Vietnam buying guideVietnam allows foreigners to own apartments and houses, but never the land beneath them, and ownership comes with a time limit. Rules were rewritten by the Housing Law and Land Law that took effect in 2024, and an implementing decree sets the quotas that decide whether a unit is available to you. Here is a plain reading of what you can hold, how the transfer runs and what to check.
What a foreigner can hold
In Vietnam all land belongs to the people and is managed by the state. Individuals and companies receive land use rights rather than ownership. A foreigner cannot acquire land use rights over land directly, but may own housing built on it.
Under the 2023 Housing Law, in force from 2024, and Decree 95/2024:
- Eligible individuals are foreigners lawfully entering Vietnam, which in practice means holding a valid visa or entry stamp, as well as foreign-invested enterprises and certain organisations.
- Apartments (condominiums). Foreigners may own up to 30% of the apartments in a building, including mixed-use projects. When a building has multiple blocks on a shared base, the 30% limit applies to each block.
- Landed houses and villas in commercial projects: up to 250 houses in a single ward-level area, so total ownership across projects in that area is capped.
- Duration. Ownership lasts up to 50 years from the date the ownership certificate (Pink Book) is issued and can be extended once, for up to another 50 years, with an application at least three months before expiry.
- Inheritance. Foreigners can bequeath housing to heirs, but heirs who are foreign nationals face the same time-limited terms, and Vietnamese heirs may receive fuller rights.
Our Vietnam property page lists apartments and villas. For wider market context see our Vietnam market analysis.
| Property | Foreign ownership | Limit |
|---|---|---|
| Apartment in a commercial project | Yes, with Pink Book | 30% of units per building or block |
| Landed house or villa in a project | Yes | Up to 250 houses per ward-level area |
| Land alone | No | Land use rights are not available to foreigners |
| Properties in defence or security zones | No | Excluded by law |
| Ownership term | Time-limited | 50 years, renewable once for up to 50 more |
The sequence of a purchase
Primary-market (developer) deals and resales run differently.
Buying from a developer:
- Confirm the project is eligible for foreign sale and that the building quota is not full.
- Sign a reservation form and a deposit agreement.
- Sign the sale and purchase agreement (SPA), which should reference the project's legal documents and the payment schedule.
- Pay by instalments, with the final portion due at handover, and often 5% retained until the Pink Book is issued.
- Receive the Pink Book from the provincial authority, usually within a few months of handover.
Buying a resale:
- Check that the seller holds a Pink Book and that the unit is not mortgaged or disputed.
- Verify the building's foreign quota is open.
- Sign the transfer contract before a notary and pay taxes.
- File for a new Pink Book in your name at the land registry office.
Bank transfers must come from abroad and be documented, since the authorities may check how the money entered the country.
In Vietnam, the quota is as important as the price. Ask for written confirmation of the foreign-owned share of the building before you pay a deposit.
People who protect your purchase
Lawyer. Licensed Vietnamese lawyer who reviews the SPA, checks the project's permits and confirms the quota. Fees are commonly a fixed amount or a modest percentage.
Notary. Authenticates resale transfer contracts.
Land registry office. Records transfers and issues the Pink Book.
Estate agent. Commission is negotiable, often 1-3% on resales. Foreign buyers should confirm any agent's registration.
Developer legal team. They will present documents, but check them independently. See our Vietnam financing guide for the limited lending options for foreigners.
Due diligence you should do
- Investment licence and land-use document for the project, proving the land is correctly allocated.
- Construction permit and approved master plan.
- Status of the Pink Book for completed buildings; delays of years have affected some projects.
- Quota statement showing how many units are foreign-owned.
- Bank guarantee for off-plan sales. The Housing Law requires developers to provide one when selling homes before completion.
- Mortgage on the project land. Check it is released or the lender consents.
- Management fee and sinking fund (maintenance fund, typically 2% of price).
- Foreign entry status, since your visa or entry status determines eligibility to register.
Taxes and fees
Rates are approximate and subject to change; check with a Vietnamese lawyer or tax office.
| Item | Typical level | Notes |
|---|---|---|
| VAT on developer sales | 10% (sometimes reduced by temporary decree) | Usually included in the contract price; confirm |
| Registration fee | 0.5% of value | Buyer, when registering the Pink Book |
| Maintenance fund | 2% of price | Buyer, for apartments |
| Personal income tax on resale | 2% of sale price (for residents), foreigners follow separate rules | Seller; confirm status |
| Notary and legal fees | modest percentage or fixed fee | Buyer |
| Non-agricultural land use tax | small annual amount | Owner |
| Agent commission | approx. 1-3% on resale | Negotiable |
Visa and residence
A Pink Book does not give residence on its own, but owning property worth the threshold set in the law supports certain investor visa categories, and owners can apply for longer-stay visas. Vietnam's immigration rules, including its e-visa durations, have changed repeatedly, so check current requirements with the Immigration Department or a lawyer before assuming a purchase will support a long stay.
Common errors
- Buying into a building where the foreign quota is already used.
- Believing a seller who offers to hold the property in a Vietnamese friend's name; this leaves you with no legal title.
- Paying the final instalment before receiving the handover protocol and a clear timetable for the Pink Book.
- Overlooking that your ownership term ends, which affects resale value late in the term.
- Treating a land plot or farmland as buyable.
Browse our cheap Vietnam listings to calibrate prices, use the mortgage calculator for repayment tests, and contact us for a second opinion.
Last updated 8 October 2026
Frequently asked questions
Can foreigners own land in Vietnam?
No. Foreigners cannot hold land use rights directly. They can own apartments and houses, and the ownership certificate is limited to 50 years, extendable once.
What is the 30% rule?
Foreign individuals and organisations may together own up to 30% of the apartments in a building, and 30% per block where blocks share a base. Once the quota is filled, further sales to foreigners are not allowed.
How many houses can foreigners own in one area?
Up to 250 landed houses in a single ward-level area, counted across all projects in that area. Check with the developer and local authority whether the limit has been reached.
What is a Pink Book?
It is the ownership certificate issued by the provincial authority. It states your name, the property and the ownership term. Ask when the developer expects to deliver it before you pay the final instalment.
Can I get a mortgage in Vietnam as a foreigner?
Local banks lend to foreigners only in limited cases, often requiring a work permit or residence and a lower loan-to-value. Many buyers pay cash or use developer instalment plans.
What happens after 50 years?
You may apply to extend once for up to another 50 years, at least three months before expiry. If you do not extend, ownership ends, so the remaining term matters for resale.