirrors. |
| Global Property Guide | It's a respected data source for international property transaction costs. | We used it to cite tax rates and fee structures for Vietnam property purchases. We verified against local sources and recent transaction data. |
| Allen & Gledhill | It's a top-tier regional law firm with practice-oriented legal summaries. | We used it to highlight real buyer risks around developer capital raising and off-plan structures. We used it to connect legal rules to common scam patterns. |
| Vietnam News | It's a mainstream outlet that carries Vietnam News Agency court reporting. | We used it as a concrete example of how certificate handling can go wrong. We used it to build verification checklists that match real failure modes. |
| CBRE Vietnam | CBRE is a top global real estate firm with standardized research methodology. | We used it to describe the market outlook coming into 2026. We cross-checked the narrative with other major firms' reports to avoid single-source bias. |
| Savills Vietnam | Savills is a global real estate firm with repeatable index methodology. | We used it to describe pricing momentum and sentiment heading into early 2026. We cross-checked with other firm outlooks for consistency. |
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.