Owning property in Vietnam, clearly.
What a foreign national can own, the quota that decides it, the 2023 law that governs it, and the costs no one mentions until reservation. Plain answers to the questions we hear most.
Can a foreigner legally own?
Yes. Since 2015, foreign individuals who enter Vietnam legally, and foreign-invested entities, may own residential property — chiefly apartments and, in defined developments, villas and townhouses. Ownership is real and transferable, evidenced by a certificate of land-use rights and home ownership (the “pink book”).
The nuance is that foreign ownership is capped and time-bound in ways local ownership is not, which is why verification matters before you commit.
The 30% quota — the detail that decides your deal
This is the single most common reason a foreign purchase collapses: the buyer falls for a residence, negotiates, and only at reservation discovers the building’s foreign quota is exhausted. The allocation is tracked by the developer and is not always public.
Every residence Properly presents is checked against the developer’s register, and the remaining allocation is stated on the listing and re-confirmed in writing before you reserve.
What you can hold, and for how long
- Apartments in eligible developments — within the 30% building cap.
- Villas and townhouses in defined projects, subject to area limits.
- Foreign individuals hold a renewable 50-year term; it is extendable and can convert in defined circumstances. Vietnamese spouses and certain entities differ.
- Foreigners cannot own land itself — you hold the dwelling and land-use rights, a structure common across the region.
The 2023 Law & the buying process
The 2023 Law on Real Estate Business, effective January 2025, tightened the market in the buyer’s favour: brokerage must now be conducted through a licensed enterprise with certified brokers, and transaction transparency requirements increased.
- Reserve & deposit — a reservation agreement fixes the unit and terms.
- Sale & purchase agreement (SPA) — reviewed against your interests, ideally with independent counsel.
- Payment schedule — typically milestone-based for off-plan.
- Handover & certificate — the pink book confirms your ownership.
Costs & taxes to expect
- Registration fee — around 0.5% of value.
- Notarisation & legal — modest, but essential.
- Sinking / maintenance fund — commonly around 2% for new builds.
- Ongoing management — charged per m² monthly.
- On resale — corporate/personal income tax applies to the gain; treatment varies.
Our cost-of-ownership calculator on each residence gives an indicative, currency-aware breakdown; a line-by-line statement precedes any reservation.
Moving money — in and out
Funds should enter Vietnam through proper banking channels and be documented from the outset, because clean inbound records are what make later repatriation of sale proceeds and rental income possible. This is the step foreign buyers most often underestimate.
We walk every client through the remittance path and connect you with counsel and banking partners before funds move.
Red flags worth naming
- An agent who can’t show the building’s remaining foreign quota.
- Pressure to reserve before the SPA is reviewed.
- “Nominee” or workaround ownership structures — avoid them.
- Pricing with no evidence behind it; foreign buyers frequently overpay several per cent.
How Properly de-risks it
We verify quota before a residence reaches you, price against our own Prime Index, represent you in your language, and place independent counsel between you and any reservation. The goal is simple: no surprises at the moment you commit.
This guide is general information, not legal advice. Vietnamese property law is detailed and changes; specifics depend on the development, your circumstances and current regulation. We connect every client with qualified independent counsel before any commitment.