Buying Real Estate in Vietnam for Foreigners

Published on October 1, 2025 and written by Cyril Jarnias

Real estate purchasing in Vietnam, particularly for foreigners, may seem complex due to the country’s legal and cultural specificities. Navigating through these aspects is nevertheless crucial to successfully complete this lucrative investment, often motivated by the country’s rapid economic growth and dynamic urbanization.

While recent legislative reforms have relaxed certain restrictions, allowing non-residents to benefit from the booming real estate market, it is essential to understand the required procedures to secure a property.

In this article, we break down the essential steps of the purchasing process, thereby helping foreign buyers avoid potential pitfalls and seize the opportunities offered by this expanding market.

Keys to Navigating Real Estate Regulations in Vietnam

Main Laws and Regulations in Effect Regarding Real Estate Acquisition by Foreigners in Vietnam:

• Revised Land Law 2024 (effective 2025)
• Housing Law No. 27/2023/QH15
• Real Estate Business Law No. 29/2023/QH15

Legal Constraints and Types of Accessible Properties:

Category	Non-Resident Foreigners	Overseas Vietnamese (Việt Kiều)
Type of Real Estate	Apartments, houses in shared ownership	Apartments, houses, land, no limit
Number of Accessible Properties	Limited to 30% of a residential project	Unlimited
Land Rights	Usufruct (use), no full ownership	Quasi-equivalent ownership to nationals

• Foreigners can acquire apartments or individual houses in real estate development projects, but they cannot purchase agricultural or industrial land.
• Việt Kiều now enjoy the same rights as resident Vietnamese for purchasing, reselling, and renting real estate properties.

Maximum Ownership Durations:

Buyer Status	Initial Acquisition Duration	Possible Renewal
Foreigner	50 years	Yes, upon request
Việt Kiều	Unlimited	—

Recent Regulatory Changes and Impact:

The revised 2024 laws aim to simplify and harmonize procedures for Việt Kiều, allowing them to purchase as many properties as they wish, with the same rights as Vietnamese citizens.

For non-resident foreigners, the ownership duration remains 50 years, renewable, and access is still limited to approved residential projects.

These changes are expected to increase demand, particularly in the high-end segment, and energize the Vietnamese real estate market.

Administrative Steps to Finalize the Purchase:

1. Eligibility verification (valid visa, not subject to diplomatic immunity or preferential treatment)
2. Selection of real estate property in a project authorized for sale to foreigners
3. Signing a sales contract before a notary
4. Payment via an authorized Vietnamese bank
5. Obtaining the property certificate (“pink book”)
6. Tax declaration and payment of applicable taxes

Regional Differences Influencing the Process:

Major cities (Hanoi, Ho Chi Minh City, Da Nang) offer more projects open to foreigners, with generally more streamlined procedures.

In rural or less developed areas, the choice of projects accessible to foreigners is more limited, and administrative procedures may be longer or subject to local interpretation.

Practical Tips for Navigating This Complex Regulatory Framework:

• Always verify the real estate project’s eligibility for sale to foreigners.
• Require presentation of the project and seller registration certificate.
• Ensure payments are made through authorized Vietnamese banks to guarantee traceability and compliance.
• Prefer assistance from a lawyer specialized in real estate law and a locally recognized real estate agency.
• Be wary of overly attractive offers or promises of agricultural or industrial land ownership, which remain inaccessible to foreigners.
• Anticipate administrative delays, especially when renewing the ownership duration.
• Stay informed of legislative developments, as the regulatory framework remains evolving.

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Consultation with local legal and real estate experts is highly recommended to avoid common pitfalls, guarantee investment security, and ensure compliance with procedures specific to each province.

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Understanding International Taxation When Purchasing in Vietnam

Legal Framework of Vietnamese Taxation for Foreign Buyers

Vietnam authorizes foreigners to purchase real estate properties under strict conditions. The main laws governing property access are:

• Housing Law (amended 2015): allows foreigners to acquire new apartments and certain individual houses in approved projects.
• Land use rights are not transferable to foreigners: they own the building, but not the underlying land.
• Only 30% of apartments in the same building or 250 individual houses per neighborhood are accessible to foreigners.
• Ownership duration is limited to 50 years, renewable subject to approval.
• A valid entry visa is required.

Property Type	Accessible to Foreigners?	Quantitative Limits	Ownership Duration
Apartments (new)	Yes	30% max. per building	50 years (renewable)
Individual Houses (projects)	Yes	250 units per neighborhood	50 years (renewable)
Vacant Land	No	Not accessible	–
Housing outside projects	No	Not accessible	–

Types of Taxes Applicable When a Foreigner Purchases Real Estate

The main taxes and fees to anticipate when a non-resident purchases real estate in Vietnam are:

• Income tax on real estate transfer: 2% of the transfer price.
• Tax on rental income: subject to personal income tax (variable rate depending on income).
• Property registration fee: generally around 0.5% of the transaction price.
• Annual land taxes: generally low, indexed on cadastral value.

