Notaries in Vietnam: Essential Guide and Fees

Published on October 22, 2025 and written by Cyril Jarnias

The Real Estate Purchase Process in Vietnam

Navigating Vietnam’s real estate purchase process can be a complex undertaking without thorough knowledge of the essential roles of notaries and associated notary fees. In this rapidly developing country, where real estate is increasingly attracting investors, skillfully maneuvering through the nuances of the local legal framework is crucial.

Guide to Notary Services in Vietnam

This article provides a detailed guide to familiarize you with the key features of notary services in Vietnam and their financial implications, enabling you to make informed and strategic decisions during your investments.

Understanding the Notary’s Role in Real Estate Purchases in Vietnam

Key Real Estate Purchase Steps Requiring Notary Involvement in Vietnam:

• Verification of the “pink book” (official ownership certificate) and land titles from the seller.
• Drafting, translation (into Vietnamese/English) and notarial certification of the sales contract.
• Official signing at the notary office with all parties present.
• Registration of the transaction with local authorities.

Legal Role of the Notary in Real Estate Transactions:

The notary plays a central role in legally securing all real estate transactions in Vietnam. Their duties include:

• Thorough verification of all legal documents related to the property (titles, history, absence of mortgage or disputes).
• Formal confirmation that the seller is indeed the holder of the pink book (authentic certificate issued by the Vietnamese government).
• Drafting or validation of the contract in compliance with Vietnamese law and its formal requirements (bilingual if necessary).
• Official certification (“notarization”) that gives legal force to documents signed before them.

Step	Notary Involvement Required?	Details
Pink Book Verification	Yes	Comprehensive legal analysis to guarantee no obstacles to the sale.
Document Drafting/Certification	Yes	Contract must be drafted/compliant in Vietnamese, sometimes translated into English – notary signature required.
Official Transfer	Yes	Transfer is only effective after official signing and notarial certification; then filed with administrative authorities.

Specific Notarial Procedures in Vietnam:

1. Preliminary Document Review
   • Notary’s exhaustive examination of land titles, cadastral records, possible administrative permits.
2. Bilingual Preparation/Drafting
   • Requirement for foreign parties to have a certified translated version if they don’t speak Vietnamese.
3. Formal Signing
   • Deed signed before the notary in their office; each party must present valid ID and long-stay visa if foreign.
4. Certification/Notarization
   • Application of official seal on the deed giving immediate legal validity to the transaction.
5. Public Registration
   • Transmission by notary office to competent administrative services for final entry in public records.

Security Provided to Buyers/Sellers

The mandatory notary process:

• Guarantees all documents comply with the law and are authentic
• Protects against any fraud attempts or double sales
• Legally secures both buyer and seller

Associated Notary Fees and Calculation Method:

Fees generally vary according to:

• The total declared value in the deed
• Administrative complexity

In practice:

Type	Indicative Amount
Fixed Fees	Between 0.03% – 0.15% according to national scale applied to actual/negotiated value
Certified Translation	Variable additional cost

These fees often include:

• Land registration tax: ~0.5%
• VAT on commercial housing: up to 10%

These fees are typically shared or negotiated between buyer/seller during preliminary agreements.

Practical Tips for Choosing a Good Notary in Vietnam:

• Prefer an office duly licensed by the Vietnamese state (“Cong chứng”), with solid experience in international real estate.
• Ensure they master your language or work with a locally recognized certified translator.
• Always request a detailed written estimate before any financial commitment;
• Consult multiple notary offices to compare prices/services;
• Look for recent client reviews or recommendations through expatriate communities/local professionals;

To maximize your legal security when purchasing real estate in Vietnam, always go through a licensed professional, demand all document verifications, sign exclusively before an authorized public officer – this is an essential guarantee against any future risk!

Notary Fees: What Costs to Expect When Buying Property in Vietnam

Notary fees in Vietnam play an essential role in the real estate purchase process: they primarily serve to authenticate contracts, guarantee transaction legality, and provide indispensable administrative services. Their importance lies in legally securing the purchase while protecting the involved parties.

The main types of notary fees a buyer can expect are as follows:

• Fixed Fees: Set amounts for certain services, like contract drafting (approximately 200,000 VND per contract), document entry or copying (20,000 VND per page or file), document storage (50,000 VND per file), and document translation (60,000 to 120,000 VND per page depending on language).
• Percentage-based Fees: Notary fees for property purchases typically represent between 0.05% and 0.10% of the property value.
• Administrative Fees: Additional costs may apply, such as registration fees (approximately 0.5%), legal fees (between 0.5% and 1%), and property transfer tax (2%).

Fee Type	Amount or Percentage
Contract Drafting	200,000 VND / contract
Document Entry	20,000 VND / page
Notarized Copy	20,000 VND / file
Document Storage	50,000 VND / file
Translation	60,000–120,000 VND / page
Notary Fees (percentage)	0.05% to 0.10% of property
Registration Fees	0.5%
Transfer Tax	2%

Regional Comparison:

• Vietnam: Low notary fees (0.05% to 0.10%), total additional costs for buyer around 2.55% to 3.10% of property value.
• Thailand: Notary fees often included in registration or transfer fees, typically between 1% and 2%.
• Indonesia: Notary fees of 0.5% to 1% of property value.
• Singapore: Much higher notary fees, often several thousand Singapore dollars.

