Published on and written by Cyril Jarnias
Buying Coastal Property in Vietnam
Buying coastal property in Vietnam is a dream shared by many investors and coastal landscape enthusiasts. This country, with its picturesque beaches and unique cultural blend, offers attractive real estate opportunities and considerable profitability potential.
Before diving into this dynamic market, it’s crucial to understand local regulations, the specifics of the Vietnamese real estate market, as well as the benefits and challenges associated with acquiring coastal properties. Through this guide, we reveal the essential steps to make this purchase a profitable and enjoyable investment.
Must-Visit Locations for Investing on the Vietnamese Coast
| Region/City | Major Tourist Attractions | Economic Growth and Infrastructure | Real Estate Market Trends | Attractiveness Factors for Investors |
|---|---|---|---|---|
| Da Nang | Renowned beaches (My Khe), Dragon Bridge, proximity to Hoi An and Hue, international festivals | Resumption of major urban projects (Thuan Phuoc New Urban Area, Marina Complex), modern infrastructure, international hotel development (Courtyard by Marriott, etc.) | Gradual recovery post-pandemic slowdown, new projects underway, sustained demand for modern apartments | Economic stability, growing tourist appeal, luxury coastal projects, medium-term appreciation potential |
| Nha Trang | Bay ranked among world’s most beautiful, nightlife, diving, islands, luxury resorts | New highway routes (Nha Trang-Lien Khuong, Khanh Hoa-Buon Ma Thuot), massive investments in hospitality and beach complexes (Vega City, Meliá Nha Trang) | Market growth exceeding Da Nang and Phu Quoc in 2024, rapid recovery expected, regular transactions on premium projects | High rental profitability, increasing tourist traffic, modern infrastructure, international recognition |
| Phu Quoc | Tropical island, white sand beaches, natural parks, casinos, international resorts | Rapid infrastructure development (international airport, roads, hotel complexes), favorable policies for foreign investors | Strong demand for villas and resorts, real estate growth driven by tourism boom | High capital gains potential, regulatory stability, strong tourism growth, high-end projects |
Factors Making These Regions Essential for Coastal Real Estate Investment:
- Economic stability and local policies encouraging investment.
- High rental profitability potential due to growing tourist influx, particularly for upscale properties (villas, serviced apartments, hotel residences).
- Ongoing development projects: new urban districts, transportation routes, entertainment complexes and five-star resorts.
- Modern infrastructure: international airports, road networks, quality healthcare and education facilities, shopping centers.
- Recent trends:
- In Nha Trang, real estate market growth now surpasses Da Nang and Phu Quoc, driven by new highway investments and rapid restart of premium projects.
- In Da Nang, after a slowdown period, the resumption of major projects and appetite for modern apartments are revitalizing the market.
- In Phu Quoc, villa and resort offerings remain dynamic, boosted by ambitious tourism development policies.
List of Common Attractions in These Destinations:
- Internationally renowned beaches
- Enhanced accessibility (airports, highways)
- Presence of major international hotel chains
- Tourism growth potential
- Real estate market in modernization and expansion phase
Key Information About Recent Trends:
- Nha Trang’s real estate market is experiencing rapid recovery and sustainable growth expected from 2024, supported by the opening of new major infrastructure.
- In Da Nang, several luxury real estate projects have resumed, enhancing the city’s appeal for investors seeking coastal properties.
- Phu Quoc maintains dynamism driven by international tourism, with a market focused on luxury villas and resorts.
Investing in coastal real estate in Vietnam in cities like Da Nang, Nha Trang and Phu Quoc today offers superior appreciation and rental profitability prospects, driven by tourism growth, infrastructure modernization and the resumption of major projects.
Good to Know:
Investing in coastal real estate in Vietnam presents attractive opportunities, particularly in Da Nang, Nha Trang and Phu Quoc Island. Da Nang, with its vast beaches and rapid infrastructure growth, is prized for its economic stability and constantly expanding development projects. Nha Trang, known for its picturesque beaches and modern real estate portfolio, promises high rental profitability, especially due to its steady tourist influx. Phu Quoc, with its special economic zone status and numerous hotel projects, is becoming a major investment hub, attracting investors interested in competitive rental returns. According to latest market trends, these regions show sustained growth potential, supported by improved transportation infrastructure and favorable policies for foreign investors.
Steps to Follow for Acquiring Coastal Property in Vietnam
Understanding the Vietnamese Legal Framework
Before any steps, it’s essential to master the regulations governing real estate acquisition in Vietnam, particularly for foreigners. Since 2015, the country has allowed purchase of new apartments and certain individual houses in state-approved projects. However:
- Foreigners cannot purchase raw land or housing outside approved projects.
- Property ownership is granted for a maximum duration of 50 years, with possibility of renewal under conditions.
- Only 30% of apartments in a building or up to 250 houses per neighborhood are accessible to foreigners.
- A valid visa is required at time of purchase.
- Land use rights remain state property; only the structure belongs to the buyer.
| Property Type | Accessible to Foreigners? | Quantity Limits | Maximum Duration |
|---|---|---|---|
| Apartments (new) | Yes | 30% max./building | 50 years |
| Individual Houses (projects) | Yes | 250 units/neighborhood | 50 years |
| Raw Land | No | – | – |
| Housing Outside Projects | No | – | – |
For overseas Vietnamese (Việt kiều), legislation is evolving favorably: from 2025, they will be able to acquire any type of property without quantity limits and will benefit from the same rights as Vietnamese citizens.
Property Search and Selection
To find suitable coastal property:
- Collaborate with a local real estate agent specialized in the target coastal area.
- Regularly consult recognized Vietnamese real estate platforms.