International Tax Conventions and Double Taxation

Vietnam has signed tax conventions with many countries to avoid double taxation. These conventions generally allow to:

• Determine the investor’s country of tax residence.
• Avoid the same income being taxed twice (in Vietnam and in the country of origin).
• Provide for tax credits or exemptions depending on the nature of the real estate income.

Process for Calculating and Paying Real Estate Taxes

• The property transfer tax (2%) is calculated on the sale price stated in the contract.
• The seller or buyer (depending on agreement) must pay this tax before the official property transfer.
• Rental income must be declared and taxed each year according to applicable rates.
• Tax payments are made to the local tax office via official form, generally within 10 to 30 days following the transaction.
• The registration fee must be paid when registering the property in the new acquirer’s name.

Differences Between Taxation for Residents and Non-Residents

• Vietnamese residents benefit from full property rights, while foreigners can only hold certain types of properties and for a limited duration.
• Tax rates on property income or capital gains may differ depending on tax status (resident/non-resident).
• Non-residents have additional restrictions on resale and property transfer.

Aspect	Vietnamese Residents	Non-Resident Foreigners
Full Property Rights	Yes	No
Unlimited Ownership Duration	Yes	No (50 years)
Access to Land	Yes	No
Taxation on Rental Income	Progressive Rate	Specific Rate

Recommendations for Foreign Buyers

• Inquire about the tax convention between Vietnam and the country of origin.
• Plan for assistance from a local or international tax expert to optimize taxation and avoid double taxation.
• Anticipate additional fees (notary, registration, taxes) in the investment profitability calculation.
• Verify the real estate project’s compliance with current legislation.
• Keep complete documentation of transactions to facilitate tax declaration.

Tax Incentives or Potential Exemptions

• Certain special economic zones or real estate projects benefit from tax incentives (reduced rates, temporary exemptions).
• Việt Kiều (overseas Vietnamese) sometimes benefit from the same regime as Vietnamese citizens, particularly regarding exemption or reduction of taxes on certain projects.

It is highly recommended to consult a specialized tax advisor before any acquisition to secure the operation and optimize the tax burden.

Essential Documents to Become a Property Owner in Vietnam

Key documents required for a foreigner to purchase real estate property in Vietnam:

• Valid passport
• Vietnamese visa (generally a long-stay visa of at least 6 months, although a tourist visa is sometimes accepted depending on the region)
• Proof of address or residence in Vietnam (in some cases, proof of residence may be requested)
• Sales contract (drafted in Vietnamese and English)
• Marriage certificate (if purchasing as a couple with a Vietnamese citizen)
• Special government authorization (in certain special cases or for certain types of properties)

Document	Issued/By Whom	Average Obtaining Time	Specific Remarks
Valid Passport	Country of Origin	Immediate	Must be valid throughout the procedure
Vietnamese Visa (long stay)	Vietnamese Embassy/Immigration	1 to 4 weeks	6 months minimum recommended
Proof of Residence/Address	Local Police/Local Authorities	1 to 2 weeks	Sometimes not required depending on the city/region
Sales Contract	Notary/Real Estate Agency	1 to 2 weeks	Bilingual, notarization mandatory
Marriage Certificate	Vietnamese Civil Status/Notary	2 to 4 weeks	If joint purchase with a Vietnamese
Special Authorization	Ministry of Natural Resources	1 to 2 months (if necessary)	Rare for a standard purchase
Property Certificate (“pink book”)	Local Land Administration	2 to 3 months after purchase	Grants full ownership

Main Administrative and Legal Steps:

1. Research and Selection of Property
   Often facilitated by a real estate agency or local agent.
2. Verification of Property Title
   Ensure the seller holds the “pink book” (official property certificate).
3. Negotiation and Signing of the Sales Contract
   Bilingual drafting (Vietnamese/English), mandatory appearance before notary.
   Certified translation if necessary.
4. Obtaining Authorizations and Verification of Legality
   Verification of the property’s compliance with local restrictions (especially for foreigners).
5. Payment of Taxes and Fees
   Value Added Tax (5% to 10%), registration tax (0.5%), land tax (0.03% to 0.15%).
6. Transaction Registration
   File submitted to the local land administration for obtaining the “pink book”.
7. Official Key Handover and Property Transfer

Differences According to Regions or Cities in Vietnam:

Hanoi and Ho Chi Minh City:
Generally more standardized procedures, sometimes longer delays due to transaction volume.

Secondary Cities and Rural Areas:
More flexibility on certain documents, but increased vigilance on the validity of property titles.

