Vietnam
Buy property in Vietnam as a foreigner
In plain termsYou may own commercial project housing — not any apartment, and not a freehold house in general. Caps and a time-limited term sit on the cells. Marriage to a Vietnamese citizen living in Vietnam is a wider path.
Ho Chi Minh City · lived-in housing
Where are you settling?
Ownership caps are nationwide. Where you shop for a project or lease still clusters by metro — pick a city for orientation, then read the cells.
Hồ Chí Minh City
Most foreign project-housing volume and expat lease demand sits in HCMC. Caps and bank-payment rules still apply building by building — not by district rumour.
Hanoi
Hanoi carries embassy and HQ demand. Same Luật Nhà ở gates; marriage-to-VN path is national, not city-local.
Other cities
Đà Nẵng and secondary cities have thinner foreign project stock. Lease for own use still keys to lawful stay — see the lease cell below.
What you may own
Foreign individuals allowed to enter Vietnam may own commercial project housing ( Source Luật Nhà ở 27/2023/QH15 Điều 17 khoản 1 điểm c và khoản 2 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog.yes
Apartment cap
Foreign-owned share of apartments in one building is capped at
(Luật Nhà ở 27/2023 Điều 19 khoản 1). A building already at the cap is a closed door, not a pricing tip.30%
Source Luật Nhà ở 27/2023 Điều 19 khoản 1
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Landed houses
Foreign-owned landed houses in a ward-scale area are capped at
.250 houses
Source Luật Nhà ở 27/2023 Điều 19 khoản 1
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Term — not freehold
Maximum ownership term is
, with one renewal up to50 years
Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
.50 years
Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Married to a Vietnamese citizen
Living in Vietnam and married to a Vietnamese citizen unlocks ownership rights like a Vietnamese citizen ( Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog.yes
Contract gates
How you pay
Purchase payments must go through a credit institution or foreign bank branch in Vietnam (
). That is a housing-statute gate, not an FX-remit cell — see banking and FX.yes
Source Luật Nhà ở 27/2023 Điều 21 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Entry stamp — not a TRC
A passport with a Vietnam entry stamp (or equivalent) is required at contract time (
). A temporary residence card is a stay door. It is not this cell.yes
Source NĐ 95/2024/NĐ-CP Điều 3 khoản 3 điểm d
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Lease
Foreign individuals legally staying may lease construction works for their own use ( Source Luật Kinh doanh bất động sản 29/2023 Điều 15 khoản 4 Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog.yes
Apartment or land
All cells
Evidence and sources9 dated facts for Buy property in Vietnam as a foreigner
The readable briefing above uses these cells. Open a source only when you need to verify a number, date, or legal gate.
- Foreign individuals allowed to enter VN may own commercial project housing (subject to conditions)Luật Nhà ở 27/2023/QH15 Điều 17 khoản 1 điểm c và khoản 2checked Aug 2026
yes
Source Luật Nhà ở 27/2023/QH15 Điều 17 khoản 1 điểm c và khoản 2
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Max foreign-owned share of apartments in one buildingLuật Nhà ở 27/2023 Điều 19 khoản 1checked Aug 2026
30%
Source Luật Nhà ở 27/2023 Điều 19 khoản 1
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Max foreign-owned landed houses in a ward-scale areaLuật Nhà ở 27/2023 Điều 19 khoản 1checked Aug 2026
250 houses
Source Luật Nhà ở 27/2023 Điều 19 khoản 1
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Max foreign individual ownership termLuật Nhà ở 27/2023 Điều 20 khoản 2 điểm cchecked Aug 2026
50 years
Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- One renewal up to this many yearsLuật Nhà ở 27/2023 Điều 20 khoản 2 điểm cchecked Aug 2026
50 years
Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Married to a VN citizen living in VN → ownership rights like a VN citizenLuật Nhà ở 27/2023 Điều 20 khoản 2 điểm cchecked Aug 2026
yes
Source Luật Nhà ở 27/2023 Điều 20 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Purchase payments must go through a credit institution / foreign bank branch in VNLuật Nhà ở 27/2023 Điều 21 khoản 2 điểm cchecked Aug 2026
yes
Source Luật Nhà ở 27/2023 Điều 21 khoản 2 điểm c
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Passport with VN entry stamp (or equivalent) required at contract timeNĐ 95/2024/NĐ-CP Điều 3 khoản 3 điểm dchecked Aug 2026
yes
Source NĐ 95/2024/NĐ-CP Điều 3 khoản 3 điểm d
Checked Aug 2026 · Band low · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
- Foreign individuals legally staying may lease construction works for their own useLuật Kinh doanh bất động sản 29/2023 Điều 15 khoản 4checked Aug 2026
yes
Source Luật Kinh doanh bất động sản 29/2023 Điều 15 khoản 4
Checked Aug 2026 · Band med · Status fresh
Method: figures past 2× SLA hide. See /method · /status · /changelog.
