Can American people buy and own property in Vietnam now? (2026)

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

Can a US citizen legally buy residential property in Vietnam right now?

Can I buy a home in Vietnam as a US citizen in 2026?

As of early 2026, yes, US citizens can legally purchase certain types of residential property in Vietnam, specifically apartments and houses within approved commercial housing projects that are open to foreign ownership and not located in areas restricted for national defense or security.

The standard buying process requires you to enter Vietnam legally (with a valid passport and visa), select a property in an eligible project, sign a purchase contract with the developer, transfer funds through a Vietnamese bank account, and then apply for a property ownership certificate, which is commonly called the "Pink Book."

One thing to understand right away is that you will not own the land itself, because Vietnam operates on a state-ownership-of-land system, and what you get is a time-limited ownership right (typically up to 50 years, with the possibility of extension) over the building or unit you purchase.

By the way, we've written a blog article detailing all the foreigner rights regarding properties in Vietnam.

Are there many Americans buying property and living in Vietnam in 2026?

As of early 2026, the total number of foreigners living in Vietnam is estimated between 85,000 and 100,000, with Americans representing a small but visible portion of this expat community, likely around 3 to 7 percent of foreign property buyers in the residential market.

American expats in Vietnam tend to concentrate in well-established international neighborhoods, particularly Thao Dien and District 2 (now part of Thu Duc City) in Ho Chi Minh City, Tay Ho (West Lake) district in Hanoi, and coastal cities like Da Nang, which offer a mix of affordability and lifestyle amenities.

The top reasons Americans choose to buy property and relocate to Vietnam include the significantly lower cost of living compared to the US (roughly 60% lower), the warm climate and food culture, and the growing opportunities for remote work and business in one of Southeast Asia's fastest-growing economies.

The American expat community in Vietnam is steadily growing, driven by the rise of digital nomad lifestyles and Vietnam's improving infrastructure, though the pace remains modest because of the legal caps on foreign property ownership and the complexity of the buying process.

Do foreigners have the same buying rights as locals in Vietnam?

As of early 2026, foreigners (including Americans) do not have the same property rights as Vietnamese citizens: foreigners are restricted to buying apartments and houses in approved commercial housing projects, face ownership caps (up to 30% of apartments in a building and 10% of houses in a project area), and receive time-limited ownership of up to 50 years, while Vietnamese citizens can buy across the market with permanent ownership.

Foreign buyers, including Americans, cannot purchase land directly, cannot buy properties in areas designated as restricted for national defense and security (such as border zones and certain military areas), and may find that some smaller or locally-focused housing projects are simply not open to foreign ownership at all.

We cover all these things in length in our pack about the property market in Vietnam.

Can I buy property in Vietnam without a residence permit?

As of early 2026, you generally do not need a Vietnam residence permit to purchase property; the key requirement is that you must be legally allowed to enter Vietnam, which typically means having a valid passport and an appropriate visa or lawful entry stamp.

If you are living abroad and want to buy remotely, you can appoint a legal representative in Vietnam to handle the signing, notarization, and administrative procedures on your behalf, though banks and notaries may still require your physical presence for certain key steps like opening a local bank account or finalizing the ownership certificate.

Buying a home in Vietnam does not automatically grant you any visa or residency rights, so you should treat property ownership and immigration status as two separate tracks.

The main practical challenge for non-resident buyers is managing the paperwork from overseas, because Vietnam's property registration system often requires in-person visits to notaries, banks, and local authorities, and the process can take several months to complete.

Can US citizens own land in Vietnam?

As of early 2026, no, US citizens (and all other foreigners) cannot own land outright in Vietnam, because all land in Vietnam is collectively owned by the state and administered by the government under Vietnam's constitution.

What foreigners receive instead is effectively a "leasehold-like" arrangement: when you buy an apartment or house, you own the building or unit, and your ownership is tied to a land-use-rights framework for a maximum term of typically 50 years, with a legal pathway to apply for one extension before the term expires.