Obtaining Times for Main Documents:

• Long-Stay Visa: 1 to 4 weeks.
• Proof of Address: 1 to 2 weeks (if requested).
• Notarized Sales Contract: 1 to 2 weeks.
• Property Certificate (“pink book”): 2 to 3 months.

Institutions or Authorities Involved:

• Vietnamese Immigration Service (for the visa)
• Local Land Administration (for the property certificate)
• Vietnamese Public Notary (for contract validation)
• Local Police Services (for proof of address)
• Ministry of Natural Resources and Environment (for special authorizations)
• Real Estate Agency or Specialized Lawyer (for assistance)

Available Legal Assistance Services:

• Lawyers Specialized in International Real Estate Law
• International Real Estate Agencies Present in Vietnam
• Document Translation and Certification Services
• Tax Advisors for Managing Taxes Related to the Transaction

Note: recourse to a specialized lawyer and a notary is strongly advised to secure the transaction and avoid any irregularity.

Real Estate Purchase in Vietnam: Dream or Reality for Foreigners?

Regulations in Effect for Real Estate Purchase by Foreigners in Vietnam

Foreigners can access real estate ownership in Vietnam, but only under certain conditions strictly regulated by law. The main regulations are:

• Types of Accessible Properties:
  • New apartments in approved projects.
  • Certain individual houses located in specific real estate projects.
• Prohibitions and Restrictions:
  • Impossible to purchase vacant land or any property outside approved projects.
  • Land use rights (the land) remain inaccessible to foreigners: only buildings can be owned, never the underlying land.

Property Type	Accessible to Foreigners?	Quantitative Limits	Ownership Duration
Apartments (new)	Yes	Maximum 30% per building	50 years (renewable)
Individual Houses (projects)	Yes	Up to 250 units/neighborhood	50 years (renewable)
Vacant Land	No	Not accessible	–
Housing outside projects	No	Not accessible	–

• Maximum Quota: a foreigner cannot own more than:
  • 30% of apartments in the same residential building,
  • 250 individual houses maximum in a given neighborhood.
• Limited Ownership Duration: the maximum duration is generally set at 50 years, renewable once if authorized by competent authorities.
• Mandatory Visa: a valid visa is required to be able to purchase and legally own real estate property.

Typical Procedure to Acquire Real Estate Property

Here are the main administrative and legal steps to follow:

1. Verify eligibility (valid visa, unrestricted foreign nationality).
2. Choose a property located in an approved project open to foreign buyers.
3. Sign the preliminary contract with the approved developer or seller.
4. Open a Vietnamese bank account denominated in dong to make official payments.
5. Pay the purchase price according to the contractual schedule via this localized account.
6. Finalize the official deed before a recognized Vietnamese notary, then register the transaction with the local Department of Housing and Land Registry which will issue the property certificate (“pink book”).
7. For any extension beyond the initial fifty years, submit a specific request before expiration.

Recapitulative list of essential procedures:

• Preparation of administrative file (passport, visa…)
• Legal verification of chosen project
• Contract signing / initial deposit
• Opening local bank account
• Secure payment
• Signing authentic deed before notary
• Land registration & obtaining certificate

Advantages and Potential Obstacles

Main Advantages:

• Facilitated access since several recent legislative reforms
• Dynamic market with high rental potential in certain cities like Ho Chi Minh City or Hanoi
• Relative cost lower compared to some neighboring Asian markets

Common Obstacles:

• Severe quantitative restrictions on each property type
• Absolute impossibility to purchase any type of land
• Temporary ownership only
• Local administrative complexity; sometimes need for specialized intermediaries
• Legal risk linked to potential future evolution of local laws

Favorable but volatile economic climate, still young market with significant fluctuations according to geographical areas; overall interesting cost but attention to non-negligible additional fees.

Reality Versus Dream: Real Accessibility for Foreign Buyers

Despite increased openness in recent years, investing remains complex:

The process is not impossible but requires administrative rigor, patience facing local bureaucracy and advised recourse to reliable local specialists to secure your investment — especially during the preliminary legal verification on each proposed real estate program!

Many realize their dream without major difficulty when all these precautions are taken; however, some quickly encounter the imposed limits, particularly in terms of duration or during a potential resale.

Practical Tips to Succeed in Your Purchase:

• Always prefer recognized major developers with existing experience with foreign clientele;
• Systematically use specialized local legal services;
• Anticipate from the purchase the eventual question of renewal/transfer;
• Plan a sufficient financial margin covering additional taxes/fees often unforeseen;
• Stay regularly informed of any legal evolution impacting future rights;

To maximize your chances: get assistance from the start! A good specialized lawyer + reliable agent = enhanced security facing local specificities!