Foreign buyers
Foreigners Buying Property in Vietnam: Eligibility, Restrictions & Procedures 2025
Foreigners have been permitted to buy homes in Vietnam since 2015, but only within commercial developments, with a maximum ownership term of 50 years and a cap of 30% of apartments in any single building. This article provides a comprehensive overview of the eligibility requirements, legal restrictions, costs, and practical steps to help you make an informed decision.
Can foreigners buy property in Vietnam?
The short answer is yes, but with several important conditions. The Housing Law 2014 (effective 1 July 2015) opened Vietnam's real estate market to foreign individuals as genuine property owners for the first time — without the need for a local company or domestic partner. The Housing Law 2023 (effective 1 August 2024) maintains this legal framework and introduces some adjustments to ownership terms.
However, "permitted to buy" does not mean "permitted to buy any type of property." Foreigners may only purchase commercial residential properties within developer-led projects; they cannot buy standalone land plots, nor properties located in areas designated for national defence and security.
To keep up with the latest legislation, you can search directly at Thư viện Pháp luật.
Eligibility requirements for foreigners buying property
Under current regulations, a foreign individual is eligible to purchase property in Vietnam when all of the following requirements are met simultaneously:
| Criterion | Specific Requirement |
|---|---|
| Legal status | Foreign individual permitted to enter Vietnam (holding a valid visa, temporary residence card, or permanent residence card) |
| Required documents | Valid passport bearing an entry stamp from Vietnam's immigration authority |
| Exempted parties | Foreign nationals enjoying diplomatic privileges and immunities under international treaties |
| Residency status | Long-term residency is not required — a valid entry permit is sufficient |
Foreign organisations (companies, investment funds) operating in Vietnam may also purchase commercial residential properties to house their employees, but this article focuses on individual buyers.
Types of property foreigners can and cannot buy
Permitted purchases
- Condominium apartments in commercial development projects.
- Standalone residential dwellings (townhouses, villas) within commercial projects developed by a real estate developer.
Prohibited purchases
- Land plots (with or without attached assets).
- Residential properties in areas designated for national defence and security, as listed by the Ministry of National Defence and the Ministry of Public Security.
- Purely commercial real estate (offices, shophouses that are not classified as residential).
In practice in Ho Chi Minh City, the vast majority of foreign transactions are concentrated on condominium apartments in areas such as Thảo Điền (formerly District 2, now part of Thủ Đức City), Phú Mỹ Hưng (District 7), Bình Thạnh, and District 1. You can search for suitable apartments at TìmNhàGầnĐây's property-for-sale page.
Ownership quotas and ownership terms
These are the two most important points that foreigners frequently misunderstand.
Ownership quota
- Condominium apartments: Maximum 30% of the total apartments in any single building.
- Standalone residential dwellings (townhouses, villas): Maximum 250 units within a single ward-level administrative division.
Once a project reaches its quota, foreigners cannot make further purchases until a unit is resold by another foreign owner.
Ownership term
- The initial ownership term is 50 years from the date the Certificate of Land Use Rights and Ownership (the "sổ hồng" / pink book) is issued.
- Foreigners may extend for a further 50 years if desired (an extension application must be submitted before the term expires).
- Foreigners married to Vietnamese citizens are entitled to indefinite (stable) ownership, the same as Vietnamese citizens, and are not subject to the 50-year limit.
Rights of foreign property owners
During the ownership term, foreign owners have full rights to:
- Lease: Permitted to sublet and collect rental income (including via short-term platforms such as Airbnb, subject to compliance with applicable lodging business registration regulations).
- Mortgage: Permitted to mortgage the property with a credit institution authorised to operate in Vietnam.
- Gift and inheritance: Permitted to gift or bequeath the property to another individual, including another foreigner.
- Transfer (resale): Permitted to sell to a Vietnamese citizen or a qualified foreign buyer; however, a foreign purchaser on resale acquires only the remaining portion of the original term.
Costs and taxes you need to know
Foreigners are subject to the same taxes and fees as Vietnamese citizens when purchasing commercial residential property:
| Fee Type | Rate | Payable By |
|---|---|---|
| VAT (new property purchased from developer) | 10% of the contract value (excluding land value) | Buyer |
| Registration fee (stamp duty) | 0.5% of the asset value (based on the state price schedule) | Buyer |
| Notarisation fee | Per the notarisation fee schedule (typically 0.05% to 0.1% of the contract value) | By agreement between both parties |
| Personal income tax on resale | 2% of the transfer price | Seller |
| Title registration and pink book issuance fee | A few million đồng, varying by locality | Buyer |
Up-to-date information on registration fees and related taxes is published by the Ministry of Finance.
Bank loans: Can foreigners borrow to buy property?
This is a significant difference compared to Vietnamese citizens. Vietnamese commercial banks are currently very reluctant to grant mortgage loans to foreigners, for the following reasons:
- Foreign buyers' income typically comes from abroad, making it difficult to verify and difficult to recover debt in the event of a dispute.
- The collateral asset is subject to a 50-year term limit, which reduces its mortgage value.
In practice: The majority of foreigners purchasing property in Vietnam do so with their own funds (direct payment). Some foreign banks with branches in Vietnam (such as HSBC and Standard Chartered) may consider loan applications on a case-by-case basis, with their own interest rates and conditions. Credit policy updates are available at the State Bank of Vietnam.
The property purchase process for foreigners
The overall process involves the following key steps:
- Confirm legal eligibility: Check that your passport, visa, or temporary residence card is valid.
- Select a project and verify the quota: Request confirmation from the developer or agent that the project's foreign ownership ratio has not yet reached 30%.
- Pay a deposit and sign the Sale and Purchase Agreement (SPA): The SPA must be notarised by a notary office in Vietnam.