- Personally visit several properties to assess their general condition and immediate environment.
List of recommended steps:
- Select one or more coastal neighborhoods according to your criteria (accessibility, tourist appeal, rental potential…).
- Contact different local agents to obtain an objective market overview.
- Establish a shortlist after initial virtual or physical visits.
Negotiation and Preliminary Checks
Before any firm offer:
Carefully verify:
- Legal compliance of the property (land title, absence of mortgage…)
- Possible restrictions related to coastal zones: public easements on coastline, specific natural risks…
List of key points to check:
- Exact land status
- Administrative authorizations specific to coastal strip
- Possible charges attached to the subdivision
Then negotiate directly with the owner or through your agent.
Administrative Formalities and Signatures
Typical procedure:
- Drafting then signing a preliminary agreement/contract between seller and buyer
- Initial payment according to agreed conditions
- Complete notarial verification of official documents
- Official signature with authorized notary; final payment
- Registration with competent authorities to obtain your official certificate (Pink Book)
| Step | Description |
|---|---|
| Preliminary Agreement/Contract | Agreement on price & terms |
| Notarial Verification | Document check & administrative regularity |
| Final Signature | Before notary/official agency |
| Official Registration | Certificate issuance (“Pink Book”) |
Practical Tips for Common Complexities
- Systematically use a lawyer specialized in local real estate law
- Always request certified translation if you don’t master Vietnamese
- Inquire about all applicable taxes before acquisition
- Expect that some administrative delays may be lengthy
- Require all payments through recognized secure banking channels
⎋ Proper support generally helps avoid subsequent disputes related particularly to local legal specifics. ⎋
Good to Know:
To acquire coastal property in Vietnam, it’s crucial to understand the legal framework, especially for foreigners, as they are subject to certain restrictions, such as limitations on land purchase. Collaborating with local real estate agents and consulting online listings is essential to identify interesting properties. During negotiations, it’s important to verify the property’s condition and understand all restrictions related to the coastal area. Administrative steps include signing the sales contract and registering the property with local authorities, a process that may require a lawyer’s help to navigate Vietnamese legal specifics. To manage potential complexities, such as those related to language and bureaucracy, it’s advisable to have a translator and competent local intermediary.
Tips for Successful Real Estate Purchase in Vietnam
Essential Steps for Successful Real Estate Purchase in Vietnam:
- Research Local Laws and Regulations
- Verify restrictions concerning real estate purchase by foreigners (limited use rights to 50 years, renewal possibility, accessible or prohibited zones).
- Consult a local bilingual lawyer specialized in real estate law to secure the transaction and avoid regulatory pitfalls.
- Choosing a Reliable Real Estate Agent
- Select a recommended agency with proven local presence.
- Prefer a professional personally recommended or with verifiable reviews.
- Ensure the agent masters the local market and communicates easily (French/English/Vietnamese).
- Specific Criteria for Coastal Property
List of points to evaluate:
- Actual proximity to coastline
- Quality of infrastructure against salt corrosion
- Protection against coastal erosion and natural risks (floods, typhoons)
- Access to essential public services (drinking water, stable electricity)
- On-site Inspection and Environment Verification
Not to be neglected:
- Personally visit the property before any commitment
- Evaluate quality of road access, electrical/water/user networks
- Inquire about neighborhood security as well as projected urban development
- Benefits of Working with Local Experts
Key benefits:
- Personalized advice according to your investor profile
- Access to network of local experts (lawyers, tax specialists, notaries) capable of handling all administrative and legal procedures
- Tips for Price Negotiation
Practical recommendations:
- Analyze market prices in target sector through your agent or local expert
- Use any imperfections noted during visits as negotiation points
- Allow negotiation margin as listed price is commonly higher than seller’s actual expected price
Common Required Documents for Real Estate Purchase in Vietnam
| Document | Role/Utility |
|---|---|
| Valid Passport | Foreign buyer identification |
| Preliminary Contract (“Offer to Purchase”) | Initial formalization |
| Main Contract (“Sales & Purchase Agreement”) | Definitive commitment |
| Proof of Payment/Bank Transfer | Financial justification |
| Land Certificate/Property Title | Legal attestation |
| Local Administrative Authorizations | Regulatory compliance |
Typical Timeframes to Finalize Real Estate Purchase
- Property Search & Selection: 1–4 weeks
- Negotiation & Preliminary Offer: 1 week
- Legal Due Diligence & Obtaining Necessary Authorizations: 2–4 weeks
- Final Signature with Notary/Local Authority: Within 1 week after total agreement
Estimated total timeframe: generally between 6 and 10 weeks.
Key Points to Remember:
Working with a recommended local partner is decisive: it facilitates each step of the process while significantly reducing your legal or financial risks.
Always personally inspect any considered property to assess its actual condition and that of surrounding infrastructure — especially in coastal areas where certain natural risks are amplified.
Complete preparation of administrative files and good local understanding considerably accelerate legal finalization.
Good to Know:
To succeed in real estate purchase in Vietnam, particularly coastal property, it’s crucial to thoroughly research local laws governing foreign ownership, such as the need to obtain land use certificate. Collaborating with a trusted real estate agent, ideally a local expert, can facilitate understanding regulations and local customs, and proves valuable for negotiating favorable prices. When selecting a property, it’s essential to personally inspect it, verifying the condition of surrounding infrastructure, such as access to public services or protection against natural risks like erosion or typhoons. Essential documents for finalizing purchase include sales contract, property certificate and payment proofs, and you should expect several weeks to complete the transaction. Examining proposals from different developers and comparing value for money can also be beneficial for securing a good investment.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
