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Buying property before Tet holiday in Vietnam presents both opportunities and risks that every potential buyer should understand.
Property prices in Vietnam typically rise 2-5% in the two months before Tet due to increased buyer urgency, while sellers become more willing to negotiate as they need cash for holiday expenses. However, government offices and banks close for up to two weeks during Tet, creating significant delays in paperwork processing that can affect both local and foreign buyers.
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Property prices in Vietnam rise before Tet as buyers rush to complete transactions, but better deals often emerge after the holiday when sellers become more flexible.
Government office closures during Tet create processing delays that can extend transactions by 2-3 weeks, particularly affecting foreign buyers with complex paperwork requirements.
| Factor | Before Tet | After Tet |
|---|---|---|
| Property Prices | Rise 2-5% due to urgency | More flexible, potential discounts |
| Seller Negotiation | Moderate flexibility (need cash) | Higher flexibility (failed to sell) |
| Listing Volume | Drops 30-40% in December-January | Increases 50-100% post-holiday |
| Transaction Speed | Faster due to urgency | Normal processing times |
| Developer Promotions | 2-5% discounts common | Fewer promotions |
| Processing Delays | High risk near holiday | Normal processing resumes |
| Rental Yields | Stable to high | Often increase 10-20% |
What are the average price differences for homes and condos in Vietnam right before Tet compared to two months after Tet?
Property prices in Vietnam typically increase 2-5% in the two months leading up to Tet holiday compared to the period two months after.
This price increase occurs primarily in January as buyers rush to complete transactions before the holiday period. In Ho Chi Minh City and Hanoi residential markets, demand peaks during this time as both investors and owner-occupiers try to secure properties before government offices close.
The price elevation is particularly noticeable in the condominium segment, where completed units see the strongest buyer interest. New development launches often capitalize on this urgency by maintaining higher asking prices during the pre-Tet period.
After Tet, property prices either stagnate or experience modest corrections as market activity normalizes. Sellers who failed to complete transactions before the holiday often become more flexible with their pricing expectations, leading to better negotiation opportunities for buyers.
As of September 2025, this seasonal pattern remains consistent across Vietnam's major property markets, with Ho Chi Minh City showing the most pronounced pre-Tet price premiums.
How much more do sellers usually expect to negotiate or discount their property prices in the weeks leading up to Tet?
Sellers in Vietnam typically offer 2-4% more negotiation room in the weeks before Tet compared to normal market periods.
This increased flexibility stems from sellers' need for liquidity to cover debt obligations and holiday expenses. Many property owners prefer to secure cash before Tet rather than holding out for maximum prices, creating opportunities for prepared buyers.
However, deep discounts above 5% remain rare, especially for well-located properties in Ho Chi Minh City and Hanoi. Sellers understand the seasonal dynamics and price their properties accordingly, maintaining realistic but firm expectations.
The negotiation advantage is more pronounced for properties that have been on the market for several months without selling. These listings often see sellers becoming significantly more flexible as Tet approaches, sometimes accepting offers 5-8% below original asking prices.
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Are there usually fewer or more listings on the market in Hanoi, Ho Chi Minh City, and Da Nang during December and January before Tet?
| City | Listing Volume Change | Peak Impact Period |
|---|---|---|
| Ho Chi Minh City | 30-40% decrease | Mid-January to Tet |
| Hanoi | 35-45% decrease | Late December to Tet |
| Da Nang | 25-35% decrease | Early January to Tet |
| Post-Tet Recovery | 50-100% increase | 2-3 weeks after Tet |
| New Development Launches | Minimal during Tet period | Resume 4-6 weeks post-Tet |
| Secondary Market | 40-50% decrease | Throughout Tet period |
| Luxury Segment | 20-30% decrease | Less affected overall |
What is the typical speed of transactions right before Tet—do deals close faster or slower compared to normal months?
Property transactions in Vietnam accelerate significantly right before Tet, with deal closings happening 20-30% faster than normal months.
Both buyers and sellers demonstrate increased urgency to complete transactions before government offices and banks close for the holiday period. This urgency drives all parties to expedite documentation, financing approvals, and legal procedures.