The geographic restrictions are broad: foreigners cannot purchase any property in areas designated for national defense and security (such as border regions, certain islands, and military zones), and they must buy within approved commercial housing projects rather than directly from private landowners or in smaller local developments.

What documents will I need to buy in Vietnam?

As of early 2026, the essential documents a US citizen needs to purchase property in Vietnam include: a valid passport, proof of lawful entry to Vietnam (visa or entry stamp), the sale and purchase contract with the developer, proof of funds for anti-money-laundering checks, and eventually the property ownership certificate application forms.

A local tax identification number is not always required upfront to sign a purchase contract, but you may need one later if you earn rental income or when you sell the property, and your notary or lawyer can help you apply for one through the local tax office.

A Vietnamese bank account is not legally mandatory to buy property, but it is highly practical because most payments (purchase price, fees, utilities, and ongoing costs) must be made in Vietnamese dong (VND), and banks will typically ask for source-of-funds documentation when you transfer large sums.

Foreign buyers should also be prepared to provide proof of funds (bank statements, wire transfer records), and while a local address is not a strict legal requirement, having one simplifies correspondence with authorities and developers.

We have a whole section dedicated to all the documents you need in our Vietnam property pack.

Can a foreign-owned company buy property in Vietnam?

As of early 2026, yes, foreign-owned companies that have a recognized legal presence or investment status in Vietnam can purchase certain residential properties under the Housing Law framework, but the rules are more regulated and typically tied to the company's business registration and investment license.

Americans do sometimes use Vietnamese limited liability companies (LLCs) or joint-venture structures to hold property, but this is not the default for most individual buyers because it adds setup costs, ongoing accounting and compliance requirements, and does not bypass the foreign ownership caps or project restrictions.

Owning property through a company structure does not automatically lower taxes in Vietnam; in fact, corporate ownership can shift some tax mechanics (such as capital gains) and may increase compliance obligations, so the benefit depends entirely on your specific situation and should be analyzed with a local tax advisor.

The main drawback of using company ownership for residential property in Vietnam is the added complexity: you need to maintain corporate filings, handle annual audits, deal with stricter anti-money-laundering checks, and navigate a more involved transfer process if you want to sell.

What taxes and fees will I pay in Vietnam in 2026?

What are buyer taxes in Vietnam in 2026?

As of early 2026, the main buyer-side tax is the registration fee, which is typically 0.5% of the property's assessed value; for example, on a 5 billion VND apartment (roughly $200,000 or 185,000 EUR), this registration fee would be around 25 million VND (about $1,000 or 925 EUR).

The individual components of buyer costs include the 0.5% registration fee (for registering ownership), plus any applicable VAT at 10% if you are buying a new apartment from a developer (though this is often included in the quoted price), and the seller typically pays a 2% personal income tax on the transfer (though contracts can allocate this differently).

There is no special "foreigner surcharge" on buyer taxes in Vietnam, so Americans pay the same rates as local buyers; however, the distinction between primary residence and investment property does not create a different tax rate in the way it might in other countries.

If you want to go into more details, we also have a page detailing all the property taxes and fees in Vietnam.

What are other closing costs in Vietnam in 2026?

As of early 2026, total closing costs (excluding taxes) for a buyer in Vietnam typically range from 2% to 4% of the property value; for a 5 billion VND apartment (about $200,000 or 185,000 EUR), you should budget roughly 100 to 200 million VND ($4,000 to $8,000 or 3,700 to 7,400 EUR) for all fees.

The main closing cost categories include notary and contract notarization fees (0.1% to 0.5% of property value, or roughly 5 to 25 million VND / $200 to $1,000 / 185 to 925 EUR), legal fees if you hire a lawyer (often $500 to $2,000), property appraisal fees for mortgages (1 to 3 million VND / $40 to $120), and developer or administrative fees for new-build projects (varies widely).

Real estate agent commissions in Vietnam are generally negotiable and often paid by the seller, though some buyers pay a fee for buyer's agent services; notary fees and administrative charges are typically fixed, but legal fees can be negotiated depending on the complexity of your transaction.

