Foreigners Buying Property in Vietnam: Rules, Requirements & Reality in 2025

Can foreigners buy property in Vietnam?

The short answer is yes, but with conditions. Since the 2014 Housing Law came into effect — subsequently succeeded by the 2023 Housing Law (effective 1 August 2024) — foreign individuals and organisations have been permitted to purchase, lease-purchase, and own residential property in Vietnam within projects that are licensed to sell to foreigners.

This opening of the market has been a significant milestone, attracting a large number of expats, investors, and foreign professionals living and working in Ho Chi Minh City who are interested in the Vietnamese real estate market.

For reference to the original legal documents, you can search at Thư viện Pháp luật (Vietnam's Legal Library).

Requirements for foreigners to buy property in Vietnam

Under current regulations, foreign individuals must meet all of the following conditions:

• Hold a valid passport and have been granted entry by Vietnam's immigration authority (with a visa, temporary residence card, or residence card).
• Not be entitled to diplomatic immunity or privileges under international conventions.
• Purchase property within a commercial residential project (not standalone land plots or housing in national defence or security zones).

Foreign organisations operating in Vietnam (holding an Investment Registration Certificate or Operating Licence) are also permitted to purchase housing for use as accommodation for their employees.

Important note: Foreigners are not permitted to purchase residential land (thổ cư) or standalone houses with land ownership. Land use rights remain under entire-people ownership, managed by the State.

Types of property foreigners are permitted to buy

Property Type	Permitted?	Notes
Apartment units in commercial projects	Yes	Most common option
Townhouses and villas within a project	Yes	Within licensed projects
Standalone residential properties (with land title)	No	Vietnamese nationals only
Agricultural or forestry land	No	Not applicable
Property in national defence or security zones	No	Strictly prohibited
Condotel, officetel	Depends on project	Check legal status of each specific project

The apartment market in areas such as Thảo Điền (formerly District 2), Phú Mỹ Hưng (District 7), and Bình Thạnh are the most popular choices among the foreign community in Ho Chi Minh City. You can browse apartments for sale in Thảo Điền or Phú Mỹ Hưng.

Ownership quota limits for foreigners

This is a point that many buyers need to pay close attention to:

• Quota within a single apartment building: Foreign buyers (individuals and organisations combined) may not own more than 30% of the total number of apartments in any one building.
• Quota within an area of standalone housing (townhouses, villas): No more than 250 units per ward-level administrative division.
• Individual quota: Each foreign individual may only own one residential property in Vietnam (under current regulations — confirm the specific provisions under the 2023 Housing Law).

Once this quota is reached, projects cannot sell additional units to foreigners even if units remain available. It is therefore essential to check the current foreign ownership ratio of a project before placing a deposit.

Ownership duration for foreigners

This is a fundamental difference compared to Vietnamese nationals:

• Ownership term: 50 years from the date the Certificate of Residential Ownership (Sổ hồng — "Pink Book") is issued.
• Renewal: May be renewed for a further 50 years if desired and if the conditions stipulated at the time of renewal are met.
• Foreigners married to Vietnamese nationals: Entitled to longer-term, stable ownership in line with the regime applicable to Vietnamese family households.

The Certificate of Residential Ownership issued to a foreigner will clearly state the 50-year term — this is entirely normal and legally valid.

Step-by-step property buying process for foreigners in Vietnam

Below are the main steps in the purchasing process:

1. Determine your budget and preferred property type to suit your needs.
2. Check the project's legal status: Has the project been licensed to sell to foreigners? What is the current foreign ownership ratio?
3. Sign a Deposit Agreement (typically 50 triệu to 200 triệu VND) after viewing the property and negotiating the price.
4. Sign the notarised Sale and Purchase Agreement at a licensed notary office.
5. Make payments according to the schedule (for off-plan projects) or a lump-sum payment (for ready-to-hand-over properties).
6. Submit the application for a Sổ hồng (Pink Book) at the Department of Natural Resources and Environment.
7. Receive the Certificate of Residential Ownership in the foreigner's name, with a 50-year term.

For a more detailed walkthrough, refer to our article The Vietnam Property Buying Process: 9 Steps from Viewing to Title Deed.

Taxes and fees when foreigners buy property in Vietnam

Costs incurred upon completing a property transaction include:

Fee	Rate	Paid By
Value Added Tax (VAT)	10% (new projects)	Buyer (usually already included in the sale price)
Registration fee (stamp duty)	0.5% of contract value	Buyer
Contract notarisation fee	Per the government fee schedule	Negotiated between both parties
Certificate issuance fee	Per local regulations	Buyer
Personal income tax on resale	2% of transfer value	Seller

Information on registration fees and related taxes can be found at the Ministry of Finance website.

Can foreigners get a bank mortgage to buy property in Vietnam?

This is a practical question many people ask:

• Currently, most domestic commercial banks do not offer mortgage loans to foreigners buying property in Vietnam, due to legal constraints around land ownership and the limited ownership term.
• Some international banks with branches in Vietnam may have specific products available, but the qualifying conditions are generally very strict.
• The most common approach: Foreigners typically pay in cash (via legal international bank transfers into Vietnam) or make payments according to the project's payment schedule.
• Foreign exchange and remittance policies must comply with the regulations of the State Bank of Vietnam.

Popular areas among foreign buyers in Ho Chi Minh City

Ho Chi Minh City is the most active market for foreign buyers, with the following standout areas:

• Thảo Điền (Thu Duc City, formerly District 2): The largest expat community in Ho Chi Minh City, with many high-end apartments, international schools, and foreign restaurants. Apartment prices range from around 4 tỷ to over 20 tỷ VND depending on size and project.
• Phú Mỹ Hưng (District 7): A well-planned urban township, home to many Korean and Japanese families. Apartment prices from around 3 tỷ to 15 tỷ VND.
• Bình Thạnh: Close to the city centre, with numerous mid-range to high-end apartment projects and full amenities. View projects in Bình Thạnh.
• District 1: Central location, ideal for investors targeting short-term rentals or those needing proximity to office hubs. View projects in District 1.

Risks and important considerations for foreigners buying property in Vietnam

Before committing funds, make sure you are fully aware of these common risks:

• Project not yet licensed to sell to foreigners: Not every project is approved. You must obtain written confirmation from the developer and verify with the Department of Construction.
• The 30% quota already filled: If a project has reached its quota, any sale and purchase agreement signed will not result in a Sổ hồng being issued in a foreigner's name.
• Contract in the wrong language or missing protective clauses: It is strongly advisable to engage an independent lawyer (ideally one well-versed in Vietnamese law) to review the contract.
• Legal risks with off-plan projects: Check construction progress, the developer's financial capacity, and bank guarantee arrangements.
• Policies may change: The 2023 Housing Law is still relatively new. Follow updates from the Ministry of Construction to stay informed.

For more guidance tailored to the expat community, see our Expat Guide to Thảo Điền.