However, this acceleration comes with risks as administrative bottlenecks can develop. Banks and government offices often operate with reduced hours in the weeks leading up to Tet, creating potential delays despite the increased urgency from market participants.
The fastest transactions occur for cash buyers purchasing completed properties with clear titles. These deals can close within 1-2 weeks before Tet, compared to the normal 3-4 week timeline.
Foreign buyers face additional challenges as their more complex paperwork requirements clash with the shortened operating schedules of government offices and notaries during this period.
How do interest rates and bank lending policies in Vietnam usually shift around the Tet holiday period?
Vietnamese banks typically tighten lending policies slightly before Tet to manage liquidity as customers withdraw funds for holiday spending and debt payments.
Interest rates may increase by 0.1-0.3% in the weeks leading up to Tet, reflecting banks' need to maintain adequate reserves during the high-spending holiday period. This temporary tightening affects both local and foreign borrowers seeking property financing.
Mortgage approval processes also slow down during this period, with banks requiring additional documentation and implementing more stringent debt-to-income ratios. Processing times for new applications can extend from the normal 2-3 weeks to 4-5 weeks.
After Tet, lending conditions typically normalize within 3-4 weeks as banks restore regular operations and liquidity pressures ease. Some banks even offer promotional rates in March-April to stimulate post-holiday lending activity.
Foreign buyers should expect additional scrutiny during pre-Tet applications, as banks prefer to process simpler domestic loans during the constrained operating period.
Do developers and real estate agencies in Vietnam commonly offer Tet holiday promotions or discounts, and if so, what percentage savings can a buyer realistically expect?
Vietnamese property developers and real estate agencies routinely launch Tet holiday promotions, with realistic savings ranging from 2-5% of the purchase price.
These promotions often include direct price discounts, interior furnishing packages, or traditional gifts like gold jewelry. Developers use these incentives to accelerate sales before the holiday period and clear inventory from their books.
Major developers in Ho Chi Minh City and Hanoi typically offer the most substantial promotions, particularly for new developments that are nearing completion or have been on the market for several months.
However, substantial direct price reductions above 5% remain rare for highly desirable properties or prime locations. Developers prefer to maintain pricing integrity while adding value through non-cash incentives.
Real estate agencies also participate by offering reduced commission structures or additional services like legal assistance packages. Buyers should evaluate the total value proposition rather than focusing solely on headline discount percentages.
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What are the average rental yields and occupancy rates in key cities right before Tet, and how do they compare with the months after?
Rental yields and occupancy rates in Vietnam's major cities remain stable or increase right before Tet, as tenants typically renew leases or move before the holiday period.
In Ho Chi Minh City, occupancy rates reach 85-90% in the weeks before Tet as tenants avoid the complexity of moving during the holiday. This high demand supports strong rental yields across all property segments.
After Tet, rental prices often increase 10-20% as new lease contracts are signed in line with higher post-holiday demand. Property owners take advantage of the seasonal reset to adjust rents upward, particularly in prime locations.
Hanoi shows similar patterns, with rental yields climbing from 6-7% before Tet to 7-8% in the months following the holiday. The increase is most pronounced in the serviced apartment and expat-focused rental segments.
Da Nang's rental market experiences less dramatic changes, but still benefits from the post-Tet rental price adjustments common across Vietnam's major cities.
Does the Vietnamese government usually introduce new housing, tax, or land regulations at the start of the lunar year that could affect property values?
The Vietnamese government frequently introduces major housing, tax, and land policy changes around Tet, marking the start of the new lunar year with regulatory updates.
Recent years have seen significant policy announcements shortly after Tet, including revised land laws, updated property transfer taxes, and new regulations affecting foreign ownership. These changes often take effect in the months following Tet, creating market uncertainty during the holiday period.
In 2024 and early 2025, the government introduced new taxes on high-value properties and multiple property ownership, with implementation beginning in March after Tet. Similar patterns suggest buyers should anticipate potential regulatory changes each year.
The timing of these announcements creates a strategic consideration for property buyers, as purchasing before potential regulatory changes might offer advantages, while waiting could expose buyers to new restrictions or higher tax obligations.
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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 are the additional costs for buying before Tet, such as higher agency fees, faster processing charges, or temporary holiday surcharges?
