Foreigners Buying Property in Vietnam: Regulations, Conditions & 2025 Guide

Can foreigners buy property in Vietnam?

The short answer is yes — but with conditions. Since the 2014 Housing Law came into effect (and was further updated by the 2023 Housing Law), foreign individuals and organisations have been permitted to own residential property in Vietnam within the framework prescribed by law. This marked a major turning point compared to the period before 2015, when foreigners' rights to purchase property were severely restricted.

However, property ownership for foreigners in Vietnam is different from land-use rights. Foreigners may only own the dwelling (the structure built on the land) and are not entitled to hold land-use rights in their own name. This is a fundamental distinction to understand before getting started.

For the full legal texts, refer to Thư viện Pháp luật to look up the Housing Law and its implementing decrees.

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Who qualifies as a foreign buyer?

Under the 2023 Housing Law, two categories of foreign parties are permitted to own residential property in Vietnam:

Foreign individuals:

• Foreign individuals who are permitted to enter Vietnam (holding a valid visa, temporary residence card, or permanent residence card).
• No work permit or household registration (hộ khẩu) is required.

Foreign organisations:

• Foreign companies and organisations operating in Vietnam under Vietnamese law (holding an investment licence or business registration certificate).
• Diplomatic and consular organisations are subject to separate regulations.

Note: Overseas Vietnamese (Việt kiều) are governed by separate rules and enjoy broader rights than purely foreign nationals, including an unlimited number of units they may own and longer ownership terms.

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Types of property foreigners are allowed to buy

Not all property types are available to foreign buyers. The table below provides a summary:

Property Type	Can Foreigners Buy?
Apartment in a condominium (within a commercial project)	Yes
Standalone residential property (townhouse, villa within a project)	Yes (subject to quantity limits by area)
Residential land (land-use rights)	No
Agricultural or forestry land	No
Resort property (condotel, officetel)	No clear ownership regulations; high legal risk
Social housing	No

Practical recommendation: Foreigners should prioritise purchasing apartments in condominium projects that have clear legal standing, reputable developers, and have been approved by the relevant state authority for foreign ownership.

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Limits on the number of units foreigners may purchase

This is an important regulation that many buyers overlook:

• Within a single condominium building: All foreign buyers combined (both individuals and organisations) may not own more than 30% of the total number of apartments.
• Within an area of standalone residential properties (townhouses, villas): No more than 250 units across all foreign owners per ward-level administrative unit.
• Individual foreign buyers: Each individual may own only 1 standalone residential property, but may own an unlimited number of condominium apartments (provided the 30% building cap is not exceeded).

In practice, in Ho Chi Minh City (TP.HCM), many large projects in Thảo Điền (formerly District 2), Bình Thạnh, and Phú Mỹ Hưng have already reached or are close to reaching their 30% foreign ownership quota. You must check with the developer and verify this ratio before paying any deposit.

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Ownership duration for foreigners

This is the biggest difference compared to Vietnamese citizens:

• Initial term: 50 years from the date the Certificate of Residential Property Ownership is issued.
• Renewal: May be extended by a further 50 years if the owner wishes and meets the conditions required by law at the time of renewal.
• Vietnamese citizens: Enjoy long-term (indefinite) ownership for residential property attached to land-use rights.

Key practical points to note:

• When selling to another foreign buyer, the new owner's ownership term does not carry over from the seller's term — a fresh 50-year period begins from the new purchase.
• When selling to a Vietnamese citizen, the buyer will enjoy long-term ownership in accordance with the rules applicable to Vietnamese nationals.

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Property purchase procedure for foreigners in Vietnam

The process for foreigners is similar to that for Vietnamese buyers, but with a few additional steps:

1. Verify eligibility: Confirm that your visa, temporary residence card, or permanent residence card is still valid.
2. Select a qualifying project: The project must be authorised to sell to foreigners (the developer must have written confirmation from the Department of Construction) and must still have foreign ownership quota available (below 30%).
3. Sign a deposit agreement: Have a bilingual legal adviser or lawyer review the contract before signing.
4. Sign the Sale and Purchase Agreement (SPA): This must be notarised at a competent notary office.
5. Pay taxes and fees: Personal income tax (if the seller is an individual), registration fee, and notarisation fee.
6. Register for the Certificate of Ownership: Submit documents to the Land Registration Office to obtain the pink book (sổ hồng) in the foreign buyer's name.