The closing cost that tends to surprise foreign buyers the most is the 2% apartment maintenance fund contribution, which is a one-time payment due at handover and required by law for condominiums in Vietnam.

Are there hidden fees foreigners miss in Vietnam right now?

As of early 2026, the total amount of commonly overlooked fees foreign buyers encounter in Vietnam can reach 150 to 300 million VND (roughly $6,000 to $12,000 or 5,500 to 11,000 EUR), depending on the property type and location.

The top three hidden or unexpected fees that foreigners often miss are: the 2% apartment maintenance fund (often 80 to 120 million VND / $3,200 to $4,800 for a mid-range apartment), currency exchange and wire transfer costs when moving money into Vietnam (1% to 3% of the transfer amount), and legal or due diligence fees to verify that the project is actually eligible for foreign ownership (often $500 to $2,000).

After purchase, foreign owners often underestimate ongoing annual costs, including monthly management and service fees for condos (typically 10,000 to 30,000 VND per square meter per month, or $500 to $1,500 per year for a 50 square meter unit / 460 to 1,400 EUR), plus utilities, insurance, and any local property-related taxes on leased land.

Getting surprised by hidden fees is one of the pitfalls people face when buying real estate in Vietnam.

Can I get a mortgage as a US citizen in Vietnam in 2026?

Do banks lend to US citizens in Vietnam in 2026?

As of early 2026, mortgage financing for US citizens from Vietnamese banks is possible but selective: most Vietnamese banks require foreign applicants to have a stable local income, a valid work permit or long-term visa, and strong documentation, so many American buyers end up paying in cash or securing financing from overseas lenders.

US citizens are generally treated the same as other foreign nationals when applying for mortgages in Vietnam, meaning there is no special advantage or disadvantage compared to, say, a British or Australian buyer, and what matters most is your income documentation, residency status, and ability to repay the loan.

One reason some Vietnamese banks are hesitant to lend to American borrowers specifically is the extra compliance burden created by US FATCA (Foreign Account Tax Compliance Act) regulations, which require foreign banks to report on accounts held by US persons.

The typical approval rate for US citizens applying for property loans in Vietnam is low compared to local applicants; realistically, only a minority of American buyers who apply will secure a Vietnamese mortgage, and those who do usually have strong local ties (such as marriage to a Vietnamese citizen) or substantial local income.

There is a full document dedicated to mortgage for foreigners in our pack covering the property buying process in Vietnam.

What down payment do American people need in Vietnam in 2026?

As of early 2026, the minimum down payment percentage for US citizens seeking a mortgage in Vietnam is typically 30% to 50% of the property value; for a 5 billion VND apartment (about $200,000 or 185,000 EUR), this means preparing at least 1.5 to 2.5 billion VND ($60,000 to $100,000 or 55,000 to 93,000 EUR) in cash.

The typical down payment range for foreign buyers spans from 30% (for well-documented expats with stable local income and strong bank relationships) to 50% (for non-residents or those with complex income sources like US self-employment), compared to Vietnamese citizens who can sometimes qualify with 20% to 30% down.

Yes, a larger down payment generally improves your mortgage terms in Vietnam: banks may offer slightly better interest rates, be more flexible on documentation requirements, and approve your application faster if you put down 40% or more.

You can also read our latest update about mortgage and interest rates in Vietnam.

What interest rates do US citizens get in Vietnam in 2026?

As of early 2026, the typical mortgage interest rate range for US citizens in Vietnam is 8% to 9% per year for the initial fixed-rate promotional period (usually 6 to 18 months), with rates rising to 10% to 12% or higher after the promotional period ends and the variable rate kicks in.

Foreign buyers generally pay similar or slightly higher rates compared to Vietnamese citizens; the difference is more about documentation and risk profile than nationality, though banks may add a small premium for the perceived complexity of lending to non-residents.

Fixed-rate mortgages are common in Vietnam for the initial promotional period (typically 6 to 24 months), but most loans then convert to a variable rate tied to the bank's reference rate, meaning your monthly payment can increase significantly after the fixed period ends.