Buyers rushing to close property transactions before Tet in Vietnam typically face 1-2% additional costs compared to normal market periods.
These extra expenses include expedited processing charges from notaries and legal services, higher agency commissions due to holiday staffing constraints, and premium fees for urgent document translation and authentication services.
While no official "Tet surcharge" exists in Vietnamese property law, service providers commonly charge premium rates for urgent transactions during this period. Legal firms may charge 20-30% extra for expedited due diligence, while translation services can cost 50-100% more for rush orders.
Banking fees also increase as financial institutions charge premium rates for accelerated loan processing and same-day fund transfers to meet pre-Tet closing deadlines.
Foreign buyers face particularly high additional costs as their complex paperwork requirements clash with the compressed holiday timeline, often requiring expensive courier services and emergency document processing.
How do foreign buyer restrictions or paperwork delays typically change around the Tet holiday period?
Foreign buyer paperwork processing in Vietnam faces significant delays during the Tet holiday period, with government offices and notaries closing for up to two weeks.
The most affected processes include property title transfers, foreign ownership certificates, and banking documentation required for international wire transfers. These delays can extend normal 2-3 week processing times to 4-6 weeks when factoring in the holiday closure.
Document authentication at embassies and consulates also experiences delays, as many diplomatic missions operate reduced schedules during Tet. This particularly affects buyers who need to authenticate overseas income documentation or identity verification.
Banks implementing foreign exchange controls may also introduce temporary restrictions on large international transfers during Tet, requiring additional documentation and approval processes that can delay property purchases.
Foreign buyers should plan to complete all documentation requirements at least 6-8 weeks before Tet to avoid these processing delays, or alternatively wait until normal operations resume after the holiday.
What is the risk that property inspections, due diligence, or legal procedures get delayed because government offices and banks close during Tet?
The risk of delays in property inspections, due diligence, and legal procedures during Tet is extremely high, with government offices and banks closing for 7-14 days.
All official property registration, title verification, and legal transfer procedures halt completely during the Tet holiday. This creates a hard deadline for buyers who must complete all official processes before the holiday or face mandatory delays until operations resume.
Property inspections by licensed engineers and surveyors also become difficult to schedule during this period, as many professionals take extended holidays. Technical due diligence reports may be delayed by 2-3 weeks.
Banking operations, including mortgage disbursements and international wire transfer approvals, face similar disruptions. Even pre-approved loans may see disbursement delays if final documentation occurs during the holiday period.
The safest approach for buyers is to complete all inspections and due diligence procedures by early January, allowing adequate buffer time before Tet closures affect critical transaction milestones.
If I wait until after Tet, what are the chances that better listings appear on the market as owners who didn't sell before Tet lower their expectations?
The likelihood of better listings and improved pricing appearing after Tet is very high, with new inventory typically increasing 50-100% within 2-3 weeks of the holiday's end.
Property owners who failed to sell before Tet often reassess their pricing strategies and become more willing to negotiate. This creates a buyer's market condition in the weeks following the holiday, particularly in Ho Chi Minh City and Hanoi.
New development launches also resume after Tet, with developers introducing projects that were held back during the holiday period. This increased supply provides buyers with more options and competitive pricing pressure.
The quality of listings improves as sellers who removed properties during the slow holiday period re-enter the market with updated presentations, professional photography, and more realistic pricing expectations.
Historical data shows that some of the year's best property deals in Vietnam occur in the 4-6 weeks following Tet, as market dynamics favor buyers who maintained liquidity during the holiday period.
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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.
The decision to buy property before or after Tet in Vietnam depends on your priorities and risk tolerance.
Buying before Tet offers access to developer promotions and the ability to secure properties before potential regulatory changes, but comes with processing risks and higher ancillary costs. Waiting until after Tet provides better inventory selection, more negotiating power, and normal processing times, but means missing potential pre-holiday opportunities.
Sources
- Reddit - Vietnam House Buying Discussion
- VnExpress - Should I Buy a House Now
- VietnamNet - Property Market After Tet
- Cameron Academy - Vietnamese Real Estate Trends
- BambooRoutes - Vietnam Price Forecasts
- Vietnam.vn - Real Estate Market During Tet
- VnExpress - Rent Increases After Tet
- Global Property Guide - Vietnam Price History