Common questions
Can a foreigner buy any apartment in Vietnam?
No. Ownership is limited to commercial project housing, with a building-level cap (30% of apartments) and a time-limited term (50 years). It is not freehold, and it is not any apartment on the market.
Do I need a temporary residence card to buy?
The filed contract gate is a passport with a Vietnam entry stamp (or equivalent) — not a TRC. A TRC can still matter for tax abode and stay. It is not the purchase-stamp cell.
Does marriage to a Vietnamese citizen change housing rights?
Yes. The statute treats marriage to a Vietnamese citizen living in Vietnam as ownership rights like a Vietnamese citizen — a wider path than a solo foreign buyer. This page publishes the path, not a conveyancing checklist.
What about renting?
Foreign individuals legally staying may lease construction works for their own use — that rule is published. Everyday peer-flat rentals still sit under civil and stay-registration practice. Overnight guests often need landlord and police registration — that is practice, not a free Airbnb product.
Can I run an Airbnb as a foreigner?
Commercial hosting is a business door — foreigners cannot register hộ kinh doanh. See /vietnam/earn/own-business. This housing page is ownership and personal lease gates, not a short-stay host playbook.
I plan to stay long without working. Does housing replace a retirement visa?
No. Ownership or a lease does not create a stay symbol. Vietnam has no retirement visa; long stay still needs a lawful immigration path — often family or investment TRC doors. Housing is a consequence layer after stay, not a substitute for it.
Related: temporary residence · Retire hub · Invest hub · Family hub · ĐT capital table · Banking & FX · ThonRetire · Vietnam
Buying or leasing here still sits under Vietnam tax residence and your passport overlay.
Eight passports · Vietnam
Passport overlays for Vietnam
| Passport | Treaty | Short-stay | Relief | Open |
|---|---|---|---|---|
| Australia | yesSource [1992] ATS 44; Australian Treasury income tax treaties list — status In force Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home, then centre of vital interestsSource [1992] ATS 44 Article 4 paragraph 3 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource [1992] ATS 44 Article 15 paragraph 2(a) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource [1992] ATS 44 Art 15 / Art 23; nguon/AU_VN_DTA_1992_ATS44.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | AU → Vietnam tax |
| Singapore | yesSource SSO Income Tax (Singapore — Vietnam) Order 1994 — Agreement signed Hanoi 2 March 1994 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → mutual agreementSource SSO Order 1994 Art 4(2) — no nationality step before MAP (unlike some OECD models) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource SSO Order 1994 Art 15 — aggregate not exceeding 183 days in the calendar year (one limb) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource SSO Order 1994 Art 15 / Art 24; nguon/SG_VN_DTA_1994.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | SG → Vietnam tax |
| South Korea | yesSource Korea–Vietnam DTA 1994; MOFA treaty list; WTO Center English text Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → nationality → mutual agreementSource Korea–Vietnam DTA Art 4(2)(a)–(d) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource Korea–Vietnam DTA Art 15(2)(a) — present ≤183 days in any twelve-month period (one of conditions) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource Korea–Vietnam DTA Art 15 / Art 23; nguon/KR_VN_DTA_1994.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | KR → Vietnam tax |
| China | yesSource China–Vietnam DTA 1995; VN GDT treaty list; MFA treaty PDF Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → nationality → mutual agreementSource China–Vietnam DTA Art 4(2)(a)–(d) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource China–Vietnam DTA Art 15(2)(a) — ≤183 days in the calendar year (one of conditions) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource China–Vietnam DTA Art 15 / Art 23; nguon/CN_VN_DTA_1995.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | CN → Vietnam tax |
| Japan | yesSource Japan–Vietnam DTA 1995; MOF tax convention list; MOF synthesised text Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → nationality → mutual agreementSource Japan–Vietnam DTA Art 4(2)(a)–(d) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource Japan–Vietnam DTA Art 15 — ≤183 days in the calendar year (one of conditions) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource Japan–Vietnam DTA Art 15 / Art 23; nguon/JP_VN_DTA_1995.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | JP → Vietnam tax |
| United Kingdom | yesSource UK–Vietnam DTA 1994; SI 1994/3216; GOV.UK Vietnam tax treaties Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → nationality → mutual agreementSource SI 1994/3216 Schedule Art 4(2)(a)–(d) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource SI 1994/3216 Schedule Art 15 — 183 days within any 12 months (one of conditions) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource SI 1994/3216 Schedule Art 15 / Art 22; nguon/UK_VN_DTA_1994.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | UK → Vietnam tax |