List of Practical Tips to Anticipate These Costs:

• Establish a budget including all ancillary fees from the beginning of the purchase process.
• Request detailed quotes from notary offices and verify expense items.
• Allow for a safety margin for variable or unexpected fees.
• Inquire about possible reductions or exemptions based on transaction type or buyer status.
• Verify specific requirements for foreigners, particularly the need for an interpreter or additional documents.

Regulatory Information and Recent Developments:

• Removal of Notary Fee Cap: A recent reform (May 2025) removes regulations on fee caps, giving notary offices more freedom to set their rates, but indicative scales remain commonly applied.
• Requirements for Foreigners: For foreigners married to Vietnamese nationals, notary involvement is mandatory, sometimes with an interpreter, to certify fund origins and property rights.
• Absence of Notarial Database: Unlike France, there’s no centralized database on market prices, which can complicate fee assessment and transaction transparency.
• New Legal Obligations: Since 2024, anti-money laundering measures strengthen document verification and party identification.

Key Takeaway: Anticipating notary fees and incorporating them into your real estate purchase budget in Vietnam is essential. Recent developments make prior consultation with a professional even more important, particularly for non-residents and foreigners.

Demystifying Hidden Costs Related to Real Estate in Vietnam

Demystifying Hidden Costs When Buying Real Estate in Vietnam

Buying property in Vietnam involves numerous fees that aren’t always explicitly announced during the initial transaction. These hidden costs can significantly impact the buyer’s final budget, especially for non-residents or those new to the local market.

Main Types of Hidden Fees

Transaction-Specific Taxes

• Real Estate Transfer Tax: 2% of sale price, typically seller’s responsibility but sometimes negotiable.
• Property Registration Fee: approximately 0.5% of transaction price, payable when registering the property under the new owner’s name.
• Rental Income Tax: if the property is rented, annual taxation based on generated income.
• Annual Land Taxes: relatively low, indexed on the property’s cadastral value.

Administrative and Legal Fees

• Notary Fees: between 0.05% and 0.10% of property price.
• Legal Fees (lawyer, legal advice, translation, etc.): between 0.5% and 1% of transaction amount.
• File and Management Fees: may include costs for file preparation, property certificates, or title verification.

Maintenance and Management Costs

• Condominium or Management Fees: in apartments or secured residences, these monthly or annual fees cover common area maintenance, security, etc.
• Routine Maintenance: repairs, renovations, garden upkeep, etc.
• Home Insurance: not mandatory but highly recommended, with variable rates depending on location and property type.

Summary Table of Hidden Costs

Cost Type	Rate or Indicative Amount	Frequency	Comment
Real Estate Transfer Tax	2% of sale price	Per transaction	Sometimes seller’s responsibility
Registration Fee	0.5% of transaction price	Per transaction	Mandatory for changing owner name
Notary Fees	0.05% to 0.10%	Per transaction
Legal Fees	0.5% to 1%	Per transaction	Includes lawyer, translation, etc.
Annual Land Taxes	Low, varies by region	Annual	Indexed on cadastral value
Rental Income (tax)	Variable rate based on income	Annual	If property is rented
Condominium Fees	Variable (few €/m²/year)	Monthly/Annual	Depending on residence/apartment
Maintenance/Management	Variable	As needed	Repairs, improvements, etc.
Home Insurance	Variable	Annual	Optional but recommended

Regional Cost Variations

In Ho Chi Minh City and Hanoi, administrative fees, condominium charges, and management costs are generally higher due to property values and expected service levels.

In rural or secondary regions, certain costs (particularly condominium fees and local taxation) are significantly lower, but maintenance may cost more due to limited access to certain services or materials.

Concrete Examples of Unexpected Costs

A foreign buyer in Ho Chi Minh City was charged nearly 3% additional in administrative and notary fees beyond the listed purchase price, representing several thousand unanticipated euros.

An investor in Danang discovered after the transaction the existence of annual condominium fees representing nearly 2% of the property value, not mentioned during signing.

Tips to Anticipate and Manage These Fees

• Request a detailed quote including all fees before any signing.
• Consult a local lawyer specialized in real estate to verify document compliance and anticipate ancillary costs.
• Include a safety margin of 3% to 5% of purchase price in your overall budget to absorb unexpected fees.
• Research annual charges (condominium, land taxes) and payment methods with the management board or local authorities.
• Consider future maintenance of the property in profitability calculations, especially for individual houses or villas.

Warning:
Hidden fees can represent between 2.5% and 5% of purchase price.
Poor anticipation of these costs can compromise the profitability or viability of a real estate project in Vietnam.

Anticipating these expenses helps secure your investment and avoid post-acquisition surprises.