The single factor that has the biggest impact on the interest rate a US citizen will be offered in Vietnam is the strength of your local income documentation and residency status: applicants with verifiable Vietnam-sourced income and long-term work permits typically get the best rates.

Can I use US income to qualify in Vietnam right now?

As of early 2026, Vietnamese banks can technically accept US-sourced income for mortgage qualification, but in practice this is more difficult and results in stricter terms, higher down payments, and more documentation requirements compared to applicants with verifiable local income.

Banks in Vietnam typically require American applicants using US income to provide at least two years of US tax returns, recent pay stubs or employment verification letters, bank statements showing consistent income, and sometimes a notarized or apostilled declaration of income authenticity.

If standard US documentation is insufficient, some banks may accept alternative income verification such as a certified letter from a US-based accountant, proof of rental income from US properties, or documentation of business ownership and profits, though approval remains less certain.

How do US taxes interact with owning property in Vietnam?

Do I have to declare the property to the IRS from Vietnam?

As of early 2026, simply owning a property in Vietnam does not by itself trigger a specific IRS reporting form; however, if you open Vietnamese bank accounts to pay for the property and those accounts exceed $10,000 in aggregate value at any point during the year, you must file an FBAR (FinCEN Form 114), and depending on your total foreign financial assets, you may also need to file Form 8938 under FATCA.

The main IRS reporting obligations for US citizens owning foreign real estate come when you earn rental income (reported on Schedule E), sell the property and realize capital gains (reported on Schedule D), or hold financial accounts abroad that exceed reporting thresholds.

Owning property alone without any rental income or sale does not typically require additional IRS forms beyond the account-related filings (FBAR and Form 8938 if thresholds are met), but once you start earning Vietnam-sourced income, you must report it to the IRS as part of your worldwide income.

Will I pay tax twice in the US and Vietnam in 2026?

As of early 2026, yes, you can face both Vietnamese tax (on rental income, capital gains, or property-related fees) and US tax on the same income, because the US taxes its citizens on worldwide income regardless of where they live.

There is no income tax treaty currently in force between the United States and Vietnam as of January 2026; a treaty was signed in 2015 and published by the US Treasury, but it has never been ratified and does not appear on the IRS's official list of treaties in force, which means you cannot rely on treaty provisions to reduce your tax burden.

The Foreign Tax Credit (IRS Form 1116) allows US citizens to claim a credit for income taxes paid to Vietnam, which can offset your US tax liability on the same income, though the mechanics can be complex and depend on the type of income and your overall tax situation.

Whether property taxes or fees paid in Vietnam are deductible on your US federal tax return depends on whether you itemize deductions, the nature of the payment (genuine property tax vs. fee), and current SALT (state and local tax) deduction limits, so you should not assume any Vietnam payment is automatically deductible.

Do I need FATCA reporting when buying in Vietnam?

As of early 2026, FATCA reporting (IRS Form 8938) may be required for US citizens purchasing property in Vietnam if your total specified foreign financial assets exceed certain thresholds: $50,000 at year-end or $75,000 at any point during the year for single filers living in the US, with higher thresholds for those living abroad.

The specific FATCA thresholds that trigger reporting depend on your filing status and whether you live in the US or abroad; the key point is that Vietnamese bank accounts you open to pay for the property, plus any other foreign financial accounts or assets, all count toward these thresholds.

FATCA reporting (Form 8938) differs from FBAR (FinCEN Form 114) in several ways: FBAR has a lower threshold ($10,000 aggregate), covers a broader range of accounts, is filed separately to FinCEN, and has different penalty structures, so many US buyers of Vietnam property end up filing both forms.

Yes, consulting a US CPA before buying property in Vietnam is strongly recommended; key questions to ask include whether your expected account balances will trigger FBAR or FATCA, how to report rental income from Vietnam, and how to claim Foreign Tax Credits for any Vietnamese taxes you pay.

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.