| Canada | yesSource Canada–Vietnam Income Tax Agreement; treaty-accord.gc.ca id 102424; Income Tax Conventions Implementation Act, 1998 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. Art 4permanent home → centre of vital interests → habitual abode → nationality → mutual agreementSource Canada–Vietnam Income Tax Agreement Art 4(2) — treaty-accord.gc.ca id 102424 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 183 daysSource Canada–Vietnam Agreement Art 15(2)(a) — present ≤183 days in any twelve-month period (one of conditions) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | ordinary tax creditSource Canada–Vietnam Income Tax Agreement Art 15 / Art 22; nguon/CA_VN_DTA.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | CA → Vietnam tax |
| United States | No treaty in forceArt 4yesSource No in-force US–Vietnam income tax treaty → no Art 4 dual-residence cascade between the two states Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | — | domestic foreign tax credit only (Form 1116) — no in-force treatySource IRS A–Z treaty list — US–Vietnam signed not in force; nguon/US_VN_DTA_STATUS.md Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | US → Vietnam tax |
Australia
Singapore
South Korea
China
Japan
United Kingdom
Canada
United StatesOther headaches on Vietnam SSA · pensions · remittance · traps
| Passport | SSA | Pensions | Foreign income | Home traps |
|---|---|---|---|---|
| AU | noSource DSS International social security agreements — Australia has agreements with 32 listed countries; Vietnam absent from current agreements and from agreements under negotiation on that page Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource [1992] ATS 44 Article 18 paragraph 1 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource au_vn_tax / AU-side traps — residency tests, CGT deemed disposal, superannuation reuse across destinations Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| SG | noSource Singapore has no bilateral social security / CPF totalisation agreement with Vietnam; CPF membership turns on SC/SPR status (CPF Board), not a VN SSA certificate path Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource SSO Order 1994 Art 18 — pensions taxable only in residence state (subject to Art 19) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/SG_SIDE_TRAPS.md — IRAS residence/territorial + IR21 + CPF leave; gates only Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| KR | yesSource MOFA Viet Nam treaty database / NPS — Agreement on social insurance between Korea and Viet Nam; EIF 1 January 2024 (Announcement 50/2023/TB-LPQT) Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Korea–Vietnam DTA Art 18 — pensions taxable only in residence state (subject to Art 19(2)) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/KR_SIDE_TRAPS.md — 183-day residence / worldwide / exit-tax gates; no dollar bills Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| CN | noSource MOHRSS — China bilateral social security agreements in force with listed partners (DE/KR/DK/FI/CA/CH/NL/ES/LU/JP/RS etc.) — Vietnam absent Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource China–Vietnam DTA Art 18(1) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/CN_SIDE_TRAPS.md — 183-day / worldwide / six-year gates Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| JP | noSource MHLW / JPS social security agreement country lists — Vietnam not among agreements in force; MOFA press release 18 July 2025 only announces commencement of intergovernmental negotiations Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Japan–Vietnam DTA Art 18 Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/JP_SIDE_TRAPS.md — domicile/1yr / worldwide / exit tax gates Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| UK | noSource GOV.UK Reciprocal agreements + NI38 country lists do not include Vietnam as a UK social security agreement partner Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource SI 1994/3216 Schedule Art 18(1) — pensions/annuities taxable only in residence state (subject to Art 19(2)) Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/UK_SIDE_TRAPS.md — HS278 / TCGA s10A / FIG regime; gates only, no dollar bills Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| CA | noSource CRA — Countries that have an international social security agreement with Canada — Vietnam absent from the published table (as of page update 2024-07-23) Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | 15%Source Canada–Vietnam DTA Art 18(2) — periodic pension payments (other than social-security legislation) source tax ≤15% of gross Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/CA_SIDE_TRAPS.md — CRA emigrant dispositions / ITA s128.1; gates only Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |
| US | noSource SSA International Programs — Status of Totalization Agreements / POMS GN 01701.005 country table — Vietnam absent from agreements in force Checked Aug 2026 · Band med · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource IRS tax treaty tables / Pub 901 practice — Vietnam not listed as in-force income tax treaty partner; Nareif treaty table note: signed 2015 not yet in effect — with no in-force DTA there is no treaty pension article to allocate private pensions Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource Luật 109/2025/QH15 Điều 2 khoản 1; NĐ 253/2026/NĐ-CP Điều 6 khoản 2 điểm a Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. | yesSource nguon/US_SIDE_TRAPS.md — FBAR / Form 8938 / FEIE gates; PFIC & expatriation dollars not modelled Checked Aug 2026 · Band low · Status fresh Method: figures past 2× SLA hide. See /method · /status · /changelog. |