- Make staged payments: Transfer funds from abroad to Vietnam through a legitimate bank account, and retain all remittance documentation (you will need this to transfer money out when you eventually sell).
- Submit the application for the Certificate of Ownership: The developer or buyer submits the dossier to the Department of Natural Resources and Environment.
- Receive the pink book: The Certificate of Land Use Rights and Home Ownership will clearly state the 50-year term and the owner's passport details.
See the detailed 9-step guide in the article The Property Purchase Process in Vietnam.
Popular areas for foreigners in Ho Chi Minh City
Ho Chi Minh City has several areas popular with the expat community, each with its own distinct character:
| Area | Highlights | Reference Price Range |
|---|---|---|
| Thảo Điền (Thủ Đức City) | Large expat community, international schools, premium amenities | 60 triệu to 120 triệu đồng/m² |
| Phú Mỹ Hưng (District 7) | Integrated master-planned township, quiet, near the US Consulate | 55 triệu to 100 triệu đồng/m² |
| District 1 (City Centre) | Central location, excellent transport connectivity | 80 triệu to 180 triệu đồng/m² |
| Bình Thạnh | Close to the centre, more affordable, many new projects | 45 triệu to 80 triệu đồng/m² |
Explore apartments in Thảo Điền at /buy?district=HCM-D2 or in Phú Mỹ Hưng at /buy?district=HCM-D7.
Practical tips when buying property
Always verify the ownership quota before paying a deposit. Many projects in Ho Chi Minh City have already reached or are approaching the 30% cap, meaning that even if you love a project, you may not be able to purchase it as a foreign buyer.
Keep all international remittance records. When you sell and wish to repatriate funds, the bank will require proof that the original purchase funds were legitimately transferred into Vietnam.
Engage an independent lawyer or legal adviser. The sale and purchase agreement will be in Vietnamese; you will need a certified translation and a legally knowledgeable professional to review clauses relating to deposit penalties, handover schedules, and warranties.
Be wary of "nominee" arrangements. Some foreigners ask a Vietnamese national to hold the title on their behalf to circumvent legal restrictions. This carries very high legal risk — such trust arrangements may be declared void, and the foreign buyer could lose all rights and funds entirely.
Secondary market purchases require thorough due diligence. When buying from another foreign owner, the ownership term you receive is only the remaining portion of the original 50 years — not a fresh 50-year term.
Summary: Is buying property in Vietnam worth it for foreigners?
For foreigners living and working long-term in Ho Chi Minh City — particularly in areas such as Thảo Điền or Phú Mỹ Hưng — purchasing a property can be a sound financial decision if:
- You plan to stay for 5 years or more.
- The purchase cost does not exceed your available own funds (since obtaining a mortgage is very difficult).
- You fully understand the restrictions on ownership quotas, ownership terms, and the legal process.
If you are uncertain about your long-term plans, renting remains the more flexible option. Find out more about the rental market on TìmNhàGầnĐây's rental listings page.
The latest policies on housing ownership for foreigners are updated by the Ministry of Construction at xaydung.gov.vn.
Frequently asked questions
Do foreigners need to have permanent residency in Vietnam in order to buy property?
No. A valid passport and permission to enter Vietnam (a valid visa or temporary residence card) are sufficient to qualify to purchase commercial residential property.
When the 50-year ownership term expires, who does the property belong to?
Foreign owners may apply for an extension of a further 50 years before the term expires. If no extension is sought and the property is not sold, the property will be handled in accordance with the law governing assets whose ownership term has expired — typically transferred to the State, with the owner receiving compensation for the remaining asset value.
Can foreigners buy land plots in Vietnam?
No. Foreigners are not permitted to purchase land plots or standalone land use rights. They may only buy commercial residential property (condominium apartments or townhouses/villas) within projects developed by a real estate developer.
How does the 30% quota work in practice?
The 30% cap is calculated based on the total number of apartments in a single building (block), not across the entire project if the project comprises multiple buildings. When purchasing, you should request written confirmation from the developer that the specific building has not yet reached its quota.
Can a foreigner married to a Vietnamese citizen own property indefinitely?
Yes. A foreigner who is legally married to a Vietnamese citizen and jointly owns a property with their Vietnamese spouse will be issued a pink book showing indefinite (stable) ownership — the 50-year limit does not apply.
When selling a property, can a foreigner transfer the proceeds abroad?
Yes, but foreign exchange regulations must be complied with. The bank will require documentation proving that the original purchase funds were lawfully remitted into Vietnam. This is why it is important to retain complete remittance records from the outset.
Do foreigners have to pay personal income tax when selling their property?
Yes. Personal income tax on real estate transfers is 2% of the actual transfer price, payable by the seller (the foreign national), in the same manner as for Vietnamese citizens.
Need help from a property agent?
Browse our HCMC agent directory, or let us match you with an agent who works with foreign buyers.
Related reading
Can foreigners buy property in Vietnam? Complete 2026 guide
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Thao Dien expat guide: HCMC's most popular foreign neighbourhood
Thao Dien is a riverside ward in District 2 (now part of Thu Duc City) that has been HCMC's primary expat enclave for two decades. Two-bedroom apartments in foreign-eligible buildings typically trade at 70–110M VND per square metre. The neighbourhood centres on Xuan Thuy, Thao Dien and Quoc Huong streets, with the Saigon River on three sides and Metro Line 1 stations at An Phu and Thao Dien now operational.
Vietnam property buying process: 9 steps from viewing to red book
Buying property in Vietnam takes 30–60 days from accepted offer to title transfer. The flow is similar for locals and foreigners, with two extra checks for foreigners: the building must be on the foreign-eligible list, and the 30% per-block quota must not be full. This guide walks through every step, the documents at each stage, and the costs you will actually pay.