For further guidance on notarisation requirements and contract law, refer to the Ministry of Justice of Vietnam.

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Costs and taxes when foreigners buy property

Cost Item	Rate
Registration fee (stamp duty)	0.5% of the property value stated in the contract
Contract notarisation fee	Based on the notarisation fee schedule (typically 1 to 3 triệu đồng depending on property value)
Title registration fee	As per local regulations; usually under 1 triệu đồng
VAT (when buying from a developer)	10% of the property value (usually included in the sale price)
Monthly building management fee	Varies by project; typically 10,000 to 30,000 đồng/m²/month
Agency/brokerage fee (if applicable)	Typically 1 to 2% of the transaction value; payable by the seller or buyer depending on the agreement

For information on taxes and registration fees, refer to the Ministry of Finance.

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Can foreigners get a mortgage in Vietnam?

This is a common question. The current situation is:

• Most Vietnamese commercial banks do not offer mortgage loans to foreigners, because foreigners do not hold land-use rights, which are typically the primary collateral asset.
• Some foreign-owned banks (such as HSBC, Standard Chartered, and Shinhan Bank) may consider lending under certain conditions, such as stable income and a long-term employment contract in Vietnam.
• Foreigners are generally expected to pay in full via cash or international bank transfer.

Suggestion: Contact the personal banking departments of international banks in TP.HCM directly for tailored advice. For credit and foreign exchange policy, refer to the State Bank of Vietnam.

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Best areas in TP.HCM for foreigners to buy property

TP.HCM (Ho Chi Minh City) is Vietnam's most dynamic property market and the top choice for foreign buyers. Some of the most notable areas include:

Thảo Điền (TP. Thủ Đức, formerly District 2): Large expat community, numerous international schools, premium amenities, and a wide range of apartments and villas. Browse projects for sale at /buy?district=HCM-D2.

Phú Mỹ Hưng (District 7): A well-planned urban township with a clean living environment, popular with Korean and Japanese residents. Explore properties at /buy?district=HCM-D7.

Bình Thạnh: Centrally located with good connectivity and many premium condominium projects that still have foreign ownership quota available. See more at /buy?district=HCM-BT.

District 1: The financial and commercial centre, well-suited to foreign professionals working in the CBD.

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Legal risks to avoid when foreigners buy property

Some common risks that foreign buyers should be particularly aware of:

• Buying through a "nominee" arrangement: Some foreigners have a Vietnamese national hold the title (sổ hồng) on their behalf. This practice violates Vietnamese law, may result in asset confiscation, and offers no legal protection.
• Buying a condotel or officetel: These property types do not yet have a clear legal framework for long-term ownership and carry a high risk of disputes.
• Projects not yet authorised for foreign sales: Some developers advertise properties to foreign buyers without having obtained official authorisation to do so. Always verify the project's legal documents thoroughly.
• Contracts in Vietnamese only: Foreign buyers who cannot read Vietnamese must have a professional interpreter and a bilingual lawyer review the contract before signing.
• 30% quota already reached: If a building has already hit its 30% foreign ownership cap, the transaction cannot be registered, leading to potential disputes.

For more detailed guidance, see /knowledge/nguoi-nuoc-ngoai-mua-nha-viet-nam-quy-dinh-phap-ly-va-huong-dan-thuc-te-2024.

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How to start your property-buying journey

If you are a foreigner considering buying property in Vietnam, here is a practical roadmap:

1. Research the market: Explore different areas, price ranges, and property types that suit your needs.
2. Seek legal advice early: Engage a real estate lawyer experienced in foreign transactions before viewing any properties.
3. Choose a reputable agency: Work with a broker or real estate platform experienced in serving international clients.
4. Check the quota and legal status of the project: Ask the developer to provide written confirmation of the current foreign ownership percentage.
5. Prepare your finances: Determine your funding source, the method of transferring money into Vietnam, and all associated costs.

Start searching for suitable properties now on the property buying page at TìmNhàGầnĐây, with a wide range of filters by district, price range, and property type.

To compare the TP.HCM market with other cities before making your decision, read the analysis at /knowledge/hcmc-apartments-for-foreigners.