Vietnam
Vietnam's GDP grew 8.02% in 2025 (NSO). In addition, the country has a young population and an expanding middle class. Ho Chi Minh City and Hanoi are the two main investment markets. Meanwhile, Da Nang is a coastal resort destination. Foreign ownership works through a registered 50-year Pink Book title on state leasehold land, renewable once for 50 years. However, it is capped within 30%-per-building and 250-landed-per-ward foreign quotas under Decree 95/2024.
Vietnam at a Glance
Major Districts
Essential Vietnam Guides
Foreign Ownership Quota ✓ Decree 95/2024
Under Housing Law 2023 and Decree 95/2024 (effective 1 August 2024), foreign ownership is capped in two ways.
Condominiums
Foreigners can own up to 30% of units per building. For example, in multi-block developments sharing a common base, the 30% cap applies separately to each block.
Landed houses
Maximum of 250 houses per ward-equivalent area (population of 10,000). As a result, once any cap is reached, no further foreign sales are permitted in that project.
Types of Property
Foreign buyers can purchase apartments (condominiums), townhouses, and villas within approved commercial housing projects, subject to ownership quotas.
Under Vietnamese law, all land is owned by the state. Instead, no individual, foreign or local, holds outright land title. Vietnamese citizens hold indefinite Land Use Rights (LURs) instead. Similarly, foreigners hold a 50-year leasehold on the building structure, renewable once for 50 years. The Pink Book (Sổ Hồng) records this right.
Growth Trajectory ⚠ Infra updated
Economy & prices
Vietnam GDP grew 8.02% in 2025 (NSO data), the second-highest annual rate in 2011–2025. HCMC primary apartment prices rose ~23% YoY to ~$4,222/m² (Cushman & Wakefield). Similarly, Hanoi prices rose ~40% YoY to ~$3,852/m² (Savills).
2026 infrastructure
Long Thanh International Airport is targeted for full commercial operations mid–late 2026, after a ceremonial opening in Dec 2025. In addition, HCMC Metro Line 2 and the North–South high-speed rail are in the pipeline. Metro Line 1 has been operational since Dec 2024.
Financing Options
Local bank financing for foreigners is very limited. As a result, most major Vietnamese banks restrict home loans to Vietnamese nationals or overseas Vietnamese.
As of January 2026, Vietcombank home loan rates ranged 9.6–13.9% per year. Consequently, this makes offshore financing or a cash purchase the primary path for most foreign buyers. Many large developers offer phased payment plans instead, with 15–30% down and installments tied to construction milestones.
E-Visa & Long Stay ✓ 83 entry pts
Vietnam offers an e-visa valid for up to 90 days (single or multiple entry), available to citizens of all countries since August 2023.
As of December 2025 (Resolution 389/NQ-CP), the e-visa is accepted at 83 international entry points, up from 42. Specifically, this added 4 airports, 11 land borders, and 26 seaports. A 5-year Talent Visa launched in August 2025 for skilled professionals. Meanwhile, a longer 5–10 year Golden Visa remains under consideration. Property ownership alone does not grant residency.
Legal Process
Foreign buyers must use a Vietnamese notary. Required documents include a passport, a valid entry stamp, and the purchase contract (HĐMB). The Pink Book (Sổ Hồng) is the ownership certificate.
From accepted offer to title registration typically takes 2–4 months. However, Pink Book issuance for off-plan purchases can take longer, depending on the developer and project status. It is critical to verify the foreign ownership quota has not been reached before paying any deposit.
Property Taxes
Foreign buyers face the same tax structure as locals. Notably, there is no annual property tax in Vietnam.
| Tax | Rate |
|---|---|
| VAT (new builds) | 10% (developer-included) |
| Registration fee | 0.5% at title transfer |
| Rental income (PIT) | 5% on gross + 5% VAT if >VND 100M/yr |
| Capital gains | 2% on gross sale price |
| Annual property tax | None |
The Case for
Investing in Vietnam
Vietnam's booming economy, young population, and rapidly expanding middle class are fueling extraordinary property demand. Specifically, Ho Chi Minh City and Hanoi offer compelling investment cases. Meanwhile, Da Nang is emerging as a coastal resort hotspot.
Strong Rental Demand
Improving Legal Framework
Capital Appreciation Potential
Common Questions about Vietnam Property
What is the ownership quota for foreigners in Vietnam?
Under Housing Law 2023 and Decree 95/2024 (effective 1 August 2024), two caps apply.
Condominiums: Foreigners can own up to 30% of total apartments in a building. Similarly, in multi-block developments sharing a common basement, the 30% cap applies separately to each block.
Landed houses (villas, townhouses): Foreigners can own up to 250 houses in a ward-equivalent area (population of approximately 10,000). However, where multiple projects exist in the area, the 250-cap is shared across all of them. Once any cap is reached, no further foreign purchases are permitted for that project.
How long is the leasehold in Vietnam?
Foreign individual ownership is limited to 50 years from the date the ownership certificate (Pink Book) is issued. It is renewable once for another 50 years upon application.
Under Vietnamese law, all land is owned by the state. Instead, Vietnamese citizens hold indefinite Land Use Rights (LURs) rather than freehold. The 50-year renewal must be applied for at least 3 months before expiry. Nonetheless, many developers market the 50+50 structure as "effectively permanent," though the renewal is not automatically guaranteed.
Are condotels legal for foreigners in Vietnam?
The legal status of condotels has historically been a grey area in Vietnam. The Land Law 2024 provides more clarity, but condotels are still classified as commercial property rather than residential. As a result, they fall under different rules for ownership certificates and land use duration.
Foreigners can purchase condotels within approved projects. Therefore, it is essential to verify the certificate type, or purpose of use, carefully with a licensed local lawyer before proceeding.
Has HCMC Metro Line 1 actually opened? ⚠ Clarified
Yes. Metro Line 1 (Ben Thanh – Suoi Tien) has been operating commercially since 22 December 2024. After 30 days of free rides, paid service began 21 January 2025, with fares from VND 6,000–20,000 per trip.
As of early 2026 the line serves an average of ~70,000 passengers per day. Overall, it has carried over 5 million passengers since opening. Metro Line 2 and the planned Thu Thiem – Long Thanh Airport rail link are the next major HCMC transit catalysts.
When does Long Thanh International Airport actually open? ⚠ Clarified
Long Thanh International Airport had a ceremonial / technical opening on 19 December 2025, marked by a Vietnam Airlines Boeing 787 charter and test flights. However, this was not a full commercial launch.
As of March 2026, Phase 1 was ~74% complete, with around 9,000 workers on site. Full commercial operations are targeted for mid–late 2026. Originally, this was planned for June 2026, but Prime Minister Pham Minh Chinh is now pushing for Q4 2026, following his March 2026 inspection. Once open, Phase 1 will handle 25 million passengers per year via one runway and one terminal.
Ask About Vietnam
Our Vietnam specialists will respond within 24 hours with personalized insights for your investment.
