Foreign Ownership in Vietnam: What to Check First
- QHow long can a foreign national hold a property?AFor eligible residential property the ownership term is generally 50 years, with renewal subject to the rules in force at the time. Some projects are offered on commercial land under a lease or a non-residential sale instead, where the rights differ.
- QIs there a cap on how much of a building foreign nationals can own?AYes. There are limits on the share of units in a single building that may be held by foreign nationals. Whether a given unit still falls within the cap has to be confirmed for that project.
- QDoes a condotel work the same way as an apartment?ANot necessarily. Condotels typically sit on commercial (tourism) land, and are acquired through a long-term lease or a non-residential sale. The nature and term of the rights differ from ordinary home ownership.
The short version
Foreign nationals have been able to buy property in eligible Vietnamese projects since the 2015 revision of the Housing Law. That is the starting point, not the conclusion — the term of ownership, the contract form and the caps all vary by project, and a project's eligibility is a matter of fact to be confirmed rather than assumed.
What to verify for any specific project
- The land category. Residential land and commercial (tourism) land lead to different rights. A condotel on commercial land is not an apartment.
- The contract form. A long-term lease and a sale and purchase agreement are not the same instrument, and the difference matters at resale.
- The cap. Whether the unit you are looking at still sits within the permitted share for foreign buyers.
- The certificate. When it is expected to be issued, and in whose name.
What we do, and what we do not
We provide information: we can share project materials and introduce you to the local seller, developer or partner. We are not a broker or agent, we are not a party to any transaction, and we do not negotiate or conclude agreements. Contracts and payments are handled directly between you and the local counterparty. Nothing here is investment, legal or tax advice — those belong with qualified professionals in the relevant jurisdiction.
Important notes
- This article is general information about real estate in Vietnam. It is not investment advice or tax advice, and it is not a solicitation to invest.
- Any figures or outlooks shown (projected yields, prices, market trends) are estimates, not a guarantee of future income or asset value. Investment decisions are your own.
- Overseas real estate carries risks, including currency movements, changes to local law and taxation, market and liquidity conditions, and restrictions on foreign ownership.
- Real estate located outside Japan falls outside the scope of Japan's Real Estate Brokerage Act. Neither the explanation of important matters required under that Act, nor the compensation scheme operated by the real estate transaction guarantee associations, applies to it.
- DeLT Inc. provides information only, and is neither a party to, nor a broker or agent for, any real estate transaction.
- Tax, legal and remittance requirements depend on your individual circumstances, including your country of residence. Please consult a qualified tax adviser, lawyer or other relevant professional.